A.
Character of land. Land to be subdivided shall be of such character
that it can be used safely for building purposes without danger to
health or peril from fire, flood or other menace.
B.
Conformity of Official Map and Comprehensive Development Plan. Subdivisions
shall conform to the Official Map and the Zoning Law of the Village
and shall be in harmony with the Comprehensive Development Plan, if
such exists.
C.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the municipal specifications,
which may be obtained from the Superintendent of Public Works.
A.
Layout.
(1)
Location and construction. The arrangement of streets shall be such
as to cause no undue hardship to adjoining properties and shall be
coordinated so as to compose a convenient system. The arrangement
of streets in the subdivision shall provide for the continuation of
principal streets of adjoining subdivisions and for proper projection
of principal streets into adjoining properties which are not yet subdivided
by use of stub streets, in order to make possible necessary fire protection,
movement of traffic and the construction or extension, presently or
when later required, of needed utilities and public services such
as sewers, water and drainage facilities. Where, in the opinion of
the Planning Board, topographic or other conditions make such continuance
undesirable or impracticable, the above conditions may be modified.
The subdivision street traffic network shall provide an orderly local
access progression from marginal streets to collector streets to main
highway and shall include a continuous network of public pedestrian
walks, either independent or incorporated within vehicular rights-of-way,
to connect all properties and public areas.
(2)
Minor streets. Minor streets shall be so laid out that their use
by through traffic will be discouraged.
(3)
Provision for future resubdivision. Where a tract is subdivided into
lots substantially larger than the minimum size required in the zoning
district in which a subdivision is located, such parcels shall be
arranged so as to allow the opening of future streets and logical
further resubdivision in accordance with the requirements contained
in this chapter.
(4)
Dead-end streets. The creation of dead-end or loop residential streets
will be encouraged wherever the Planning Board finds that such type
of development will not interfere with normal traffic circulation
in the area. In the case of dead-end streets, where needed or desirable,
the Board may require the reservation of a twenty-foot-wide easement
to provide for continuation of pedestrian traffic and utilities to
the next street. Subdivisions containing 20 lots or more shall have
at least two street connections with existing public streets or streets
shown on the Official Map, if such exists, or streets on an approved
subdivision plat for which a bond has been filed.
(5)
Block size. Blocks generally shall not be less than 400 feet nor
exceed 12 times the required minimum lot widths. In general, no block
width shall be less than twice the normal lot depth. In blocks exceeding
800 feet in length, the Planning Board may require the reservation
of a twenty-foot-wide easement through the block to provide for the
crossing of underground utilities and pedestrian traffic where needed
or desirable and may further specify, at its discretion, that a four-foot
side paved footpath be included. Each normal block shall be planned
to provide two rows of lots, but irregular-shaped blocks, oversize
blocks or "superblocks" 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 easements for
utility lines and satisfactory provision for the maintenance of park
and open spaces, where included.
(6)
Intersections with collector or major arterial roads. Streets with
arterial or collector streets shall be held to a minimum to avoid
hazard and delay. Such intersections shall be at least 800 feet apart,
if possible. Grades shall be limited to no more than 2% within 50
feet of an intersection.
(7)
Street jogs. The center line of a street shall cross an intersecting
street as a straight line. Street jogs with center-line offsets of
less than 125 feet shall be avoided.
(8)
Angle of intersection. In general, all streets shall join each other
so that for a distance of at least 100 feet the street is approximately
at right angles to the street it joins, and in no case shall two streets
intersect at an angle smaller than 60°. To this end, an oblique
street should be curved approaching an intersection. Where three or
more streets intersect, a traffic circle or other special treatment
may be required by the Board.
(9)
Relation to topography. Streets shall be arranged so as to obtain
as many of the building sites as possible at or above the grade of
the streets.
(10)
Other required streets. 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
approximate use of the intervening land, (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.
B.
Design.
(1)
Widths of rights-of-way.
