Land must be buildable and free of hazards. The physical characteristics of the land to be subdivided shall be such that it can be used for building purposes without danger to health and safety or peril from fire, flood, erosion or other menace. Proper provision shall be made for stormwater drainage, water supply, sewage disposal and transportation systems and other needed improvements.

Natural and historic features should be preserved. Insofar as possible, all existing features of the landscape such as large trees, unusual glacial formations, steep slopes, water- and floodcourses, historic sites, wetlands and other such irreplaceable and environmentally sensitive areas and assets shall be preserved.

Subdivisions and developments shall be in conformance with all other local legislation, except as provided for elsewhere by Town law or this chapter and shall be properly related to the Master Plan, as it is being used for guidance by the Planning Board, either with or without formal adoption. Streets shall be of such width, grade and location as to accommodate the prospective traffic, to afford adequate light and air and to facilitate fire protection. Open areas of suitable location, size and character for playground or other recreational or open space purposes shall be shown on the plans in proper cases and when required by the Planning Board.

Before preparing a concept plan, the subdivider may discuss with the Development Review Committee general requirements as to design of streets, reservations of land, Town access control policy, drainage and erosion control and slope stabilization measures, water retention facilities, sewerage, water supply, fire protection and other improvements, as well as procedural matters. Notice requesting to appear informally in front of the Planning Board shall be received by the Executive Secretary of the Planning Board on or before the regularly scheduled Planning Board meeting.

Subdividers of land adjoining state or county highways are advised to consult with the District Engineer of the New York State Department of Transportation or the County Department of Transportation Permit Office at the sketch plan stage in order to resolve problems of street openings or stormwater drainage at the earliest possible stage in the design process.

Where public utilities are involved, the subdivider's engineer should contact the agencies for connection specifications, capacities and any other requirements of the respective agencies.

The Development Review Committee shall study the concept plan in relation to existing or potential development of the adjacent area, the Town Master Plan and, in the course of its review, may consult with other interested public agencies. Requirements for compliance with the State Environmental Quality Review Act[1] shall be discussed at this point.

The purpose of this step is to afford the subdivider or developer the opportunity to consult, early and informally, with the Planning Board in order to save time and money and to make the most of opportunities for desirable development.

When filing an application for approval of a subdivision or development, the applicant shall prepare a sketch plan for submittal to the Planning Board. The concept plan shall be accompanied by a fee as specified by the Town Board by resolution. Twenty copies of the concept plan shall be submitted to the Planning Board and shall comply with the requirements set forth in this chapter. One copy of the concept layout shall be returned to the subdivider with the Planning Board's comments; one copy shall be retained by the Planning Board; and 18 copies shall be used for necessary coordination with other consultants or agencies.

A preliminary plat shall be prepared and submitted to the Planning Board for all proposed subdivisions. The preliminary plat shall be clearly marked "preliminary plat," shall satisfy the requirements for preliminary layouts as described in this section and should comply with the recommendations made by the Planning Board in its report on the sketch plan, if any. An environmental assessment form shall also be submitted at this time. An appropriate number of copies of the preliminary plat and supplemental materials specified shall be submitted to the Planning Department. One copy of the preliminary plat shall be returned to the applicant with the notification of decision, one copy shall be retained by the Planning Board and the other copies shall be used for necessary coordination with other consultants or agencies. The Planning Board shall study the preliminary plat in connection with the topography of the area, existing requirements of the Comprehensive Development Regulations, the Master Plan and any other plans of the Town and the Town Official Map, if any, and shall take into consideration the general requirements of the Town. In reviewing a preliminary plat, the Planning Board shall consult with the Town Engineer and such other officials or agencies as may be appropriate in each case. The Town Engineer shall report to the Planning Board concerning the adequacy of engineering features shown on the preliminary plat. As much as is possible, the Town Engineer should receive his copy of the preliminary plans for review at least two weeks prior to the date of the public hearing on the preliminary plan.

