A. 
Character of land. Land of such a character that it cannot be used without danger to health or peril from fire, flood or other menace shall not be subdivided for residential purposes nor for such other uses as may increase danger to health, life or property or aggravate a flood hazard, but such land may be set aside for such uses as shall not involve such danger.
B. 
Conformance to Master Plan or Official Map. Subdivisions shall conform to the streets or parks shown on the Official Map of the Town as it may be adopted by the Town Board and shall be properly related to the Town Master Plan as adopted by the Planning Board.
C. 
Frontage on improved road. The area to be subdivided shall have frontage on and access from an existing street on said Official Map, which shall have been suitably improved as required by the highway specifications regulations and ordinances of the Town of Stony Point and with the width and right-of-way required by these subdivision regulations and the Official Map. Wherever the area to be subdivided is to utilize existing road frontage, said road shall be suitably improved as provided hereinabove. The Planning Board shall further require that the entire right-of-way required by these subdivision regulations and the Official Map be dedicated to the Town of Stony Point as a condition of final plat approval.
[Amended 3-27-1986]
D. 
Monuments. Monuments shall be provided as specified in the Town Street Specifications for Subdivisions.[1]
[1]
Editor's Note: See Ch. A222, Street Specifications.
A. 
Relation to topography. Streets shall be related appropriately to the topography, and all streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in § 191-24I of these regulations.
B. 
Block size. Block dimensions shall be generally wide enough to accommodate two lots in depth and generally not more than 12 times the minimum lot width required in the zoning district. In long blocks, the Planning Board may require the reservation of an easement through the block to accommodate utilities, drainage facilities or pedestrian traffic. See § 191-28B and C.
C. 
Intersections.
(1) 
Intersections of streets shall be at angles as close to 90º as possible. Toward this end, an oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Where three or more streets intersect, a turning circle or other special treatment may be required by the Planning Board. Wherever two streets intersect at an angle smaller than 75º, the right-of-way returns and the relation of gutter grades shall be given special treatment, as determined by the Board, and islands to channelize traffic may be required.
(2) 
Intersections of major streets by other streets shall be at least 800 feet apart, if possible. Cross-street (four-cornered) intersections shall be avoided insofar as possible, except as shown on the Town Master Plan or at other important traffic intersections. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Grades shall be limited to not more than 1 1/2% within 50 feet of an intersection.
D. 
Continuation of roads into adjacent property. The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities and where such continuation is in accordance with the Town Plan. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary circular or tee-shaped turnaround shall be provided in accordance with the Town Street Specification for Subdivisions on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abutters whenever the street is continued. The Planning Board may limit the length of temporary dead-end streets in accordance with § 191-24I.
E. 
Permanent dead-end streets.
(1) 
Where a street does not extend to the boundary of the subdivisions and its continuation is not required by the Board for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Planning Board may require the reservation of a twenty-foot-wide easement to accommodate drainage facilities, pedestrian traffic or utilities. A circular or tee-shaped turnaround shall be provided at the end of a permanent dead-end street in accordance with the Town Street Specifications for Subdivisions.[1]
[1]
Editor's Note: See Ch. A222, Street Specifications.
(2) 
For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with § 191-24I. Where it is impossible to subdivide a property except by a dead-end street which is no longer than permitted by these regulations, the Board may require that a divided roadway with center mall is constructed in a seventy-foot right-of-way (or greater width if required) in such manner that either side of the roadway could be used, in emergencies, for two-way traffic.
F. 
Street names. All streets shall be named, and such names must be approved by the Town Engineer, Superintendent of Highways and local Postmaster before a formal application will be accepted. Names shall be sufficiently different in sound and in spelling from other street names in the Town so as not to cause confusion. A street which is or is planned as a continuation of an existing street shall bear the same name.
G. 
Location, width and improvement of streets. Roads shall be suitably located, of sufficient width and adequately improved to accommodate the prospective traffic and to afford satisfactory access to police, fire-fighting, snow removal or other road maintenance equipment and shall be coordinated so as to compose a convenient system. The location, arrangement or design of streets shall be such as to cause no undue hardships to adjoining properties.
H. 
Reserve strips. The creation of reserve strips adjacent to a proposed street in such a manner as to deny access from adjacent property to such street shall not be permitted.
I. 
Design standards for new streets.