(a)
Streets shall have the following widths. When not indicated
on the Comprehensive Development Plan or Official Map, if such exists,
the classification of streets shall be determined by the Planning
Board.
Minimum Right-of-Way
(feet)
|
Minimum Pavement
(feet)
| |
---|---|---|
Arterial or major streets
|
84
|
64
|
Collector streets
|
60
|
40
|
Local streets (minor and marginal)
|
50
|
30*
|
*
|
NOTE: In certain mountainous areas or where conditions warrant
a lesser pavement width, the Planning Board may reduce the thirty-foot
requirement to a minimum of 20 feet; however, the minimum right-of-way
width required shall not be reduced. Further, on permanent culs-de-sac
on which six or fewer building plots abut, the Planning Board may
reduce the minimum allowable pavement width to 18 feet or 16 feet
where there is justification for doing so.
[Amended 11-14-1979] |
(b)
The right-of-way width for internal roads and alleys in multifamily
residences and commercial and industrial developments shall be determined
on an individual basis and shall, in all cases, be of sufficient width
and design to accommodate safely the maximum anticipated traffic,
parking and loading needs.
(2)
Improvements.
(a)
Streets shall be graded and improved with pavements, curbs and
gutters, sidewalks, storm drainage facilities, water mains, sewers,
streetlights and signs, street trees and fire hydrants, except where
waivers may be requested, and the Planning Board may waive, subject
to appropriate conditions, such improvements as it considers may be
omitted without jeopardy to the public health, safety and general
welfare. Curbs, gutters, sidewalks, street pavements, fire hydrants,
streetlights, shade trees, monuments, water mains, storm sewers, sanitary
sewers and any other improvements that may be required shall be designed
and constructed to conform to the specifications as established by
resolution or ordinance of the Village Board. Pedestrian easements
shall be improved as required by the Village Engineer. All rights-of-way
shall be provided with paved, seeded or sodded areas, properly prepared,
graded and sloped in conformance with good nursery practice.
(b)
Fire hydrants. Installation of fire hydrants shall be in conformity
with all requirements of standard thread and nut as specified by the
New York Fire Insurance Rating Organization and the Division of Fire
Safety of the State of New York.
(c)
Streetlighting facilities. Where required by the Planning Board,
streetlighting standards in conformance with the lighting system of
the Village of a design approved by the Village Engineer shall be
installed by the subdivider in a manner and location approved by the
Village Engineer, the appropriate power company and the Highway Superintendent.
In the case of a subdivision involving a county or state highway,
approval shall be obtained from the County Superintendent of Highways.
(d)
Street signs. Street signs of a type approved by the Superintendent
of Public Works shall be provided by the developer and placed at all
intersections in locations within the right-of-way approved by the
Superintendent.
(3)
Utilities in streets. The Planning Board shall require the underground
installation of all utility systems if it is deemed aesthetically
desirable and if such installation is determined to be economically
feasible. The Planning Board shall, wherever possible, require that
underground utilities be placed in the street right-of-way between
the paved roadway and street line to simplify location and repair
of lines when they require attention or in perpetually unobstructed
easements of a width adequate for servicing. The subdivider shall
install underground service connections to the property line of each
lot within the subdivision for such required utilities before the
street is paved.
(4)
Utility easements. 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
20 feet in width for such utilities or drainage facilities shall be
provided centered on rear or side lot lines or across property outside
the road lines and with satisfactory access to the road. Wherever
possible, easements shall be continuous from block to block and shall
present as few irregularities as possible. Such easements shall be
cleared and graded where required. Easements shall be indicated on
the plat. In large scale developments, easements along rear property
lines or elsewhere for utility installation may be required by the
Planning Board. Such easements shall be of the width and location
determined by the Board after consultation with the public utilities
companies or Village departments concerned.