Monroe County Department of Planning and Development Review; establishing a public hearing date. Upon receipt of a complete and satisfactory preliminary plat application as certified by the Executive Secretary to the Planning Board, the Planning Board shall, pursuant to §§ C5-2B(5) and C5-4 of Article V of the Monroe County Charter, or such other sections or articles as may be applicable, refer six copies of said plat to the Monroe County Department of Planning and Development for its review and report and schedule a public hearing within 60 days after the receipt of such preliminary plat by the Executive Secretary of the Planning Board. The notice of hearing shall be advertised at least once and no less than five days before such hearing.

Action by Planning Board. Within 60 days after the date of such hearing, the Planning Board shall approve, with or without modification, or disapprove such preliminary plat. The grounds for a modification or disapproval, if any, shall be stated upon the records of the Planning Board. Notwithstanding the foregoing provisions of the chapter, the time in which the Planning Board must take action on such plat may be extended by mutual consent of the subdivider and the Planning Board. When approving a preliminary plat, the Planning Board shall state in writing any modification it deems necessary prior to submission of the plat in final form.

Notification of decision. Within 10 days of the decision on the preliminary plat, the Executive Secretary of the Planning Board shall notify the subdivider of the Planning Board’s decision to grant or deny approval of the plat. In the event the Planning Board fails to take action on preliminary plat within the time prescribed therefor, such plat shall be deemed to have been granted preliminary approval. The certificate of the Town Clerk as to the date of submission and the failure to take action within such prescribed time shall be issued on demand and shall be sufficient in lieu of written endorsement or other evidence of approval herein required.

After receiving approval with or without modification, from the Planning Board on a preliminary plat, the applicant shall prepare a final subdivision plat and submit them to the Planning Board for approval along with the remainder of the subdivision review fee; except that if more than six months has elapsed between the time of the Planning Board's decision on the preliminary plat and the submission of the final subdivision plat, and the Planning Board finds that conditions affecting the plat have changed significantly in the interim, the Planning Board may require a resubmission of the preliminary plat for further review and possible revision prior to accepting the proposed final subdivision plat for review. In this case, a public hearing shall be held on the revised plan. The final subdivision plat shall conform substantially to the preliminary plat as approved with or without modifications (conditionally approved) by the Planning Board. It shall incorporate any modifications or other features that may have been recommended by the Planning Board at the preliminary plat stage, and all such compliances shall be clearly indicated by the subdivider on the appropriate submission. The Planning Board shall consult with all the agencies and/or persons at the local levels who will have to approve features of the plat as may be appropriate depending on the individual circumstances. If the subdivider wishes to develop the subdivision in stages, he may prepare and submit a subdivision plat for a portion of the area encompassed by the preliminary plat, provided that the proposed development stages were indicated on the preliminary plat reviewed by the Planning Board. However, no more than two individual sections of a subdivision shall be in process or under construction at the same time.

Application for subdivision plat. An appropriate copy of final plans and other exhibits required for approval, and as described in the Design Criteria and Construction Specifications,[2] shall be submitted for the application for approval. When submitting a subdivision plat for approval, the subdivider shall also file with the Planning Board formal offers of dedication to the Town or other appropriate public agencies of all streets, parks and playgrounds and other permanent open spaces for community use and storm drainage facilities and other utilities where appropriate as shown in the subdivision plat. The approval of the plat does not constitute an acceptance by the Town of the dedication of those facilities. Also, evidence of all necessary easements or easement documents if appropriate, for stormwater discharge, sanitary sewer and water, petitions for creation of any needed special districts or any other legal documents that may be requested by the Planning Board should be submitted with the final subdivision plat.

Public hearing. Within 45 days from the date of the submission of a plat in final form for approval by the Planning Board, a hearing shall be advertised at least once in the official Town newspaper at least five days before such hearing; provided, however, that when the Planning Board deems the final plat to be in substantial agreement with the approved preliminary plat modified in accordance with any recommendation accompanying such approval, the Planning Board may waive the requirements for a public hearing.

