The following planning and design standards
shall be complied with, and no higher standard may be required by
the Planning Board except where it finds that, because of exceptional
and unique conditions of topography, location, shape, size, drainage
or other physical features of the site or because of the special nature
and character of surrounding development, the minimum standards specified
herein would not reasonably protect or provide for public health,
safety or welfare. Any higher standard required shall be reasonable
and shall be limited to the minimum additional improvements necessary
to protect health, safety or welfare.
A.Â
General planning standards.
(1)Â
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Comprehensive Plan, if any, and shall be considered in relation to
existing and planned streets, to topographic conditions and to public
convenience and safety, and in their appropriate relation to the proposed
uses of the land to be served by such streets.
(2)Â
Where such is not shown in the Comprehensive Plan
or Official Map, the arrangements of streets in a subdivision shall
either provide for the continuation of appropriate projection of existing
principal streets in surrounding areas or conform to a plan for the
neighborhood approved or adopted by the Planning Board to meet a particular
situation where topographical or other conditions make continuance
or conformance to existing streets impracticable.
(3)Â
Minor streets shall be laid out so that their use
by through traffic will be discouraged.
(4)Â
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the real property line or such other
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
(5)Â
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 and on each side
of such right-of-way, at a distance suitable for the appropriate use
of the intervening land, such as for park purposes in appropriate
districts. Such distances shall also be determined with due regard
for the requirements of approach grades and future grade separations.
(6)Â
Reserve strips, controlling access to streets, shall
be prohibited except where their control is placed with the Village
under conditions approved by the Planning Board.
(7)Â
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
(8)Â
Half-width streets shall be prohibited except where
it is necessary to provide the remaining half of a previously approved
half width street.
(9)Â
No street names shall be used which will duplicate
or be confused with the names of existing streets in the Village of
Delhi or adjacent municipalities. Streets that are extensions of or
in alignment with existing named streets shall bear the names of the
existing streets.
(10)Â
Where the subdivision abuts or fronts on arterial
street, sidewalks shall be required and shall be of size and type
as approved by the Planning Board.
(11)Â
No dead-end streets shall be permitted without
a suitable turnaround. Dead-end streets extending to tract boundary
lines which are intended to connect to future streets in adjoining
tracts and dead-end streets within a tract which are to be extended
shall be provided with a temporary turnaround. Appropriate arrangements
shall be made for those portions of temporary turnarounds outside
of the street right-of-way to revert to abutting property owners at
such time as streets shall be extended.
(12)Â
When continuing street lines (projected right-of-way
tangents) deflect from each other at any one point by more than 10°,
they shall be connected by a curve, with a radius at the inner street
right-of-way line not less than 350 feet; where continuous street
lines of arterial streets deflect more than 5° from each other,
they shall be connected by a curve of not less than a radius of 800
feet.
(13)Â
Where such street grades exceed 5%, gutters
shall be paved or ditches provided as satisfactory to the engineer.
(14)Â
Minor streets leading from the same subdivision
shall not intersect on the same side of a major thoroughfare at intervals
of less than 800 feet.
(15)Â
Radius center or diagonal cutoffs shall be provided
on the property line substantially concentric with or parallel to
the chord of the curb radius corner.
(16)Â
Where any street intersection will involve topographic
features or existing vegetation inside any lot corner that might create
a traffic hazard through limiting visibility, by any means whatsoever,
including but not limited to such ground and/or vegetation shall be
cut and kept cut to a height not exceeding 3Â 1/2 feet in conjunction
with the grading of the public right-of-way to the extent deemed necessary
to provide adequate sight distance.
(17)Â
Service drives.
(a)Â
Service drives may be provided in residential,
commercial and industrial districts as private accessways.
(b)Â
Service drive intersections and sharp changes
in alignment shall be avoided, but where necessary, corners shall
be cut off sufficiently to permit safe vehicular movements.
(c)Â
Dead-end service drives shall be avoided when
possible, but if unavoidable, shall be provided with adequate turnaround
facilities at the dead-end as determined by the Planning Board.
B.Â
Design standards for streets. (See the end of this
chapter.)
A.Â
General planning standards.
