The Planning Board, in considering applications
for subdivision of land, shall be guided by the following standards
and requirements.
A.
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 shall be set aside for such uses as shall not
be endangered by periodic or occasional flooding or shall not produce
unsatisfactory living conditions.
B.
Subdivisions shall conform to the Official Map of
the village land shall be in harmony with the Village Plan, as it
is developed and adopted by the Village Planning Board.
A.
Streets shall be of sufficient width, suitably located
and adequately constructed to accommodate the prospective traffic
and to afford access of fire fighting, snow removal and other road
maintenance equipment, and shall be coordinated so as to compose a
convenient system. The arrangement of streets shall be such as to
cause no undue hardship to adjoining properties.
B.
The arrangement of streets in the subdivision shall
provide for the continuation of principal streets of adjoining subdivisions
and for proper projection of principal streets into adjoining property
which is 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 topographic or
other conditions make such continuance impracticable in the opinion
of the Planning Board, the above requirement may be modified.
C.
Where proposed streets do not extend to the boundaries
of the tract, they shall be separated from such boundaries by a distance
not less than the minimum lot depth prescribed by the zoning regulations
for Zoning District in which the proposed subdivision is located.[1] Reserve strips of land must not be left between an adjacent
piece of property and the end of a proposed street.
D.
Where dead-end streets are included in a subdivision,
the Planning Board may require the reservation of a twenty-foot wide
easement to provide for continuation of pedestrian traffic and utilities
where needed or desirable.
E.
Where a tract is proposed to be subdivided into lots
averaging more than double the required size under the zoning regulations,[2] 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 properly serve such potential lots.
F.
Minor or secondary street openings into a major road
shall, in general, be not less than 500 feet apart.
G.
Blocks shall not be excessively long, thereby causing
unnecessarily circuitous travel on the streets. In long blocks, 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. In general, no block
shall be less than 200 feet in width, nor more than 1,200 feet in
length.
H.
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.
I.
Except where impracticable, 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.
J.
Cross-street (four-cornered) intersections shall be
avoided except in the case of major or secondary streets.
K.
Whenever lots of a proposed subdivision are situated
within a business zone, such lots shall be of sufficient size and
dimensions to permit adequate provisions for off-street loading, unloading
and parking.
A.
Streets shall have the following widths, unless otherwise
indicated on the Village Development Plan:
|
Major streets
|
80 feet
| |
|
Secondary streets
|
60 feet
| |
|
Minor streets
|
50 feet
|
B.
Streets shall be graded and improved, as required
in the following paragraph, with pavement, sidewalks, drainage facilities,
water, streetlighting, standards, curbs, gutters, street trees, street
signs, gas and electricity, sewers and fire hydrants, except where
waivers may be requested and the Planning Board may waive, subject
to appropriate conditions, such improvements as it considers may be
omitted without jeopardy to the public health, safety and general
welfare such grading and improvements shall be approved as to design
and specifications by the Village Engineer.
C.
Utilities required by the Planning Board shall be
placed in the right-of-way on each side of the paved roadway to simplify
location and repair of the lines when they require attention. The
subdivider shall install underground service connections to the property
line of each lot within the subdivision for such required utilities
before the street is paved.
D.
Where topography is such as to make impractical the
inclusion of utilities within the street lines, perpetual unobstructed
easements at least 15 feet in width shall be provided across property
outside the street lines, and with satisfactory access to the street.
E.
Grades of all streets shall conform in general to
the terrain, and shall not be less than 1% grade, nor more thin 5%
grade for main thoroughfares nor more than 8% grade for minor streets
in residential zones.
F.
All changes in grade and all street lines deflecting
from each other within a block shall be connected by curves of such
length and radius as meet with approval of the Village Engineer, so
that clear visibility shall he provided for a safe distance.
G.
All corners shall be rounded by curves of at least
a thirty-foot radius.
H.
A combination of steep grades and curves shall be
avoided. Where the grade of a street intersecting another street exceeds
5%, the land at each corner of such intersection shall be so graded
as to prevent a blind corner and sufficient land shall be included
in the street right-of way at the intersection to permit permanent
maintenance of visibility for safety of traffic.
I.
Dead-end and loop streets shall not be allowed where
a continuation of streets is or will be needed for convenience of
traffic or for ready access of fire-fighting equipment. Where dead-end
streets are used they should in general, not exceed 400 feet in length,
and shall terminate in a circular turnaround having a minimum radius
of 65 feet at the property line.
J.
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.
A.
The lot arrangement shall be such that there will
be no foreseeable difficulties, for reason of topography or other
natural conditions, in complying with the zoning regulations[1] in order to build on each lot. Lots shall not be of unreasonable
depth, encouraging the later creation of a second building lot at
the rear.
B.
All side lines of lots shall be at right angles to
straight street lines and radial to curved street lines, unless a
variation from this rule will give a better street or lot plan.
C.
Corner lots shall be of sufficient dimensions so that
any structure placed thereon shall conform to the building setback
line of each street.
D.
Depth of lots shall not, in general, exceed 200 feet.
E.
Where practicable, lots shall be so laid out that
the driveways have access to a local street and not to a major road
carrying general traffic.
F.
Lots to be served by septic tanks shall be large enough
to contain sufficient land of proper character to permit satisfactory
performance of septic tank disposal fields and compliance with the
regulations of the County Department of Health.
H.
No building shall be located in the bed of a mapped
street as shown on the Official Map unless a permit is obtained from
the Zoning Board of Appeals in conformity with Section 179-N of the
Village Law.
A.
The Planning Board may require adequate, convenient
and suitable areas for parks or play grounds or other recreational
purposes, to be set aside in the subdivision plat, but in no case
more than 10% of the gross area of any subdivision.
B.
Due regard should be shown for the preservation of
all natural features which add value to residential developments and
to the community, such as large trees or groves, watercourses, historic
spots and similar irreplaceable assets.
C.
Street trees shall be located and planted wherever
required by the Planning Board, and the trees shall be of approved
sizes and types.
A.
Proposed street names shall be substantially different
so as not to be confused in sound or spelling with present names in
the unincorporated part of the Town of Rye and Village of Port Chester,
except that streets that join or are in alignment with streets of
an abutting or neighboring property shall bear the same name.
B.
Streets shall have names and not numbers or letters
(such as 1st or First Street.)
C.
All streets shall have street signs of approved material,
design and location.
The owner may place restrictions on the development
greater than those required by the zoning regulation.[1] The greater restrictions however, shall be indicated on
the plot submitted.
The above standards shall be considered as minimum
requirements, but the Planning Board may modify the specified requirements
in any individual case where, in the Board's judgment, such modifications
are in the public interest or will avoid the imposition of unnecessary
individual hardship. In making any modifications, however, the Board
shall protect the village interest, the general welfare of the community
and carry out the purpose and intent of these regulations.