Notification of decision. The Planning Board shall by resolution conditionally approve, with or without modifications, disapprove or grant final approval and authorize the signing of such plat within 45 days of its receipt by the Clerk of the Planning Board if no such hearing is held, or in the event that such hearing is held, within 45 days after the date of such hearing. Notice of action shall be mailed to the applicant and filed in the Town Clerk's office within five days of the date of Planning Board action. Notwithstanding the foregoing provisions of this chapter, the time in which the Planning Board must take action on such plat may be extended by mutual consent of the subdivider and the Planning Board. In the time prescribed therefor, the plat shall be considered approved; a certificate of the Town Clerk as to the date of submission and the failure to take action within such prescribed time shall be issued on demand and shall be sufficient in lieu of written endorsement or other evidence of approval herein required. The action of the Planning Board shall be recorded in the Board's minutes. In case of disapproval of a proposed subdivision plat, the Planning Board shall have in its minutes its reasons for disapproval.

Building permits. No construction of any sort, site improvements or building permit for any permanent building within the subdivision shall be issued by the municipality until after the record sheet of the subdivision plat has been approved by the Planning Board, has been filed in the office of the Monroe County Clerk and liber and page numbers have been assigned by the County Clerk. Where a permit is desired for the occupancy of a building in the subdivision prior to the completion of all the improvements shown on the approval construction sheet of the subdivision plat, in addition to other requirements of the Town, the street serving the building shall be completed to a degree satisfactory to the Town Engineer.

Conditional approval. Upon resolution of conditional approval of such final plat, the Planning Board shall empower the Executive Secretary of the Planning Board to sign the plat subject to completion of such requirements as may be stated in the resolution. Upon completion of such requirements, the plat shall be signed by Executive Secretary of the Planning Board. Conditional approval of a final plat shall expire six months after the date of resolution granting conditional approval, unless all such requirements have been completed. Notwithstanding the foregoing provisions of this chapter, the Planning Board may extend the time in which a conditionally approved plat in final form must be submitted for signature, if in its opinion such extension is warranted by the particular circumstances thereof, for no more than one additional period of six months.

Signing of the plat.

Plat void if revised after approval. No changes, erasures, modifications or revisions shall be made in any final plat after approval has been given by the Planning Board and endorsed, in writing, on the plat. In the event that a final plat, when recorded, contains any such changes, the plat shall be considered null and void, and the Planning Board shall institute proceedings to have said plat stricken from the records of the County Clerk.

Expiration of approval. An approved plat must be filed in the County Clerk's office within 60 days from the date of the signature of the Executive Secretary of the Planning Board or the certificate of the Town as to the date of the submission of the final plat and failure of the Planning Board to take action thereon within the time prescribed. If it is not, the approval expires, and the plat must be reapproved by the Planning Board. In the event that the owner shall file only a section of such approved plat in the office of the County Clerk, the entire approved plat shall be filed within 60 days of the filing of such section with the Town Clerk. Such section shall encompass at least 10% of the total number of lots contained in the approved plat, and the approval of the remaining sections of the approved plat shall expire unless said sections are filed before the expiration of the exemption period to which such plat is entitled under the provisions of Subdivision (2) of § 265-a of the Town Law.

Improvements and letter of credit. Prior to an action by the Planning Board approving a final plat, the applicant shall be required to complete, in accordance with the Planning Board's decision and to the satisfaction of the appropriate Town departments, all the street, sanitary and other improvements specified in the action approving said plat or, as an alternative, to file with the Town Board a letter of credit, in an amount estimated by the Commissioner of Public Works with the approval of the Town Attorney, to secure to the Town the satisfactory construction and installment of the incomplete portion of the required improvements. A period of one year, or such other period as the Planning Board may determine appropriate, within which required improvements must be completed, shall be specified by the Planning Board and expressed in the letter of credit. Such letter of credit shall comply with the requirements of § 277 of the Town Law and shall be satisfactory to the Town Board as to form, sufficiency and manner of execution. The letter of credit shall provide that an amount determined adequate by the Commissioner of Public Works with the approval of the Town Attorney shall be retained for a period of one year after the date of completion of the required improvements to assure their satisfactory condition. All required improvements shall be made by the applicant at his expense without reimbursement by the Town or any district therein, unless alternatively provided for in accord with provisions of § 277, Subdivision 1-a, of the Town Law. Said improvements shall include the following, as well as those improvements listed in said section and in the Town of Brighton Minimum Specifications for Dedication,[3] and other sections of this chapter:

Building permits.