(1)Â
The length, width and shape of blocks shall be determined
with due regard to:
(2)Â
Irregular shaped blocks or oversize blocks indented
by culs-de-sac, parking courts or loop streets and containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks shall include adequate
off-street parking, facilities for pedestrian access from street to
all lots, proper easements for utility lines and satisfactory provision
for maintenance of park and open space, where included.
(3)Â
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as is suitable for their prospective
use. Such blocks shall include provisions for off-street parking and
servicing.
B.Â
Design standards.
(1)Â
Standards shall be zoning requirements as to lot sizes
and dimensions.
(2)Â
Block lengths shall not exceed 1,200 feet, not be
less than 400 feet; except, however, that blocks abutting on designated
arterial streets shall be no less than 1,000 feet and may exceed 1,200
feet.
(3)Â
Blocks over 800 feet in length may be required to
have a crosswalk, if necessary, to facilitate pedestrian circulation
to a school, park, recreational area, shopping center or other similar
neighborhood facility.
(4)Â
The minimum lot depth for single frontage lots shall be 125 feet or as specified in Chapter 300, Zoning.
(5)Â
Where double-frontage lots are necessary, the minimum
depth of the lots shall be 125 feet.
A.Â
General planning standards.
(1)Â
The lot size, width, depth, shape and orientation
shall be appropriate for the location of the subdivision and for the
type of development and use proposed.
(2)Â
Side lot lines shall be substantially at right angles
or radial to street lines.
(3)Â
Double-frontage and reverse-frontage lots shall be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. An easement of suitable width, across
which there shall be no right-of-access, may be required along the
line of lots abutting such traffic artery or other disadvantageous
use.
(4)Â
The subdivision plat shall provide each lot with satisfactory
access to an existing public street or to a subdivision street that
will be ceded to public use at the time of final plat approval.
Reasonable requirements for the preservation
of outstanding natural features may be specified. These include large
trees or groves, watercourses and falls, historic spots, exceptional
views and similar irreplaceable assets in which there is general public
interest.
A.Â
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the drainage area after
development and shall comply with the requirements of the engineer.
B.Â
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a storm easement
or drainage right-of-way conforming substantially with the lines of
such watercourse and of such width as to encompass the five-year flood
area of such watercourse.
C.Â
Right-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided, but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
A.Â
Where a proposed park, playground, school or other
public use shown in a Comprehensive Plan is located, in whole or in
part, in a subdivision, the Planning Board may require the sale, dedication
or reservation to the Village of Delhi of such area within the subdivision
in those cases in which the Planning Board deems such requirements
to be reasonable.
B.Â
Where deemed essential by the Planning Board, upon
consideration of the particular type of development proposed in the
subdivision and only in large-scale neighborhood unit developments
not anticipated in the Comprehensive Plan, the Planning Board may
require the dedication, reservation or sale of such other areas or
sites of a character, extent and location suitable to the needs created
by such development for schools, parks and other neighborhood purposes.
C.Â
Where a dedication is required, it shall be accomplished
as follows:
(1)Â
The subdivider shall dedicate one acre of usable land
for each 100 dwelling units to be provided in his subdivision and
permitted under existing zoning regulations.
(2)Â
Where such dedication would amount to less than two
acres, the subdivider shall in lieu thereof pay a fee to the Village
for each lot in his subdivision, to be computed as follows: average
value of one acre of undeveloped land adjacent to a public road within
that subdivision divided by 100 dwelling units equals the fees per
lot. Moneys received by the municipality from such payments shall
be placed in a parkland acquisition fund, such monies to be expended
for acquiring park lands, within 1/2 mile of any point of the subdivision.
D.Â
Unusable areas or areas bordering streams, lakes or
other watercourses can be given special consideration by the Planning
Board in excess of the minimum. The Village may accept these areas
as gift or purchase them within five years from start of construction
should they be desirable for public open spaces.
E.Â
Where such sites and open spaces are not shown on
the Comprehensive Plan and where deemed essential by the Planning
Board, upon consideration of the particular type of development proposed
in the subdivision and especially in large-scale developments, the
Planning Board may require the dedication or reservation of areas
in excess of the minimum dedication.