Land to be subdivided into lots shall be of such character that
it can be used safely for development without danger to public health
or safety and shall be in harmony with the Master/Comprehensive Plan.
All required improvements shall be constructed and installed
in conformance with Town specifications.
Where land is subdivided into lots substantially larger than
the minimum size required in the zoning district in which the subdivision
is located, the lots shall be laid out so as to permit future resubdivision
in accordance with the requirements contained in this chapter.
A.
All parcels shall comply with the provisions of the Zoning Law, except
that the Planning Board may, in unique circumstances, approve substandard
parcels in the following circumstances:
(1)
For road or access rights-of-ways;
(2)
Where the parcel is intended to be used permanently for nonstructural
recreational purposes;
(3)
Where land is intended to be conveyed to an adjacent landowner for
purposes of combination with an adjacent parcel;
(4)
Where the land is intended to be left permanently undeveloped; or
(5)
Where land is to be used for essential facilities as defined by the
Zoning Law.
B.
The lot arrangement shall be such that in constructing a building
in compliance with the Zoning Law there will be no foreseeable difficulties
for reasons of topography or other natural conditions, and each lot
shall have a buildable area, free from development restrictions such
as wetlands, floodplains, steep slopes, rock outcrops or unbuildable
soils.
C.
Corner lots shall have sufficient width to allow appropriate building
setbacks from, and orientation to, all abutting roads.
D.
Extremely elongated lots having a depth to width ratio greater than
5:1 shall be avoided.
E.
Side lot lines shall be approximately at right angles to straight
roads or radial to curved roads. Lot lines shall generally not joint
at less than a seventy-five-degree angle or greater than a one-hundred-five-degree
angle. Lot lines shall be straight on large lots, except where the
topography of the site would make this impractical.
F.
Where a community sewage disposal system is not required, each lot
shall have sufficient area so as to make adequate provision for such
on-site sanitary disposal systems as are required by the New York
State Health Department.
G.
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.
A.
Each lot shall directly abut a public or approved private road, as
required by Town Law § 280-a. This abutment shall include
at least 15 feet of road frontage suitable for access by emergency
vehicles. Easements may be considered for access.
B.
All lots shall be designed so as to allow for safe access.
C.
All lots shall be designed so as to allow for the construction of
driveways within the road right-of-way not exceeding a 10% grade.
D.
Where a watercourse separates a road from abutting lots, provision
shall be made for access to all lots by means of culverts or other
structures.
E.
At least one fifty-foot right-of-way shall be reserved allowing access
to land behind road frontage lots.
Permanent monuments shall be set at the subdivision boundaries
at all corners, and at such other points as required by the Planning
Board. Such monuments shall be of either iron rods or pipes, or concrete.
All on-site sanitation and water supply facilities shall be
designed to meet the minimum specifications of the New York State
Health Department.
All subdivisions shall comply with the provisions of the Town
of Lowville Stormwater and Erosion Control Law, Local Law No. 3 of
1993, as subsequently amended.[1]
All subdivisions shall comply with the provisions of the Town
of Lowville Flood Damage Prevention Law, Local Law No. 3 of 1987,
as subsequently amended.[1]
A.
Topsoil moved during the course of construction shall be replaced
so as to cover all areas of the subdivision and shall be stabilized
by seeding and plantings.
B.
Existing trees and shrubs shall be conserved by the subdivider where
possible. Care shall be exercised in construction so as to avoid damage
to existing trees and shrubs.
C.
Streams, lakes, ponds and wetlands shall be left unaltered unless
such alteration would serve to enhance the utility and quality of
the subdivision. Easements along watercourses as a part of a comprehensive
recreational and open space plan for the development are encouraged.
D.
Unique physical, historical and cultural sites which add value to
the community, such as large trees or groves, watercourses and falls,
historic spots, vistas and similar irreplaceable assets, shall be
preserved where possible.