Inspection of improvements. The Town shall employ an inspector to act as agent of the Planning Board for the purpose of assuring the satisfactory completion of improvements required by the Planning Board and shall determine an amount sufficient to defray the costs of inspection. The applicant shall pay the Town costs of inspection before the final plat is signed for filing. If the Planning Board or its agent finds, upon inspection, that any of the required improvements have not constructed in accordance with Planning Board recommendations or the approved construction detail sheets, the applicant and the bonding company will be severally and jointly liable for the costs of completing the said improvements according to specifications.

The Planning Board shall approve or disapprove minor subdivision final plats in accordance with the provisions of this section.

The applicant for minor subdivision plat approval, before complying with Subsection B of this section, shall submit a concept plan to the Executive Secretary for a determination of whether the approval process authorized by this section can be and should be utilized. The Executive Secretary may require the applicant to submit whatever information is necessary to make this determination, including, but not limited to, a copy of a Tax Map showing the land being subdivided and all lots previously subdivided from that tract of land within the previous five years.

The Executive Secretary shall coordinate the review of a minor subdivision with the Building Inspector, the Fire Marshal, the Town Engineer, the Conservation Board and any other municipal agencies deemed necessary.

The Executive Secretary may require a series of submittal conforming to those for major subdivisions, but may waive data requirements for good cause.

Applicants for minor subdivision approval shall submit to the Executive Secretary copy of a plat (as well as six prints of such plat), except that a minor subdivision plat shall contain the following certificates in lieu of those required:

The Executive Secretary shall take an application for minor subdivision plat approval as provided in Subsection B of this section to the Planning Board. However, the Planning Board may at any time refer the application to the major subdivision approval process.

Not more than a total of three lots may be created out of one parcel using the minor subdivision approval process, regardless of whether the lots are created one at a time or over a period of five years.

Subject to Subsection B of this section, the Planning Board shall approve, deny or conditionally approve the proposed minor subdivision by signature on the plat. Upon receipt of the final subdivision plat shall be signed by the Executive Secretary of the Planning Board on behalf of the Town.

If the subdivision is disapproved, the Planning Board shall promptly furnish the applicant with a written statement of the reasons for disapproval.

Approval of any plat is contingent upon the plat being recorded within 60 days after the date of certificate of approval is signed by the Executive Secretary.

Construction and/or bonding of improvements shall be in accord with major subdivision procedures.

The applicant shall review the proposal with the Executive Secretary to determine what zoning restrictions may apply to that particular parcel, if the parcel involves any wetland limits, one-hundred-year flood zone or would require SEQR review.

The applicant must submit a site plan, properly prepared by a professional engineer or a land surveyor, licensed to practice in the State of New York, showing the information outlined in Specifications for preliminary plats, § 213-9. The proposed house and driveway location should be indicated along with all pertinent information.

Where easements are required for items such as utilities, access or drainage, these must also be shown. The actual offer of easement shall be prepared by the Commissioner of Public Works and Town Attorney and submitted for review by the Planning Board.

The plan must then be submitted to the following agencies for approval and signatures where necessary:

Four copies of the agency approved plan shall be submitted to the Executive Secretary for review by the following Town officials:

When all the requirements are met and certification in writing from the Conservation Board has been received, the plan shall be signed by the Executive Secretary and reported to the Planning Board. Application can then be made for a building permit.