(5)
Assurance by utilities. As to utilities required by the Planning
Board, the Planning Board may accept assurance from each public utility
company whose facilities are proposed to be installed. Such assurance
shall be given in a letter addressed to the Board and stating that
such public utility company will make the installations necessary
for the furnishing of its services within the time therein specified
and satisfactory to the Board.
(6)
Grades. Grades of all streets shall be the reasonable minimum but
shall be not less than 0.5% nor more than 5% for arterial or major
streets, nor more than 8% for secondary or collector streets, nor
more than 10% for minor streets, but in no case more than 2% within
50 feet of any intersection, except that the Planning Board may approve
a steeper grade, where topographic conditions make a lesser grade
impracticable. Line and grade shall always give a minimum sight distance
of: 1,000 feet for arterial and major streets, 500 feet for collector
streets and 300 feet for minor streets.
(7)
Changes in slope. All changes in slope shall be connected by vertical
curves so that clear visibility shall be provided for a safe distance,
as well as a smooth transition.
(8)
Curve radii at street intersections. All street pavement edges at
intersections shall be rounded by curves of at least 20 feet radius,
and curbs shall be adjusted accordingly.
(9)
Steep grades and curves; visibility at intersections. A combination
of steep grades and curves shall be avoided. In order to provide visibility
for traffic, pedestrians' and children's safety, that portion
of any corner lot, whether at an intersection entirely within the
subdivision or of a new street with an existing street, which is shown
shaded on Sketch A, shall be cleared of all obstructions above the
level 30 inches higher than the center line of the street. If directed,
ground shall be excavated to achieve visibility.
(10)
Dead-end streets (culs-de-sac). Permanent dead-end or cul-de-sac
streets shall not, in general, exceed six times the required minimum
lot width and shall be equipped with a turnaround roadway with a minimum
diameter of right-of-way of 100 feet unless the Planning Board approves
an equally safe and convenient form of turning space. The Board may
approve a longer permanent dead-end street where topographic conditions
and land ownership patterns so require. Temporary dead-end streets
shall not, in general, exceed 12 times the required minimum lot width
and shall be equipped with a turnaround which conforms to the standards
for permanent dead-end streets; a temporary turnaround shall be provided
with a notation on the plat that land outside the normal street right-of-way
shall revert to abutting property owners whenever the street is continued.
(11)
Watercourses. Where a watercourse separates a proposed street
from abutting property, provision shall be made for access to all
lots by means of culverts or other structures.
(12)
Curve radii. In general, street lines within a block, deflecting
from each other at any one point by more than 10°, shall be connected
with a curve, the radius of which for the center line of the street
shall not be less than 400 feet on major streets, 200 feet on collector
streets and 100 feet on minor streets. The outer street in each case
shall be parallel to such inner street line. A tangent of at least
100 feet long shall be introduced between reverse curves on arterial
and collector streets.
(13)
Service streets or loading space in commercial development.
Paved rear service streets of not less than 20 feet in width or, in
lieu thereof, adequate off-street loading space, suitably surfaced,
shall be provided in connection with lots designed for commercial
use.
(14)
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use, or where
a change of zoning to a zone which permits commercial use is contemplated,
the street width shall be increased by such amount on each side as
may be deemed necessary by the Planning Board to assure the free flow
of through traffic without interference by parked or parking vehicles
and to provide adequate and safe parking space for such commercial
or business district.
(15)
Undersized existing streets. Where a subdivision borders or
includes existing narrow roads that do not conform to street widths
as shown on the Comprehensive Development Plan or Official Map or
that do not conform to the street width requirements of this chapter
or when the Comprehensive Development Plan indicates plans for realignment
or widening of a road that would require the use of some of the land
in the subdivision, the subdivider shall be required to show areas
for widening or realigning such roads on the plat, marked "Reserved
for Road Realignment (or Widening) Purposes" along either one or both
sides of such streets of substandard width. If the subdivision is
along one side only, 1/2 of the required width shall be dedicated.
