The Planning Board, in considering an application for the subdivision
of land, shall be guided by the following considerations and standards.
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 Village Plan. Subdivisions shall conform
to the streets and parks shown on the Official Map of the Village
as it is developed and adopted by the Village Board, and they shall
be properly related to the Village Master Plan as it is developed
and accepted as a guide or adopted by the Planning Board.
C.
Provisions for application under § 7-738 of the Village
Law of the State of New York and/or any successor or amendment thereto.
[Added 1-16-2001 by L.L. No. 1-2001]
(1)
The Planning Board is empowered to modify applicable provisions of
the Zoning Ordinance[1] in accordance with the provisions of § 7-738
of the Village Law for the purpose of enabling and encouraging flexibility
of design and development of land in such a manner as to promote the
most appropriate use of land, to facilitate the adequate and economic
use of streets and utilities and to preserve the natural and scenic
qualities of open lands.
(2)
A subdivider or the Planning Board may request the use of § 7-738,
in which case the subdivider shall present along with the proposal,
in accordance with the provisions of § 7-738, a conventional
sketch plat which is consistent with all the criteria established
by this chapter.
(3)
Upon determination of the Planning Board that such proposal is suitable
for application under § 7-738 of the Village Law, the applicant
may proceed with his application for subdivision review.
(4)
Permitted use. The permitted uses within a cluster development shall
be the same as those otherwise permitted in the zoning district in
which it is located.
A.
Location, width and improvement of streets. Streets shall be suitably
located, of sufficient width, and adequately improved to accommodate
the prospective traffic and to afford satisfactory access to police,
firefighting, snow-removal or 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.
Widths of right-of-way. Streets shall have the following widths,
unless otherwise indicated on the Village Plan:
(1)
Local streets, 60 feet.
[Amended 12-7-1970]
(2)
Collector streets, 60 feet.
(3)
Business streets, 65 feet.
|
Standards for Street Design
| ||||
|---|---|---|---|---|
|
Street Classification
|
Local
|
Collector
|
Business
| |
|
Minimum width right-of-way
|
60 feet
[Amended 12-7-1970] |
60 feet
|
65 feet
| |
|
Minimum width of pavement
|
21 feet
[Amended 12-7-1970] |
36 feet
|
40 feet
| |
|
Minimum radius of horizontal curves
|
150 feet except for street-intersection corners
|
400 feet
|
400 feet
| |
|
Minimum length of vertical curves
|
100 feet but not less than 20 feet for each 1% algebraic difference
of grade
|
200 feet but not less than 30 feet for each 1% algebraic difference
of grade
|
200 feet
| |
|
Minimum length of tangents between reverse curves
|
100 feet except where excessive grades may be reduced to reasonable
grades by shortening tangent
|
200 feet
|
200 feet
| |
|
Maximum grade
|
10%
[Amended 12-7-1970] |
8%
|
6%
| |
|
Minimum grade
|
1%
|
1%
|
1%
| |
|
Minimum sight distance
|
150 feet
|
250 feet
|
250 feet
| |
|
Minimum curb radii
[Added 12-7-1970] |
30 feet
|
30 feet
|
35 feet
| |
|
NOTE: Street classification as indicated on the Village Master
Plan or the Official Map, as it may be adopted, or as determined by
the Planning Board. Standards are not shown for arterial streets,
as they would be built by the state or county in all probability.
|
C.
Relation to topography. Streets shall be logically related to the
topography, and 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 sharp curves shall be
avoided.
D.
Block size. Within any zoning district, block dimensions shall be at least twice the minimum lot depth and generally not more than 12 times the minimum lot width. In long blocks, the Planning Board may require the renovation through the block of a twenty-foot-wide easement to accommodate utilities or pedestrian traffic. See § 26-14.
E.
Intersections. Intersections of arterial streets by other streets
shall be at least 800 feet apart, if possible. Cross-street (four-cornered)
intersections shall be avoided insofar as possible, except at important
traffic intersections. A distance of at least 150 feet shall be maintained
between offset intersections. Within 40 feet of an intersection, streets
shall be approximately at right angles and grades shall be limited
to 1 1/2%. All street-intersection corners shall be rounded by
curves of at least 30 feet in radius at the property line. Within
triangular areas formed by the intersecting street lines, for a distance
of 75 feet from their intersection and the diagonals connecting the
end points of those lines, visibility for traffic safety shall be
provided by excavating, if necessary. Nothing in the way of fences,
walls, hedges or other landscaping shall be permitted to obstruct
such visibility.
[Amended 12-7-1970]
F.
Continuation of streets into adjacent property. The arrangement of
streets shall provide for the continuation of principal streets between
adjacent properties where such continuation is necessary for convenient
movement of traffic, effective fire protection, efficient provision
of utilities and particularly 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
and improvements shall be extended to the property line. A temporary
circular turnaround of a minimum of 60 feet in radius shall be provided
on all temporary dead-end streets, with the notation on the plat that
land outside the street right-of-way shall revert to abutters whenever
the street is continued. The Planning Board may limit temporary dead-end
streets to a length not more than double the permitted length of permanent
dead-end streets.
