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 for building
purposes shall be of such a character that it can be used safely without danger
to the residents from any menace.
B.
Conformity to Official Map and Master Plan. Subdivisions
shall conform to the Official Map of the Village and shall be in harmony with
any such portions of the Master Plan, if such exists.
C.
Specifications for required improvements. Village specification
shall conform to the construction specifications of the Town of Huntington,
as amended, a copy of which is on file with the Village Clerk.
A.
Width, location and construction. Streets shall be of
sufficient width, suitably located and adequately constructed to conform to
the Master Plan, 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 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.
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. Where
a subdivision abuts or contains an existing or proposed major 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 these regulations.
F.
Cul-de-sac 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, provided that interior parks are covered by appropriate covenants
as to maintenance. In the case of cul-de-sac streets where needed or desirable,
the Board may require the reservation of a twenty-foot-wide easement to provide
for continuation of pedestrian traffic and utilities to the next street. Subdivisions
containing 20 lots or more shall have at least two street connections with
existing public streets or streets shown on the Official Map, if such exists,
or streets on an approved subdivision plat for which a bond has been filed.
The cul-de-sac shall have a minimum radius of 50 feet.
G.
Block size.
(1)
Blocks shall not be excessively long. Blocks generally
shall not be less than 400 feet in length. In general, no block shall be less
than twice the normal lot depth in width nor more than 1,200 feet in length.
(2)
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. The Planning Board shall
make provisions for the proper maintenance of any such easement.
H.
Intersections with collector or major arterial streets.
Minor or secondary street openings into a collector or major street shall,
in general, be at least 500 feet apart.
I.
Street jogs. Street jogs with center-line offsets of
less than 125 feet shall generally not be permitted.
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.
A.
Widths of rights-of-way. Streets shall generally have
the following widths. (When not indicated on the Master Plan or Official Map,
if such exists, the classification of streets shall be determined by the Board.)
|
Right-of-Way
(feet)
|
Pavement
(feet)
| ||
|---|---|---|---|
|
Major arterial and collector streets
|
60
|
30 to 40
| |
|
Minor and cul-de-sac streets
|
50
|
14 to 30
|
B.
Improvements. Streets shall be graded and improved with
pavements, curbs and gutters, drainage facilities, water mains, sewers, signs,
street trees 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. Pedestrian easements shall be improved as required by
the Planning Board. Such grading and improvements shall be approved as to
design and specifications by the Village Engineer in accordance with Town
of Huntington specifications.
C.
Utilities in streets. The Planning Board may require
that underground utilities be placed in the street right-of-way between the
paved roadway and street line to simplify location and repair of 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.
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 10 feet in width shall be otherwise provided
with satisfactory access to the street. Wherever possible, easements shall
be continuous from block to block and shall present a few irregularities as
possible. Such easements shall be cleared and graded where required.
E.
Grades. Grades of all streets shall conform in general
to the terrain and shall not be less than 1/2% nor more than 6% for collector
streets or 10% for minor streets in residential zones, but in no case more
than 3% within 100 feet of any intersection.
F.
Changes in grade. All changes in grade shall be connected
by vertical curves of such length and radius as meet with the approval of
the Planning Board so that clear visibility shall be provided for a safe distance.
G.
Curve radii at street intersections. All street right-of-way
lines at intersections shall be rounded by curves of at least 20 feet radius,
and curbs shall be adjusted accordingly.
H.
Curve radii. In general, street lines within a block,
deflecting from each other, shall be connected with a curve, the radius of
which for the inner street lines shall not be less than 350 feet on major
streets, 250 feet on collector streets and 100 feet on minor streets. The
outer street line in each case shall be parallel to such inner street line.
All streets shown on a preliminary layout or subdivision plat shall
be named by the developer and be subject to approval of the Planning Board.
A.
Lots to be buildable. The lot arrangement shall be such
that, in constructing a building in compliance with the Zoning Ordinance[1] there will be no foreseeable difficulties for reasons of topography
or other natural conditions. Lots shall not be of such depth as to encourage
the later creation of a second building lot at the front or rear.
B.
Side lines. All 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. Corner lots shall be of sufficient dimensions
so that any structure placed thereon shall conform to the building setback
lines of each street.
D.
Driveway access. Where practicable, lots shall be so
laid out that the driveways have access to that street on which they abut
which carries or is intended to carry the lesser amount of traffic. Driveway
grades between the street and the setback line shall not exceed 10%.
E.
Monuments and lot corner markers. Permanent monuments
meeting specifications approved by the Village Engineer as to size, type and
installation shall be set as such block corners, angle points, points of curves
in streets and other points as the Planning Board may require and their location
shall be shown on the subdivision plat.
A.
Removal of surface water. The subdivider may be required
by the Planning Board to carry away by pipe or open ditch any surface water
that may exist either previous to or as a result of the subdivision. 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.
A recharge basin, 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 the subdivision. The Village Engineer shall
approve the design and size of facility based on anticipated runoff from a
ten-year storm under conditions of total potential development permitted by
the Zoning Ordinance in the watershed.[1]
C.
Drainage facilities. The subdivider shall be required
to install the facilities for the drainage of streets and lots as required
by the Village Engineer. Such drainage facilities, including recharge basins,
to be installed within the plat area shall be constructed and completed prior
to the installation of any other street improvement required on the plat.
All such drainage structures shall be maintained in good operating condition
until such time as the land is dedicated and released to the Village. All
stormwater must be returned to the soil.
D.
Land subject to flooding. Land deemed by the Planning
Board to be uninhabitable due to periodic flooding 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.
A.
Recreation areas and school shown on Master Plan. Where a proposed park, open space or school site shown on the Master Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B below. Such area or areas may be dedicated to the Village or County by the subdivider if the Village Board approves such dedication.
B.
Parks now shown on Master Plan.
(1)
The Planning Board may require that the plat show sites
of character, extent and location suitable for the development of a park,
playground or other recreation purpose.
(2)
In residence C zoning, a maximum of 10% of the gross
area of a subdivision may be designated as a park or recreational area by
the Planning Board.
C.
School sites. Upon receipt from the School Board of a
letter declaring its interest in a school site of a specific size and location
within a proposed subdivision, the Planning Board may require a subdivider
to set aside such area. Upon the failure of the proper authorities to purchase
such school site within 36 months after the date of the approval of the plat,
the subdivider, upon application, shall be relieved of the responsibility
of showing such land for public purposes.
D.
Reserve strips prohibited. Reserve strips of land which
might be used to control access from the proposed subdivision to any neighboring
property or to any land within the subdivision itself shall be prohibited.
E.
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.