The Planning Board alone shall make the determination whether to use clustering. This procedure may be followed at the discretion of the Planning Board if, in said Board's judgment, its application will benefit the Town.

All applicants for cluster development shall submit an application for concept plan review, including both a conventional subdivision plan and a cluster subdivision plan, to the Planning Board.

The Planning Board shall determine during concept review whether an applicant shall be allowed to proceed with an application for cluster development. To proceed, the Planning Board must determine that one or more of the following conditions are met:

Once it has been determined that the application for cluster development may proceed, the procedure for review of a major subdivision shall be followed, except as that procedure may be modified in this section.

Uses permitted in a cluster development shall be limited to those uses allowed in the applicable zoning district(s) (e.g., attached housing units shall not be allowed in a district that limits housing to detached units).

Normal zoning requirements consistent with the Comprehensive Development Regulations, specifically relating to setbacks and buffering, shall apply to areas adjacent to neighboring parcels of land.

The setting aside of open space in a clustered subdivision shall in no case preclude the Planning Board from requiring the dedication of parks, playgrounds or recreation lands, or the payment of fees in lieu of land, within a subdivision pursuant to a Town of Brighton Town Board resolution adopted on August 12, 1986, and as the same may have been amended thereafter.

The name of proposal, including name and address of the subdivider(s), a written, clear statement of subdivider's intent and letter of disclosure.

North point, graphic scale, date and general location map. The North point should be in the upper right-hand corner of each sheet, and the direction of North should be either to the top of each page or to the right-hand side of each page.

If the subdivider intends to develop the tract in stages, the entire tract shall nevertheless be included in the sketch plan with anticipated stages and timing indicated and estimates of population and dwelling units by type for each stage and an equivalent population estimate for areas not proposed for residential development (for sewage refer to County Department of Health for standards). All other lands contiguous to the proposal owned by the subdivider shall be shown on the map with the approximate acreage.

Ground contours for the parcel and parcels adjacent to and within 200 feet of the tract to be subdivided at intervals of not more than five feet of elevation, and all pertinent topographic features within the site and the adjoining tract, including existing and proposed buildings, environmental features such as steep slopes, watercourses, water bodies, wetlands and wooded areas. Features to be retained in the subdivision, or those to be removed, should be so indicated.

Statement as to proposed source of water supply and method of sewage disposal. If the proposal is not to be served by a public sewer system, the subdivider is encouraged to review the Soils Survey for Monroe County New York, published by the Soils Conservation Service, to get a general idea of subsurface problems he may encounter.

The approximate lines of proposed streets, lots and neighborhood recreation areas or other permanent open space.

Indication of the zoning of the tract and any other legal restrictions of use.

Names of owners of adjacent lands or names of adjacent subdivisions and the tax account numbers of all adjacent parcels.

A location map showing the boundaries of the tract in relation to adjoining streets; and, schematically, the locations of the nearest water, power and sewer line.

The proposal's relationship to all local plans, including open space plans.

The general conditions of the entire site proposed for subdivision or its location with respect to a floodway or floodplain. For further information consult the Town of Brighton National Flood Insurance Rate Maps or Flood Boundary - Floodway Maps .

Items in § 213-8A(1), (2) and (3) of the specifications for concept plans.

The lines of existing and proposed streets and sidewalks immediately adjoining and within the subdivision.

The proposed names of existing and proposed streets.

Typical cross sections of proposed streets.

Profiles of proposed streets, at suitable vertical scale showing finished grades in relation to existing ground elevation.

The layout of proposed lots, including lot numbers.

The location and size of any existing and proposed sewers (stormwater or sanitary), water mains and pipes on the property or into which any connection is proposed.

Provisions for water supply and sewage disposal, and evidence that such provisions have received approval of the Monroe County Department of Health.

Locations of survey monuments. Before acceptance of the dedication of the highways, a certificate by a licensed land surveyor must be filed certifying that the above monuments have been placed where indicated on the map at the appropriate stage of construction as determined by the Town Engineer. Said monuments are to be related, where applicable, the Monroe County Monumentation Law and coordinated with the Monroe County Department of Engineering Survey Office.

