The following planning and design standards shall be complied
with, except where the Planning Board 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 the 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 the public health, safety or welfare.
A.
The arrangement, character, extent, width, grade and location of
all streets shall conform to the Official Map and the Master Plan,
if any, and shall be considered in relation to existing and planned
streets, topographic conditions and public convenience and safety
and in their appropriate relation to the proposed uses of the land
to be served by such streets.
B.
Where such is not shown in the Master Plan or Official Map, the arrangement
of streets in a subdivision shall either provide for the continuation
or appropriate projection of existing 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 of or conformance with existing
streets impracticable.
C.
Minor streets shall be so laid out that their use by through traffic
will be discouraged.
D.
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.
E.
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 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.
F.
Reserve strips controlling access to streets shall be prohibited
except where their control is placed with the Town under conditions
approved by the Planning Board.
G.
Intersections of minor streets with arterial or collector streets
shall be held to a minimum to avoid hazard and delay.
H.
Half streets shall be prohibited except where it is necessary to
provide the remaining half of a previously approved half street.
I.
No street names shall be used which will duplicate or be confused
with the names of existing streets in the Town of Pompey. Streets
that are extensions of or in alignment with existing named streets
shall bear the names of the existing streets.
J.
Where the subdivision abuts or fronts on arterial streets, sidewalks
shall be required and shall be of the size and type as approved by
the Town Engineer.
K.
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 (hammerhead or cul-de-sac). Appropriate arrangements shall
be made for those portions of temporary turnarounds outside of street
rights-of-way to revert to abutting property owners at such time as
streets shall be extended.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined with due
regard to:
(2)
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 streets to all lots,
proper easement for utility lines and satisfactory provision for maintenance
of park and open space, where included.
(3)
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 adequate provision for off-street parking
and servicing.
B.
Design standards.
(1)
Block lengths shall not exceed 1,200 feet nor be less than 400 feet.
Blocks abutting on designated arterial streets shall be no less than
1,000 feet and may exceed 1,200 feet.
(2)
Blocks over 800 feet in length may be required to have a crosswalk
if necessary to facilitate pedestrian circulation to a school, park,
recreation area, shopping center or other similar neighborhood facility.
(3)
The minimum block width for two tiers of lots shall be 250 feet or twice the minimum depth as specified in Chapter 165, Zoning.
(4)
Where double-frontage lots are necessary, the minimum block width
shall be 150 feet.
A.
General planning standards.
(1)
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)
Side lot lines shall be substantially at right angles or radial to
street lines.
(3)
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)
The subdivision plan 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.
(5)
Corner lots and lots adjacent to pedestrian crosswalks shall have
extra width of at least 10 feet to permit appropriate building setback
from and orientation to side streets or crosswalks.
A.
Reasonable requirements for the preservation of outstanding natural
features may be specified. These include large trees or groves, watercourses
and waterfalls, historic spots, exceptional views and similar irreplaceable
assets in which there is general public interest.
B.
There shall be at least one tree per lot and, spaced at intervals
of not more than 50 feet, two trees per lot on corner lots.
C.
No trees shall be planted within the street right-of-way. Required
trees shall be located five to 10 feet outside the right-of-way.
D.
Trees shall be hardy, suitable to local soil and climate and shall
be of species approved by the Planning Board.
E.
New trees shall measure at least 1 1/2 inches in diameter as
measured at a point four feet above finished grade level.
A.
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 Town Engineer and Highway Superintendent
and the County Public Works Department, where applicable.
B.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater drainage easement
conforming substantially to the lines of such watercourse and of such
width as to encompass the twenty-five-year flood area of such watercourse,
if such data is available, or to encompass the flood of record plus
three feet in elevation.
C.
Rights-of-way for stormwater 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.
D.
All subdivisions shall be included in a stormwater district unless
such requirement is waived by the Board.
A.
The purpose of this section is to provide an equitable and effective
method for securing adequate land for parks, playgrounds and recreational
purposes, the need for such provision arising out of the creation
of new subdivisions throughout the Town.
B.
Except as hereinafter provided, lands comprising at least 3% but
not to exceed 7% of the total area, such figure to be determined by
the Planning Board according to the needs and requirements of the
subdivision as the Board shall find them, shall be reserved for parks,
playgrounds or recreational purposes in a location with suitable public
access within the subdivision, such location and access to be approved
by the Planning Board.
C.
Land shall be reserved for parks, playgrounds and recreational purposes
generally in accordance with this chapter and must be specifically
located and designated on the subdivision plat in accordance with
§ 277 of the Town Law.
D.
All lands designated on the plat as park, playground and recreation
area shall be subject to such conditions as the Planning Board may
establish on the subdivision concerning access, use and maintenance
of such lands as deemed necessary to assure the preservation of such
land, in perpetuity, for its intended purposes. Such conditions shall
be shown on the plat prior to plat approval and recording.
E.
Such land reservations, at the discretion of the Town Board, upon
recommendation of the Planning Board, may be retained in private ownership
or may be deeded to a recreation district formed to serve the subdivision
and immediate area or may be deeded to the Town but must be permanently
maintained for their intended use and adequately secured for such
use by deed covenant or other private restrictions.
F.
Such land reservations may be offered to the Town as a gift and,
at the discretion of the Town Board, may be accepted, upon recommendation
by the Planning Board. If such lands are given to the Town, they shall
either be used for their intended purpose or they may be sold, and
the funds realized shall be kept in trust to be used only to acquire
land for park and recreational purposes.
G.
In the event that the application of this development standard would
result in land reservations of small area or unsatisfactory character
within the subdivision, money may be offered to the Town as a gift
in lieu of the required land in accordance with § 277 of
the Town Law. The amount of such gift shall be as set from time to
time by the Town Board. Such moneys shall be held in a park land acquisition
trust fund and shall only be used to acquire land for park and recreational
purposes.
[Amended 12-4-1995 by L.L. No. 5-1995]
H.
Moneys expended from the park land acquisition trust fund shall be
in accordance with this chapter and shall be, as nearly as practicable,
for land acquisition in the general area and vicinity of the subdivisions
from which such moneys were derived.