The Planning Board, in considering an application for the subdivision of land, shall be guided by the policies specified in Article I of this chapter and the following standards. The purpose of this article is to ensure that the highest standards of site, building and landscape design are met conscientiously, through the use of qualified technical and aesthetic judgment consistent with the Comprehensive Plan.
A. 
General standards. Before the approval of any plat, the Planning Board shall require that the lots shown on the plat are of such character that they can be used safely for building purposes without danger to health or peril from fire, flood, drainage or other menace to the public health, safety and welfare. The Planning Board shall also require that all of the requirements of § 277 of the Town Law, as modified and superseded herein pursuant to the authority of § 10 of the Municipal Home Rule Law, are met prior to approving any plat.
B. 
Standards. Subdivisions shall be subject to the following standards. Subdivision standards are mandatory rules subject to modification by the Planning Board.
(1) 
In determining whether to modify a standard for a proposed project, the Planning Board may take into consideration the following:
(a) 
The practical difficulties of applying the standard to the particular project;
(b) 
The potential adverse impact on surrounding properties and the neighborhood of applying or not applying the standard to the proposed project; and
(c) 
Whether alternate means or measures attain the same goal as the standard.
(2) 
Where an applicant objects to the application of a standard to his or her project and the Planning Board requires compliance, in its resolution of approval or disapproval the Planning Board shall state its findings and the reasons for its decision with reference to the considerations set forth in the preceding paragraph.
C. 
Infrastructure and improvements. The following infrastructure and improvements shall be constructed or installed, or construction and installation thereof secured by a letter of credit or other equivalent security pursuant to § 96-16 of this Code.
(1) 
All proposed streets shall meet the road specifications in Appendix Chapter A111, and shall be of the grade and construction specified in Appendix Chapter A111.
(a) 
Monuments shall be of the type and location specified in Appendix Chapter A111.
(b) 
All street signs, sidewalks, curbs, gutters and storm drains shall be installed in accordance with the standards and specifications contained in Appendix Chapter A111.
(c) 
All streetlighting shall be installed in accordance with the standards and specifications provided to the Planning Board by the appropriate authorities.
(2) 
All proposed streets shall be designed to conform to the official map, if such exists, and to the Comprehensive Plan, and shall be consistent with the following:
(a) 
The paved width of two-lane minor streets serving not more than 20 home sites shall be at least 18 feet. The paved width of any major street collecting traffic from no more than 200 homes shall be at least 22 feet.
(b) 
Traffic congestion shall be reduced by creating new street connections and parallel roads serving the various land use forms and their cores.
(c) 
Wherever the density of a residential use is four or more dwelling units per acre, an additional eight feet shall be added to the paved width on at least one side of a proposed street, in order to permit on-street parking.
(d) 
On-street parking shall be considered along all streets in any Business District and Hamlet Core as defined in Chapter 108, provided the governmental agency with authority over the street will permit the same.
(e) 
Clearing of land to provide shoulders shall be permitted only to the extent needed to install utilities and provide snow storage.
(f) 
Curbs along low-volume roads shall not be installed unless it is clearly established that they are necessary in order to properly handle stormwater runoff.
(g) 
Center-line curve radii shall be designed so that they do not unnecessarily encourage higher vehicle speeds, taking into consideration existing topographical and environmental conditions.
(h) 
Cul-de-sac and dead-end street designs shall be minimized, in preference to multiple connections that filter traffic onto the vehicular circulation system. (See Town Board June 26, 2006, resolution 12 to amend Appendix Chapter A111 requiring streets to be arranged to avoid culs-de-sac.[1])
[1]
Editor's Note: See § A111-37, Culs-de-sac.
(i) 
Within any Business District, all curb radii at street intersections shall be minimized in order to shorten the curb-to-curb pedestrian crossings. A radius of four feet to eight feet is recommended.
(j) 
Street trees shall be provided in accordance with the recommendations of the Hyde Park Shade Tree Commission.
(k) 
Formal pedestrian circulation shall be provided where Article 5 of Chapter 108 indicates that it is appropriate.
(l) 
Lighting shall be provided consistent with § 108-4.5H(1) of Chapter 108 and be pedestrian-scale. The use of highway-designed high-intensity sodium lamps and similar illumination devices shall be avoided.
(m) 
All electric and communications lines shall be buried consistent with § 108-4.5I(6) of Chapter 108.
