§ 245-5. Subdivision of residential land.

The subdivider shall observe the following general requirements and principles of residential subdivision of land:

A. 

Subdivisions shall be in conformance with all local ordinances, except as provided for elsewhere by the Town Law or this regulation, and shall be properly related to the Town of Henrietta Comprehensive Land Use Plan, if any, as it is being used for guidance by the Board, either with or without formal implementation. Natural and historic features should be preserved. Insofar as possible, all existing features of the landscape, such as large trees, unusual glacial formations, watercourses and floodcourses, historic sites and other such irreplaceable assets, shall be preserved.

B. 

Street design in the subdivision shall provide for the continuation of the principal streets in adjoining subdivisions or for their proper projection when adjoining property is not subdivided. Street right-of-way width, deflections, curvature and layout shall be subject to approval by the Director of Engineering and Planning and the Board.

C. 

All new streets shall be constructed to the Town pavement specifications in force at the time of application for residential streets.

Editor's Note: Current pavement specifications are on file at the office of the Director of Engineering and Planning.

D. 

Each block shall be planned to provide two rows of lots. Other lot arrangements may be accepted by the Board if such arrangements do not hinder future maintenance or other developments.

E. 

Side lines of lots, insofar as practical, shall be perpendicular to the street on a tangent section or on a radial to a curved section.

F. 

All lot sizes shall comply with the current zoning regulations of the Town. If the developer is applying for subdivision approval under Town Law § 278, he must comply with the provisions of Town Code Chapter 295, Zoning, § 295-59B.

[Amended 6-20-2001 by L.L. No. 3-2001]

G. 

Vertical alignment (grades) of streets shall conform in general to the existing terrain, but consideration will be given to minimum and maximum grades for drainage, safety, traffic and other factors.

H. 

All development planned for flood-prone areas, as determined by flood maps and local experience, shall comply with all applicable Town requirements.

Editor's Note: See Ch. 125, Flood Damage Prevention.

I. 

In the case of a subdivision of land into sections, the Board shall review and approve the preliminary plat for the entire subdivision before granting any one section final approval.

J. 

On subdivision lots fronting existing streets, access roads may be required to limit access onto the existing street to one or more points. The lot depth may be increased to include this additional area.

K. 

All utilities installed in residential subdivisions shall be placed underground.

L. 

The Board may require the installation of sidewalks, open areas, parking areas, drainage/flooding areas, buffer zones for noise or visual control, street trees, lot trees, streetlighting or other improvements to assure safe, orderly and sound development which will not adversely affect existing or future neighboring developments.

M. 

Variations of the general requirements above outlined may be established by the Board when, in its judgment, special factors warrant such variation (i.e., rural estate subdivision). (Note: "Rural estate subdivision" is one in which the Board may waive some requirements of § 245-5C, K and L in exchange for the development of three- to five-acre lots.)