It shall be mandatory to indicate reservation on the plat when a proposed
widening or realignment is shown on the Village or County Official
Maps. Land reserved for such purposes may not be counted in satisfying
yard or area requirements of the Zoning Law,[2] said reservations may be required to be dedicated to the
Village.
(16)
Walkways and sidewalks. Subdivision designs shall indicate consideration
for suitable protection of different types of land uses and the segregation
of vehicular and pedestrian traffic where desirable. The pedestrian
walk network, whether independent or combined with the vehicular road
network, shall conveniently link dwellings to all possible generators
of pedestrian traffic both within and without the subdivision, including,
but not necessarily limited to, parking areas, recreation areas, schools,
stores, bus stops and other walks. Such walks shall be so designed
and constructed so as to encourage their use by their proximity to
generators of traffic, convenient arrangement, evenness and durability
of surface, pleasant appearance and exposure to scenic areas and views.
Where sidewalks cross driveways, they shall be reinforced and of the
same material and elevation as that on both sides of such driveways.
(17)
Monuments. Permanent monuments shall be judiciously located
by a licensed surveyor and their locations indicated on the subdivision
map. Three survey ties shall be provided for each monument.
(18)
Roads. The requirements contained in Street Specifications for
Subdivisions and Dedication of Proposed Village Streets,[3] adopted by the Village Board and by the Superintendent
of Public Works and as hereafter amended, shall apply, and all road
construction or design shall conform thereto, said minimum standards
being attached hereto and made a part hereof.
C.
Names.
(1)
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Planning Board. In general, streets
shall have names and not numbers or letters.
(2)
Names to be substantially different. Proposed street names shall
be substantially different so as not to be confused in sound or spelling
with present names, except that streets that join or are in alignment
with streets of an abutting or neighboring property shall bear the
same name. Generally, no street should change direction by more than
90° without a change in street name.
D.
Public acceptance of streets.
(1)
The approval by the Planning Board of a subdivision plat shall not
be deemed to constitute or be evidence of any acceptance by the Village
of any street, utility, easement, park or other open space shown on
such subdivision plat.
(2)
Every street shown on a plat that is filed or recorded in the office
of the County Clerk, as provided in this chapter, shall be deemed
to be a private street until such time as it has been formally offered
for cession to be public and formally accepted as a public street
by resolution of the Village or alternatively until it has been condemned
by the Village for use as a public street.
A.
Lots to be buildable. To be buildable, all lots must be wholly within
the Village.
(1)
The lot arrangement shall be such that in constructing a building
in compliance with the Zoning Law,[1] there will be no foreseeable difficulties for reasons
of topography or other natural conditions. Unless served by Village
sewers, a lot intended for use for single-family residential purposes
must contain a dwelling and septic system site area of not less than
5,000 square feet, with a minimum dimension of 25 feet, of land meeting
all zoning district requirements relative to setbacks, etc., plus
meeting all the following criteria, based on the Orange County soil
report and the soil maps of the Village:
(a)
Average slope of less than 15%.
(b)
A rating of the soil, with respect to permeability, of "slight"
or "moderate," unless served by Village sewers.
(c)
A rating of the soil, with respect to highest seasonal high
water table, of at least 1 1/2 feet, unless served by Village
sewers.
(d)
A rating of the site, with respect to flood hazard (stream overflow),
of "no flooding."
(2)
The Planning Board recognizes that, as a result of on-site investigations,
areas of a given soil type, as depicted on the soil maps, contain
other kinds of soil that have contrasting properties, or there may
be special conditions peculiar to a site. The subdivider may present
such data, including any appropriate corrective and control measures
to support proposals, and the Planning Board may, after reviewing
the subdivider's data, waive or modify the above criteria, except
for zoning district requirements, provided that the subdivider has
incorporated in the plans accepted methods of construction and/or
materials and appropriate corrective measures.
B.