(1) 
Streets shall meet the design and construction standards set forth in the Town Street Specifications for Subdivisions,[2] the street classification which may be indicated on the Town Master Plan or Official Map; otherwise, it shall be determined by the Planning Board. All roads built within a major subdivision must comply in all respects with Town road specifications, whether or not such roads are to remain private, unless waived by the Planning Board, due to extenuating circumstances.
[Amended 5-31-1990]
[2]
Editor's Note: See Ch. A222, Street Specifications.
(2) 
Standards shall be as follows:
Zoning District
Improvement
Residential
Nonresidential
Minimum right-of-way (r.o.w.) width
Local road
50
Public (feet)
50
Private (feet)
40
Collector road (feet)
50
60
Secondary road (feet)
60
70
Major road (feet)
70 to 80
80
Minimum width of traveled way
Local road, with curbs (feet)
30
Public, non-dead-end, with curbs (feet)
30
Public, dead-end, with curbs (feet)
30
Private, dead-end (feet)*
24
Collector road, with curbs (feet)
30
40
Secondary road, with curbs (feet)
30
44
Major road, with curbs (feet)
44
48
Road pavement, shoulders, drainage structure, curbs, etc.
(See Town construction standards and specifications.)
Maximum grade
Local road
10%
6%
Collector road
8%
6%
Minimum grade
1%
1%
Minimum radius of curve at center line (c.l.)
Local road (feet)
150
200
Collector road (feet)
175
250
Minimum length of vertical curve
Local road (feet)
100, but not less than 20 for each algebraic difference of 1% in grade
Collector road (feet)
100 but not less than 20 for each algebraic difference of 1% in grade
Minimum length of tangents between reverse curves
Local road (feet)
100
200
Collector road (feet)
100
200
Minimum sight distance
Local road (feet)
200
250
Collector road (feet)
200
250
At intersections (feet)
Across corner, 50 back from intersection r.o.w.
Minimum turnaround
Local roads
Circular cul-de-sac
Diameter, r.o.w. (feet)
120
160
Pavement (feet)
100
140
T- or L-shaped
(See Town construction standards and specifications.)
Sidewalks
Local road (feet)**
1 side, 4 wide
Where required
Collector road (feet)
Both sides, 4 wide
Where required
Minimum radius at intersections
Right-of-way (feet)
25
30
Pavement (feet)
35
40
Maximum length of dead-end roads
Permanent
Public
Serving no more than 14 families
Private
Serving no more than 4 families
Temporary
Serving no more than 25 families
NOTES:
*  Private (dead-end) roads shall be permitted at the discretion of the Planning Board and limited to no more than four lots.
** Not required on permanent dead-end roads, public or private.
A. 
Street improvements.
(1) 
Streets shall be graded and improved and shall conform to the Town Street Specifications for Subdivisions[1] and shall be approved as to design and specifications by the Town Engineer.
[1]
Editor's Note: See Ch. A222, Street Specifications.
(2) 
The developer shall improve and dedicate, at his expense, all perimeter streets of the subdivision to at least 1/2 the width of said street. Frontage roads and streets shall be improved and dedicated by the developer, at his expense, to the full width as required by these subdivision regulations.
[Added 3-27-1986]
(3) 
Sidewalks shall be constructed as per § 191-23 for all subdivisions unless waived by the Planning Board.
[Added 5-31-1990]
B. 
Drainage improvements.
(1) 
The developer may be required by the Planning Board to carry away by pipe or open ditch any spring- or surface water that may exist either previously to or as a result of the subdivision. Such drainage facilities shall be located in the street rights-of-way, where feasible, or in perpetual unobstructed easements of appropriate width and shall be constructed in accordance with the Town Street Specifications for Subdivisions.[2]
[2]
Editor's Note: See Ch. A222, Street Specifications.
(2) 
A 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 Town Engineer shall determine the necessary size of facility, based on the provisions of the Town Street Specifications for Subdivisions,[3] assuming conditions of maximum potential watershed development permitted by Chapter 215, Zoning.
[3]
Editor's Note: See Ch. A222, Street Specifications.
(3) 
The Town Engineer shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision.
(4) 
The County Drainage Study of May 1960 shall serve as a guide to needed improvements. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility, the Planning Board may withhold approval of the subdivision until provision has been made for the improvement of said potential condition.
C. 
Other improvements.
(1) 
Street signs. Street signs of a type approved by the Superintendent of Highways shall be provided by the developer and placed at all intersections in locations approved by the Superintendent of Highways and Town Engineer.