(n) 
Relation to topography. Streets shall conform to the original topography without sharp cuts and excavation. They shall be arranged so the grade of the road is below as many of the building sites as possible.
(3) 
Block size. Block dimensions shall be at least twice the minimum lot depth and generally not more than 12 times the minimum lot width required by Chapter 108. In long blocks, the Planning Board may require the reservation through the block of a twenty-foot-wide easement to accommodate utilities or pedestrian traffic.
(4) 
Intersections. Intersections of major streets shall be reviewed and approved by the Town Engineer or the necessary regulatory agency and be at least 800 feet apart. A distance of at least 150 feet shall be maintained between offset intersections. Within 40 feet of an intersection, street grades shall be limited to a maximum of 1 1/2%. All street intersection corners shall be rounded by curves of at least 25 feet in radius at the property line.
(5) 
Visibility at intersections. Within the triangular area formed within 50 feet of corners of intersecting streets, visibility for traffic safety shall be provided, if necessary by excavating. Fences, walls, hedges or other landscaping shall not be permitted to obstruct such visibility.
(6) 
Continuation of streets into adjacent property. In accordance with the Town Board June 26, 2006 Resolution 12 to amend Appendix Chapter A111, streets shall be arranged to avoid culs-de-sac.[2] Streets shall also be arranged to provide for the continuation of principal streets between adjacent properties where such continuation is necessary for convenient movement of traffic, effective fire protection, efficient provision of utilities and particularly where such continuation is in accordance with the Official Map, if such exists. If the street must be a dead-end street temporarily, the right-of-way and improvements shall be extended to the property line and an appropriate offer of cession to the Town filed with the County Clerk. A temporary circular turnaround, a minimum of 50 feet in radius, or a hammerhead shall be provided on all temporary dead-end streets, with temporary snow storage provisions, with the notation on the plat that land outside the street right-of-way shall revert to abutting owners when the street is continued.
[2]
Editor's Note: See § A111-37, Culs-de-sac.
(7) 
Street names. All streets shall be named, and such names shall be subject to the approval of the Town Board. 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 a continuation of an existing street shall bear the same name, although indicators such as East, West, North or South may be permitted.
(8) 
Improvements.
(a) 
Sanitary sewers, water mains, fire hydrants and trees shall be installed in accordance with applicable specifications established by the Dutchess County Department of Health and local fire district and also in accordance with any specifications for such improvements which may be established by the Town Board.
(b) 
Underground utilities shall be placed between the paved roadway and street right-of-way line to simplify location and repair of the lines. The subdivider shall install underground service connections, where required, to the property line of each lot before the street is paved.
(9) 
Storm drainage. All stormwater drainage systems shall be installed in accordance with plans approved by the Planning Board and the Town Engineer. Any subdivision approved under the provisions of this article shall provide stormwater management practices and standards required by § 108-4.5I of Chapter 108 to address stormwater runoff of all lands contained within the subdivision and any off-site runoff entering the proposed subdivision. When catch basins are installed for new projects, the drain gate must have molded into the metal of the grate the words, "NO DUMPING - DRAINS TO WATERWAY."
[Amended 8-24-2009 by L.L. No. 3-2009]
(10) 
Water and sewer shall be provided in accordance with the provisions of § 108-4.5I of Chapter 108 for any major subdivision approved under the provisions of this chapter.
(a) 
Water mains and sanitary sewers shall be installed in accordance with the standards and specifications of the Dutchess County Department of Health or as otherwise provided by the Town Engineer.
(b) 
Simultaneously with the approval of any residential subdivision plat that requires the provision of central sewer or water, the applicant shall sign an agreement with the Town to convey the entire sewer collection and treatment facilities and/or the entire water distribution, pumping source and storage facilities, together with all other facilities necessary for the proper operation of such systems, at the option of the Town, at no cost to the Town.
(11) 
All fire alarm signal devices, including all necessary ducts and cables or other connecting facilities, shall be installed in accordance with the standards and specifications established in § 108-4.5I of Chapter 108.
(12) 
Snow storage. Snow storage areas shall be constructed to minimize threats to groundwater quality. Where the recharge areas for wells are downhill of snow storage areas, the snow storage areas shall be impervious and drain to controlled stormwater outlets.
D. 
Lots. All lots shall comply with the requirements of Chapter 108 except as may otherwise be provided herein.
(1) 
Whenever a lot is hereafter formed from part of any existing parcel, such separation shall be effected in such a manner that each lot thus created conforms to all of the requirements of Chapter 108.