Driveway access. Driveway grades shall not exceed 10%.
C.
Access from public streets.
(1)
The subdividing of land shall be such as to provide, by means of
a public street, each lot with satisfactory access to an existing
public street.
(2)
Lots of less than 200 feet frontage apiece fronting on a county or
state road must be so designed as to share a common curb cut with
an adjacent lot, if either adjacent lot has not been granted a curb-cut
permit. When more than eight lots are proposed to be subdivided from
a parcel with frontage on a county or state road, or there is the
possibility of creating nine or more lots equal in size to the average
area of the lots proposed for subdivision, frontage for all must be
on internal streets not on the county or state highway. Each lot permitted
to front on a county or state road must provide for an on-site turnaround
so as to obviate the necessity of any vehicle from backing onto such
roadway.
D.
Access from private streets. Access from private streets shall be
deemed not acceptable unless such streets are designed and improved
in accordance with Village street specifications under § 7-736
of the New York State Village Law; however, where the enforcement
would entail practical difficulty or unnecessary hardship or where
the circumstances of the case do not require the structure to be related
to existing or proposed streets or highways, the applicant may appeal
to the Zoning Board of Appeals as is provided in cases of appeal in
the Zoning Law.[2]
E.
Monuments and lot corner markers. Permanent monuments meeting specifications
approved by the Village Engineer as to size, type and installation
shall be set at such block corners, angle points, points of curves
in streets and other points as the Village Engineer may require, and
their location shall be shown on the subdivision plat.
F.
Dedication of land for widening of existing streets. Where extra
width has been dedicated or set aside for widening of existing streets,
lots shall begin at such extra width line, and all setbacks shall
be measured from such line.
G.
Topsoil. If any topsoil is removed from its natural position in the
process of grading the subdivision site, such topsoil shall be replaced
to a depth approximately equivalent to that existing prior to such
grading, except in streets, driveways and foundation areas.
H.
Lot lines.
[Added 11-14-1979]
(1)
Side lot lines shall be substantially perpendicular to the street
lines where the side lot line meets the street line, whether the street
line is curved or straight.
(2)
The lot frontage shall not be less than 75% of the minimum required
lot width, except that on turnaround circles the lot frontage may
not be less than 50% of the required lot width.
A.
Removal of spring and surface water. All subdivisions shall be related
to the drainage pattern affecting the areas involved, with proper
provision to be made for adequate storm drainage facilities. Water
runoff shall be minimized and retained on the site whenever possible
to facilitate groundwater recharge. However, the subdivider may be
required by the Planning Board to carry away by pipe or open ditch
any spring or surface water that may exist either previous to or as
a result of the subdivision. Such drainage facilities shall be located
in the street right-of-way where feasible or in perpetual unobstructed
easements of appropriate width. A culvert or other drainage facility
shall, in each case, be of adequate size to accommodate the potential
runoff from the entire upstream drainage area, whether inside or outside
the subdivision area. The design and size of this facility shall be
subject to the approval of the Village Engineer.
B.
Drainage structure to accommodate potential development upstream.
A culvert or other drainage facility shall, in each case, be large
enough to accommodate potential runoff from its entire upstream drainage
area. The Village Engineer shall approve the design and size of the
facility based on anticipated runoff from the following storm frequencies
under conditions of total potential development permitted by the Zoning
Law[1] in the watershed:
(1)
For watersheds with drainage areas less than 320 acres [1/2 square
mile], all structures should be designed to carry the peak runoff
for a twenty-year storm.
(2)
For watersheds with drainage areas between 320 and 640 acres [1/2
to one square mile], the structures should be designed to carry peak
runoff for a fifty-year storm.
(3)
For watersheds with drainage areas larger than one square mile, all
structures should be designed to carry peak runoff for a one-hundred-year
storm. The only acceptable method for calculating anticipated runoff
shall be computed by the Soil Cover Complex Method as utilized by
the Soil Conservation Service of the United States Department of Agriculture.