(2) 
Road lighting standards. Streetlights of a type approved by the Town Engineer will be required in all subdivisions, and their location is to be shown on the construction drawings accompanying preliminary and final plats. Said streetlights are to be installed by the applicant prior to issuance of any certificate of occupancy and are to be maintained at the applicant's sole expense until such time as the roads have been accepted by the Town of Stony Point. In the case of a subdivision involving a county or state highway, approval shall be obtained from the County Superintendent of Highways.
[Amended 3-27-1986]
(3) 
Shade trees. The Planning Board shall require the planting of new street trees in subdivisions in accordance with the Town Street Specifications for Subdivisions.[4] Such trees shall be planted in a manner and location prescribed by the Board.
[Amended 3-27-1986]
[4]
Editor's Note: See Ch. A222, Street Specifications.
(4) 
Sanitary sewer facilities and sanitary sewer districts. The subdivider shall install sanitary sewer facilities in a manner prescribed by the Town Street Specifications for Subdivisions.[5] Necessary action shall be taken by the developer to enable the Town Board to extend or create a sanitary sewer district for the purpose of providing sanitary sewers to the subdivision. Projects involving a sewer extension or creation of a new sewer district with a sewer pump or pumps must obtain the necessary Town Board approval prior to applying for final subdivision plat approval.
[Amended 5-31-1990]
[5]
Editor's Note: See Ch. A222, Street Specifications.
(5) 
Fire hydrants and water supply districts. Necessary action shall be taken by the developer to enable the Town Board to extend or create a water supply district for the purpose of providing fire hydrants to the subdivision. To eliminate future street openings, all underground utilities for fire hydrants shall be provided before any final paving of streets.
(6) 
Major subdivisions providing septic systems or similar on-site sewage disposal shall be required to install dry sewer lines along all proposed roads for the purpose of ensuring availability in the event that future hookup is needed. For good cause shown, the Town Board may waive this above requirement. Approval from the County Health Department is required for major extensions of sewage disposal areas and for all subdivisions providing septic systems.
[Added 5-31-1990]
D. 
Underground utilities in streets. Underground service connections to the street property line of each platted lot shall be installed at the subdivider's expense in accordance with the Town Street Specifications for Subdivisions.[6] At the discretion of the Planning Board, the requirement for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use.
[6]
Editor's Note: See Ch. A222, Street Specifications.
A. 
Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with Chapter 215, Zoning, and County Health Department regulations and in providing driveway access to buildings on such lots from an approved street.
B. 
Access across a watercourse. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other structure, of a design approved by the Town Engineer. In determining the appropriateness of said structure on streams with a New York State Department of Environmental Conservation water quality classification of C(T) or better, every means shall be made to retain the watercourse in its natural state and thereby protect water quality by avoiding disturbance to the stream's natural bed to the maximum extent practicable.
[Amended 5-9-2000 by L.L. No. 2-2000; 7-11-2000 by L.L. No. 3-2000; 11-14-2000 by L.L. No. 6-2000]
C. 
Lot dimensions. Lot dimensions shall comply with the minimum standards of Chapter 215, Zoning. Where lots are more than double the minimum required area for the zoning district, the Planning Board may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with Chapter 215, Zoning, and these regulations.
D. 
Side lot lines. In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan.
E. 
Access from major and through streets. Lots shall not, in general, derive access exclusively from a major or through street. Where driveway access from a major or through street may be necessary for several adjoining lots, the Planning Board may require that such lots be served by a combined access drive in order to limit possible traffic hazard on such street. Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back into traffic on major or through streets.
F. 
Corner lots. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front yard setback from both streets.
G. 
Water bodies. if a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Planning Board may approve an alternative plan whereby ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a Town responsibility. No more than 25% of the minimum area of a lot required under Chapter 215, Zoning, may be satisfied by land which is under water, and said land and water shall remain undisturbed.
[Amended 3-27-1986; 5-9-2000 by L.L. No. 2-2000; 7-11-2000 by L.L. No. 3-2000; 11-14-2000 by L.L. No. 6-2000]
H. 
Fencing and guiderails. Each subdivider and/or developer shall be required to furnish and install fencing and/or guiderails wherever the Planning Board determines that a hazardous condition may exist. Said fences and guiderails shall be constructed according to the standards established by the Town Engineer and shall be noted, as to height and material, on the final plat. No certificate of occupancy shall be issued until said fence and/or guiderail improvements have been installed to the satisfaction of the Town Engineer.
[Amended 3-27-1986; 6-9-1992]
I. 