[Amended 12-7-1970]
G.
Permanent dead-end streets. Where a street does not extend to the
boundary of the subdivision and its continuation is not needed for
access to adjoining property, it shall be separated from such boundary
by a distance not less than the average lot depth of the proposed
lots on the street. Reserve strips of land shall not be left between
the end of a proposed street and an adjacent piece of property. However,
the Planning Board may require the reservation of a twenty-foot-wide
easement to accommodate pedestrian traffic or utilities. A circular
turnaround of a minimum right-of-way radius of 65 feet shall be provided
at the end of a permanent dead-end street. For greater convenience
to traffic and more effective police and fire protection, permanent
dead-end streets shall, in general, be limited in length to six times
the minimum lot width for the zoning district.
H.
Street names. All streets shall be named, and such names shall be
subject to the approval of the Planning Board. Names shall be sufficiently
different in sound and in spelling from other street names in the
Village so as not to cause confusion. A street which is a continuation
of an existing street shall bear the same name.
[Amended 12-7-1970; 1-19-1987 by L.L. No. 1-1987]
Street improvements. Streets shall be graded and improved with
pavement, street signs, streetlighting standards, curbs, gutters,
street trees, water mains, sanitary sewers, storm drains, fire hydrants
and sidewalks, except that waivers may be requested and the Planning
Board may waive, subject to appropriate conditions, such improvements
as it considers are not requisite in the interest of public health,
safety and general welfare. If placed in the street right-of-way,
underground utilities required by the Planning Board shall be placed
between the paved roadway and the street line to simplify the location
and repair of the lines. The subdivider shall install underground
service connections to the property line of each lot before the street
is paved. Such grading and improvements shall conform to the Village
minimum road specifications and shall be approved as to design and
specifications by the Village Engineer. The developer, before the
approval of the final subdivision plat, shall complete all improvements
to the satisfaction of the Village Engineer and post a performance
bond sufficient to insure the satisfactory completion of such improvements.
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 Ordinance,[1] and in providing 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, provision shall
be made for installation of a culvert or other structure of design
approved by the Village Engineer.
[Amended 12-7-1970]
C.
Lot dimensions. Lot dimensions shall at the least comply with the
minimum standards of the Zoning Ordinance. 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.
D.
Side lot lines. Side lot lines may be at right angles to street lines
or at an angle no smaller than 55° as measured from the street
line.
E.
Access from major streets. Lots shall not, in general, derive access
exclusively from a major street. Where driveway access from a major
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 hazards on such street.
A.
Parks and playgrounds. The Planning Board may require adequate, convenient
and suitable areas for parks and playgrounds, or other recreational
purposes, to be reserved on the plat, but in no case more than 10%
of the gross area of any subdivision. The area shall be shown and
marked on the plat "Reserved for Park or Playground Purposes."
B.
Widening or realignment of existing streets. Where the subdivision
borders an existing street, and the Official Map or Master Plan indicates
plans for realignment or widening of the street that would require
reservation of some land of the subdivision, the Planning Board may
require that such areas be shown and marked on the plat "Reserved
for Street Realignment (or Widening) Purposes."
C.
Utility and drainage easements. Where topography or other conditions
are such as to make impractical the inclusion of utilities or drainage
facilities within street rights-of-way, perpetual unobstructed easements
at least 20 feet in width for such utilities shall be provided across
property outside the street lines and with satisfactory access to
the street. Easements shall be indicated on the plat.
D.
Easements for pedestrian access. The Planning Board, where it deems
necessary, may require, in order to facilitate pedestrian access from
streets to schools, parks, playgrounds or other nearby streets, perpetual
unobstructed easements at least 20 feet in width. Easements shall
be indicated on the plat.
E.
Responsibility for ownership of reservations. Ownership shall be
clearly indicated on all reservations for parks and playground purposes.
A.
Preservation of existing features. Existing features which would
add value to residential development, such as large trees, watercourses
and falls, beaches, historic spots and similar irreplaceable assets,
should be preserved, insofar as possible, through the harmonious design
of the subdivision.
C.
Modification of standards. The Planning Board may modify the specified
requirements in any individual case where, in the Board's judgment,
such modification is in the public interest or will avoid the imposition
of unnecessary individual hardship.
D.
All development of property is further controlled by the Design Criteria
and Construction Specifications for Land Development adopted by the
Board of Trustees of the Village of Brockport June 10, 1985.[2]
[Added 12-7-1970; amended 12-16-1985 by L.L. No. 11-1985]
[2]
Editor's Note: Design Criteria and Construction Specifications
for Land Development are on file in the Village's office.