Plan and typical cross sections of proposed sidewalks, if any.

Development plan, including landscaping, for any proposed neighborhood park or playground within the subdivision.

A planting plan for street trees, where required, indicating the location, varieties and minimum size of trees to be planted and of existing trees to be preserved as street trees.

Brief specifications, or reference to Town standards, for all facilities to be constructed or installed within the subdivision.

Certification by a professional engineer or a land surveyor, licensed to practice in the State of New York, as evidence of professional responsibility for the preparation of the construction sheet.

Items in § 213-8A(1) and (2) of the specifications for concept plans.

The boundaries of the subdivision and information to show the location of the subdivision in relation to surrounding property and streets, including names of owners of adjacent land or names of adjacent subdivisions is required. In whatever manner that is practical pursuant to the Monroe County Monumentation Law, the subdivision boundary shall be referenced from two directions to establish United States Coast and Geodetic Survey monuments, New York State Plane Coordinate monuments, New York State Department of Transportation control monuments along expressways or Monroe County Geodetic Survey monuments. In the event that such monuments have been obliterated, the subdivision boundary shall be referenced to the nearest highway intersections or previously established monuments of subdivisions or public lands. Any combination of types of reference points may be accepted which would fulfill the requirement of exact measurements from the subdivision boundary to reference points previously established for or by a public agency.

The lines of existing and proposed streets and sidewalks within the subdivision and their existing or proposed streets and sidewalks on adjoining properties.

The lines and dimensions of proposed lots, which shall be numbered. If a proposed lot contains one or more existing buildings, the yard dimensions for such buildings shall be indicated. Existing buildings outside the limits of the plat but within 75 feet of any proposed street or 25 feet of any proposed lot line shall also be shown.

The lines and purposes of existing and proposed easements immediately adjoining and within the subdivision.

The lines, dimensions and areas in square feet of all property that is proposed to be reserved by deed restriction or covenant for the common use of the property owners of the subdivision or for any other reason.

The location of monuments to be placed within the subdivision based on guidance by the Monroe County Department of Engineering Survey Office.

The locations of existing and proposed water supply lines, storm sewers and sanitary sewers within the subdivision.

The locations of any municipal and zoning boundary lines within the subdivision.

Written statements as to:

Seal and certification by a licensed professional engineer or a licensed land surveyor as evidence of professional responsibility for the preparation of the record sheet and a place for the liber and page where filed.

Offers of dedication to the municipality of any open space, recreation, road or other improvement and these facilities to be retained by the subdivider, including the method of maintenance and improvement thereof. Such offers shall be received and approved by the Municipal Attorney as to their legal sufficiency.

Plans, profiles and typical and special cross sections of proposed stormwater drainage facilities.

Supporting final design data and copies of computations used as a basis for the design capacities and performance of the drainage facilities.

Subdivision grading plan developed to a suitable contour interval, with grading details to indicate proposed street grades and building site grades and elevations through the subdivision. The contour interval of the grading plan shall be one, two or five feet (vertical), the selection to result in a horizontal distance between contour lines of not more than 100 feet. All grades shall be referenced to United States Coast and Geodetic Survey datum.

If the subdivision is within or adjacent to the special flood hazard area of any body of water, a detailed analysis to the area with respect to floodplain management and land use will be included in the subdivision drainage plat report.

Any requirements concerning drainage that are now in or are from time to time incorporated in the Comprehensive Development Regulations of the Town of Brighton.

Location of all buildings proposed.

Number of each lot.

Location and means of controlling erosion within the project limits.

Slope stabilization details.

Stormwater detention basins.

If there are any new streets, the form entitled "Application for Approval of Plat," shall be submitted. This form can be obtained from the Monroe County Clerk's office.

A tax search and fee shall be made as required by the Monroe County Treasurer's office.

An original tracing in linen or Mylar, plus five prints at the time the map is filed.