Where access to a lot is over another lot by way of right-of-way or easement (not in fee), a driveway shall not be paved, graded or cleared to a width of more than 12 feet without the prior written permission of the Town Engineer and notifying the owner of the lot over which the right-of-way or easement runs by certified mail, return receipt requested, at least 10 days before the date on which the driveway is scheduled to be paved, graded or cleared, except that driveway turnabouts and apron areas may be large enough to provide for automobile maneuvering. If underground utilities are to be placed in this right-of-way or easement, the clearing may be increased by 10 feet. Where a property is subject to subdivision approval, the Planning Board may modify these requirements as part of the subdivision approval.[1]
[1]
Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Recreation standards.
(1) 
The Planning Board may require that land be reserved for parks and playgrounds or other recreation purposes in locations designated on the Town Plan or Official Map or otherwise where it deems that such reservations would be appropriate. Each reservation shall be of suitable size, dimension, topography and general character and shall have adequate road access for the particular purposes envisioned by the Planning Board. The area shall be shown and marked on the plat "Reserved for Recreation Purposes." When recreation areas are required, the Planning Board shall determine the number of acres to be reserved from the following table, which has been prepared on the basis of providing three acres of recreation area for every 100 families, the Planning Board may refer such proposed reservations to the Town Recreation Commission for recommendations.
(2) 
Table of Recreation Requirements.[1]
Zoning District
Percentage of Total Land in Subdivision to be Reserved for Recreation Purposes
Rural Density Residential
3.0
Residential One
8.0
[1]
Editor's Note: The former entry for the Residential Two District in the following table was repealed 6-8-1999 by L.L. No. 7-1999.
B. 
Minimum size of park and playground reservations. In general, land reserved for recreation purposes shall have an area of at least four acres. When the percentages from the table above would create less than four acres, the Board shall require that the recreation area shall be located at a suitable place on the edge of the subdivision so that additional land may be added at such time as the adjacent land is subdivided. In no case shall an area of less than one acre be reserved for recreation purposes if it will be impractical or impossible to secure additional lands in order to increase its area.
[Amended 3-27-1986]
C. 
Recreation sites.
(1) 
Land reserved for recreation purposes shall be of a character and location suitable for use as a playground, playfield or other recreation purpose and shall be relatively level and dry. A recreation site shall have a total frontage on one or more streets of at least 100 feet, and no other dimension of the site shall be less than 200 feet in depth.
(2) 
The Planning Board may refer any subdivision proposed to contain a dedicated park to the Town Recreation Commission for its recommendation. All land to be reserved for dedication to the Town for park purposes shall have prior approval of the Town Board.
D. 
Other recreation reservations. None of the subsections above shall be construed as prohibiting a developer from reserving other land for recreation purposes in addition to the requirements for this section.
E. 
Alternative procedure: money in lieu of land.
(1) 
Where the Planning Board deems, with respect to a particular subdivision, that a reservation of land would be inadequate in size for park or playground use, either along or in conjunction with abutting reservations on adjoining subdivisions or otherwise inappropriate for such use, the Planning Board shall waive the requirement for such reservation with condition that the applicant deposit with the Town Board a cash payment in lieu of land reservation. Such deposit shall be placed in a special fund, and each such deposit shall be separately identified to show the name and location of the subdivision for which the deposit was made. Such deposit shall be used by the Town for a park, playground or other recreational purpose, including the acquisition of property. However, such deposit must be used within a reasonable period of time. The Planning Board shall determine the amount to be deposited based upon the following formula: the amount of money set by the Town Board in the standard schedule of fees, Chapter A221, of the Town Code, per unimproved lot, payable as indicated therein, as money in lieu of land in connection with subdivision applications. The Planning Board shall advise the Building Department, in writing, at the time of payment of the above required fees.
[Amended 3-27-1986; 8-27-1986; 5-31-1990; 4-12-1994 by L.L. No. 1-1994]
(2) 
Money in lieu of land for recreation purposes may be waived upon the following conditions:
The subdivider is a noncommercial entity. For the purposes of this section, a "noncommercial entity" is a person, individual, corporation, association, partnership or proprietorship which builds, erects and/or sells no more than three single-family dwellings within a five-year period.
[Added 7-12-1972; amended 9-13-2005 by L.L. No. 5-2005]
A. 