C.
Responsibility for drainage downstream. The subdivider's engineer
shall study and submit a written report of the effect of each subdivision
on the existing downstream drainage facilities outside the area of
the subdivision. This study shall be reviewed by the Village Engineer
and the Orange County Soil and Water Conservation District. Where
it is anticipated that the additional runoff incident to the development
of the subdivision will overload an existing downstream drainage facility
during a twenty-five-year storm, provision for the storage of the
increased runoff must be made by the developer.
D.
Where the development presents the threat of flooding or damage by
flash runoff, including the washing away of the earth to adjacent
and downstream residents, the facilities for stormwater control and/or
runoff shall be constructed prior to any earthmoving or drainage construction
on the project site. If, during the construction phases of development,
runoff and erosion problems are encountered which were not foreseen
in the original planning, work shall be stopped by order of the Village
Engineer, who shall inspect the condition(s) and report the problem
to the Planning Board. The Planning Board shall, without unnecessary
delay and after consultation with the Village Engineer, permit construction
to resume, provided that appropriate corrective measures have been
instituted by the subdivider.
E.
Land subject to flooding. Land subject to periodic or occasional
flooding or land deemed by the Planning Board to be uninhabitable
shall not be platted for residential occupancy, nor for such other
uses as may increase danger to health, life or property or aggravate
the flood hazard, but such land within the plat shall be set aside
for park purposes in addition to that area which is required.
F.
Easements. Where a subdivision is traversed by a watercourse, drainageway,
channel or stream, there shall be provided a stormwater easement or
drainage right-of-way conforming substantially to the lines of such
watercourse and such further width or construction, or both, as the
Village Engineer may deem adequate to the purpose, but in no case
less than 20 feet in width and of such width as to encompass the flood
of record plus three feet in elevation. Drainage easements shall be
carried from the road to a natural watercourse or to other drainage
facilities. When a proposed drainage system will carry water across
private land outside the subdivision, appropriate rights must be secured
and indicated on the plat.
A.
The purpose of this section is to provide an equitable and effective
development standard for securing adequate land for parks, playgrounds
and recreation purposes in new subdivisions throughout the Village.
B.
Except as hereinafter provided, lands comprising approximately 10%
of the total area to be subdivided shall be reserved for parks, playgrounds
or recreational purposes in a location with suitable public access
within the subdivision, as selected and determined by the Planning
Board.
(1)
Recreation areas shown on the Comprehensive Development Plan. Where a proposed park, playground or open space shown on the Comprehensive Development Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B(2) below. Such area or areas may be dedicated to the Village or county by the subdivider if the Village Board approved such dedication. While the plan may show only a general location of such proposed sites, the required reservation of land for recreation purposes must be specifically located and designated on the subdivision plat.
(2)
Parks and playgrounds not shown on the Comprehensive Development
Plan.
(a)
The Planning Board shall require that the plat show sites of
a character, extent and location suitable for the development of a
park, playground or other recreation purpose. The Planning Board may
require that the developer satisfactorily grade and seed any such
recreation areas shown on the plat.
(b)
The Board shall not accept areas of less than three acres and
shall require that not less than three acres of recreation space be
provided per 100 dwelling units shown on the plat. Open spaces of
a lesser area may be approved where the difference may be made up
in conjunction with the future subdivision of adjacent land. Such
area or areas may be dedicated to the Village by the subdivider, if
the Village Board approved such dedication, or may be retained in
private ownership and 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 lands, in perpetuity, for their intended purposes. Such conditions
shall be shown on the plat prior to plat approval and recording.
(3)
Information to be submitted. In the event that an area to be used
for a park or playground is required to be so shown, the subdivider
shall submit, prior to final approval, to the Planning Board three
prints, one on cloth, drawn in ink, showing, at a scale of not less
than 30 feet to the inch, such area and the following features thereof:
(a)
The boundaries of said area, giving lengths and bearings of
all straight lines, radii, lengths, central angles and tangent distances
of all curves.