Any map fronting on a county highway must be submitted to the County Department of Transportation for its approval and must have the standard drainage note and reservation for future highway purposes. (Fifteen and twenty-five-hundredths feet on a forty-nine-and one-half-foot-wide highway and seven feet on a sixty-six-foot-wide highway.)

Map sizes shall be one of the following: seventeen by twenty-two (17 x 22) inches, twenty-two by thirty-four (22 x 34) inches or thirty-four by forty-four (34 x 44) inches.

Surveyor's seal and certification must be on the tracing and a professional engineer's signature and seal, if complex engineering is proposed. This seal must be legible, not smudged, or the County Clerk will not accept it for filing.

Original tracing must be signed by the following agencies when their review is germane to the proposal in this order: New York State Department of Transportation, Monroe County Water Authority, Monroe County Division of Pure Waters, Monroe County Department of Transportation, Monroe County Health Department (if five lots or more), Brighton Town Clerk, Brighton Commissioner of Public Works, Brighton Planning Board or Senior Planner (or such other individual as shall be designated by the Commissioner of Public Works), Monroe County Treasurer's Office. The map must be filed within 60 days of the Town approval.

The filing fee, payable to the Monroe County Clerk.

The lot feet charge, payable to the Monroe County Director of Finance.

The pole of each flag lot shall have a minimum width along a street as required in § 207-9, Lot widths. This minimum width, measured perpendicular to the sides of the pole, shall be maintained throughout the length of the pole of the lot.

Determination of pole and flag. The pole/flag boundary line shall be a line drawn parallel to the street line of the pole or perpendicular to a side of the pole, as determined by the Planning Board or the Executive Secretary of the Planning Board based on the configuration and orientation of the lot. The boundary line shall be drawn at the closest point to the street beyond which the width of the lot, measured as described above, is consistently equal to or greater than 60 feet between lot lines.

Determination of the lot lines and yards. The Planning Board shall designate front, rear and side lot lines based on the following:

Bulk requirements. The pole portion of a flag lot shall not be used in satisfying any bulk requirements contained in Chapter 205, Article I, District Bulk Regulations. All bulk requirements shall be satisfied on the main (flag) portion of the lot. For any flag lot, the following standards shall be met in lieu of the respective requirements of Chapter 205, Article I, District Bulk Regulations.

Once yards and setbacks have been determined by the Planning Board during subdivision review, the applicant shall be required to add the pole/flag boundary line and building envelope, including yard designation, to the subdivision plat prior to filing the plat with Monroe County.

No buildings shall be located in the pole of any flag lot.

Adjacent flag lots shall share a common private drive. However, the Planning Board may permit the use of separate drives in those cases where evidence presented to the Board shows that the use of a common drive would be infeasible.

The Planning Board shall require that a concept plan for all contiguous land under common ownership is included with any application for flag lot subdivision.

The subdivider shall demonstrate to the satisfaction of the Planning Board that:

Lighting standards. Exterior lighting shall not be directed at adjoining properties and shall be hooded or shielded so that glare will not become a nuisance to adjoining properties. Lights provided along access drives shall not exceed four feet in height.

Adequate provision shall be made for fire protection and emergency access. The developer shall demonstrate to the Planning Board that access drive pavement construction standards, pavement width, vehicle turnarounds, and location of fire hydrants meet the requirements of Town and New York State regulations and adequately provide for access by emergency services. For subdivisions creating more than one flag lot, the access drive to such flag lots shall be a minimum of 18 feet in width and shall be constructed of hard-surface material suitable for use by fire trucks and other emergency vehicles.

The access drive and flag portion of the lot shall be screened from adjoining properties as determined necessary by the Planning Board.

A cul-de-sac should be located, if possible, so that it drains toward its entrance.

Unless there is the expectation of extending the street through to the adjoining property, a cul-de-sac street should never be brought to the property boundary line, but should be placed so that the lots can back on the property line of the subdivision except when a future extension is anticipated.

No cul-de-sac shall exceed 500 feet in length.