Widening or realignment of existing streets. Where a subdivision borders an existing narrow street or when the Town Master Plan indicates plans for realignment or widening of a street that would require use of some of the land in the subdivision, the subdivider may be required to show areas for widening or realigning such streets on the plat, marked "Reserved for Street Realignment (or Widening) Purposes." It shall be mandatory to indicate such reservation on the plat when a proposed widening or realignment is shown on the Town or county Official Maps. Land reserved for such purposes may not be counted in satisfying yard or area requirements of Chapter 215, Zoning.
B. 
Utility and drainage easements.
(1) 
Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within street rights-of-way, perpetual unobstructed easements at least 15 feet in width for such utilities or drainage facilities shall be provided across property outside the street lines and with satisfactory access to the street. Easements shall be indicated on the plat. Drainage easements shall be carried from the street to a natural watercourse or to other drainage facilities.
(2) 
When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
C. 
Easements for pedestrian access. The Planning Board may require, in order to facilitate pedestrian access from streets to schools, parks, playgrounds or other nearby streets, perpetual unobstructed easements at least 20 feet in width. Easements shall be indicated on the plat.
D. 
Shade tree easement. The preliminary plat and final plat shall reserve an easement authorizing the Town Engineer to direct the planting of shade trees by the developer within five feet of the required right-of-way of the Town.
[Added 3-27-1986; amended 5-9-1995 by L.L. No. 2-1995]
A. 
Preservation of existing features and trees.
(1) 
Existing features which would add value to residential development or to the Town as a whole, such as trees, watercourses and waterfalls, beaches, historic spots and similar irreplaceable assets, shall be preserved, insofar as possible, through harmonious design of the subdivision.
(2) 
No live tree exceeding three inches in diameter measured at a distance three feet above the base shall be cut down in any subdivision. This provision shall not apply to any located in a right-of-way to be dedicated to the Town nor to any tree located in an area to be occupied by buildings or driveways and within a distance of 10 feet around the perimeter of such buildings or driveways, nor shall this provision apply to any area to be occupied by an individual sewage disposal system or a tree which, in the opinion of the Shade Tree Committee, is not of a desirable species.
B. 
Self-imposed restrictions. If the owner places restrictions on any of the land contained in the subdivision greater than those required by Chapter 215, Zoning, such restrictions or reference thereto may be required to be indicated on the subdivision plat.
C. 
Subdivisions, including land zoned for business or industry. If a proposed subdivision includes land that is zoned for business or industrial purposes and if such land is not restricted against business use by the imposition of deed restrictions by the owner, the layout of the subdivision with respect to such land shall make such provisions as the Planning Board may require for safe and convenient access to such automobile parking and loading and unloading spaces as may be required by Chapter 215, Zoning, or otherwise for safe and convenient service access to such land.
D. 
Deposit and disposition of trees, debris and waste. No cut trees, timber, debris, earth, rocks, stones, soil, junk, rubbish or other waste materials of any kind shall be buried in any land or left or deposited on any lot or street at the time of the issuance of a certificate of occupancy, and removal of the same shall be required prior to issuance of any certificate of occupancy on a subdivision; nor shall the same be left or deposited in any area of the subdivision at the time of expiration of the performance bond or dedication of public improvements, whichever is sooner. The performance bond shall include an amount for removal of such materials in the event the provisions of this section are not complied with.
[Added 3-27-1986]
E. 
Soil preservation and final grading. No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved final subdivision plat and the lot recovered with soil with an average depth of at least six inches over the entire area of the lot, except that portion covered by buildings or included in streets or where the grade has not been changed or natural vegetation seriously damaged. The performance bond shall include an amount for correction of grading and placement of soil. Whether or not a certificate of occupancy has been issued, at the expiration of the performance bond, the Town may enforce the provisions of said bond where the provisions of this section or any other applicable law, ordinance or regulation have not been complied with.
[Added 3-27-1986]
F. 
Cluster development. An applicant may submit a map for clustered development of a proposed subdivision or the Planning Board may request an applicant to submit such map, as provided for in § 215-42 of Chapter 215, Zoning, and as authorized in § 278 of the Town Law.
[Added 4-26-1994 by L.L. No. 2-1994]
Where the Planning Board finds that, because of special circumstances of a particular plat, extraordinary hardships may result from strict compliance with these regulations, it may adjust the regulations so that substantial justice may be done and the public interest secured, provided that any such adjustment will not have the effect of nullifying the intent and purpose of these regulations, the Town Master Plan or the Official Map of the Town. In granting any adjustment, the Planning Board shall attach such conditions as are, in its judgment, necessary to secure substantially the objectives of the standards or requirements so adjusted.