(b)
Existing features, such as brooks, ponds, clusters of trees,
rock outcrops and structures.
(c)
Existing and, if applicable, proposed changes in grade and contours
of said area and of the area immediately adjacent.
(4)
Waiver of plat designation of area for parks and playgrounds. In
cases where the Planning Board finds that due to the size, topography
or location of the subdivision, land for a park, playground or other
recreation purpose cannot be properly located therein or if, in the
opinion of the Board, it is not desirable, the Board may waive the
requirement that the plat show land for such purposes. The Board shall
then require, as a condition to approval of the plat, a payment to
the Village of an amount equal to the fair market value of 10% of
the development site as unimproved acreage, said market value to be
determined by the Village Assessor. Such amount shall be paid to the
Village Board at the time of final plat approval, and no plat shall
be signed by the authorized officer of the Planning Board until such
payment is made. All such payments shall be held by the Village Board
in a special Village Recreation Site Acquisition and Improvement Fund
to be used for the acquisition of land that is suitable for permanent
park, playground or other recreational purposes and is so located
that it will serve primarily the general neighborhood in which the
land covered by the plat lies and shall be used only for park, playground
or other recreational land acquisition or improvements. Such money
may also be used for the physical improvement of existing parks or
recreation areas serving the general neighborhood in which the land
shown on the plat is situated, provided that the Planning Board finds
that there is a need for such improvements.
(5)
Reserve strips prohibited. 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.
(6)
Preservation of natural features. The Planning Board shall, wherever
possible, establish the preservation of all natural features which
add value to residential developments and to the community, such as
large trees or groves, watercourses and falls, beaches, historic spots,
vistas and similar irreplaceable assets.
(a)
Natural terrain. Subdivision design shall preserve, insofar
as possible, the natural terrain and natural watercourses, improvements
and drainage areas.
(b)
Trees. A conscious effort shall be made to preserve all worthwhile
trees and shrubs which exist on the site. No tree with a diameter
of eight inches or more as measured three feet above the base of the
trunk shall be removed unless such tree is within the right-of-way
of a street as shown on the final subdivision plat. Removal of additional
trees shall be subject to the approval of the Planning Board.
(c)
Soil. Natural fertility of the soil shall be preserved by disturbing
it as little as is possible, and no topsoil shall be removed from
the site.
(7)
Ownership and maintenance of recreation areas. When a park, playground,
natural or historic feature or other recreation or open space area
shall have been shown on a plat, the approval of said plat shall not
constitute an acceptance by the Village of such area. The Planning
Board shall require the plat to be endorsed with appropriate notes
to this effect. The Planning Board may also require the filing of
a written agreement between the applicant and the Village covering
future deed and title, dedication and provision for the cost of grading,
development, equipment and maintenance of any such recreation area.
A.
The proposed subdivision plat shall be properly endorsed and approved
by the Orange County Department of Health. Such endorsement and approval
shall be secured by the subdivider after approval of the preliminary
plat by the Planning Board.
B.
Orange County Department of Health approval shall constitute only
the minimum requirement necessary and, where considered essential
by the Board, a public sanitary and/or water system may be required
for any subdivision.
C.
The requirements contained in the Village of Cornwall-on-Hudson Sewage
Disposal Ordinance[1] approved by the Village Board and as hereafter amended
shall apply, and all sewage disposal systems shall be constructed
in conformance thereto; said ordinance is hereby made a part hereof.
D.
Water and sewer mains and systems are to be offered for dedication
to the Village and, upon completion of acceptance, to be maintained
by the Village and shall be located in the street rights-of-way or
in perpetually unobstructed easements of a width adequate for servicing.
E.
The developer shall be responsible not only for the laterals within
the development but also for any lines or connections that may be
necessary to bring the service to the development.