(a) 
Any lot hereafter formed shall have frontage as required by § 108-4.4E of Chapter 108 for uses not covered by residential subdivision uses or by § 96-9 or § 96-10, for residential subdivision uses.
(b) 
Notwithstanding § 108-4.5 of Chapter 108, any lot, including residential lots for individual one- and two-family residences hereafter formed, shall comply with the applicable requirements of environmental standards and shall conform to the standards in § 108-4.3G of Chapter 108.
(c) 
Flag lots. No more than three adjoining access strips to flag lots shall be permitted in a new average density subdivision (see § 96-9); no more than five adjoining access strips to flag lots shall be permitted in new cluster subdivisions (see § 96-9F). Each access strip shall have a minimum frontage of 25 feet and a minimum width of 25 feet throughout the access strip. All flag lots shall have safe access for fire, police, and emergency vehicles. No flag lot shall result in degradation of important natural resources and landscape features, including, but not limited to, ponds, streams, steep slopes (over 20% grade), ridgelines, and wetlands.
(2) 
The size of any residential lot created under the provisions of this chapter shall be no smaller than is necessary to accommodate water and sewer service for a single-family dwelling as permitted under the provisions of Chapter 108 for the applicable zoning district.
(3) 
Arrangement. The arrangement of lots shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, locating a building on each lot and providing access to buildings on such lots from an approved street or driveway.
(4) 
Access across a watercourse. Where a watercourse separates the buildable area of a lot from the access street, provision shall be made for the installation of a culvert or other crossing structure of a design approved by the Town Engineer.
(5) 
Side lot lines. Side lot lines shall be at right angles to street lines unless a variation from this rule will give a better street or lot plan.
(6) 
Access from major streets. Lots in subdivisions shall be arranged to minimize driveway access from major streets. Where driveway access from a major street may be necessary for several adjoining lots, the Planning Board may require that such lots be served by a combined access driveway in order to limit possible traffic hazard on such street.
(7) 
Future street system. Where the plat submitted covers only a part of the subdivider's tract, a sketch of the prospective future street system of the unsubmitted part shall be furnished, and the street system of the part submitted shall be considered in the light of adjustments and connections with the future street system.
E. 
Design standards. In addition to the standards established in Articles 4 and 5 of Chapter 108, the following standards apply in the review of any proposed major subdivision:
(1) 
There are many possible types of blocks for new or modified neighborhoods. Any organic approach shall encourage that certain values be retained:
(a) 
The existing terrain shall be retained and respected to the extent practical in the placement and design of walkways, streets and buildings; and
(b) 
Pedestrian movement shall be an integral method of transportation, as opposed to being understood as incidental to vehicular routes.
(2) 
Open space is a defining element of a neighborhood. There are myriad specialized types of such space and the subdivider shall consider all of them when designing the specifics of the subdivision. Particular consideration shall be given to the following:
(a) 
Playgrounds can be incorporated into any block;
(b) 
A courtyard can provide common shared space within a block;
(c) 
Attached and detached "squares" have both practical and symbolic importance as places of gathering and of importance; and
(d) 
Plazas, greens, commons, parks and buffers all provide a sense of spaciousness.
(3) 
Whether a particular building is to have a courtyard, side yard, rear yard or perimeter shall be at the discretion of the developer.
(4) 
Preservation of natural features. Natural features which add value to residential developments and to the community, such as large trees or groves, watercourses and waterfalls, beaches, historic sites, vistas and similar irreplaceable assets, shall be preserved.
A. 
The design and size of storm drainage facilities shall be subject to the review and approval of the Town Engineer.
B. 
Easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, a stormwater easement or drainage right-of-way shall be provided, which shall conform substantially with the lines of such watercourse and such further width or construction, or both, as the Town Engineer may deem adequate to the purpose. In no case shall such stormwater easement or drainage right-of-way be less than 20 feet wide.
A. 
Parks, playgrounds, and recreational areas. The purpose of this subsection is to provide an equitable and effective development standard for securing adequate land for parks, playgrounds, and recreational purposes in all new subdivisions throughout the Town. Except as herein provided, lands comprising approximately 10% of the total area to be developed shall be reserved for parks, playgrounds or recreational areas within all major subdivisions as approved by the Planning Board.
(1) 
The Planning Board shall require that the subdivision 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 the subdivider to satisfactorily grade and seed any such recreation area shown on the plat.
(2) 
The Planning Board shall not accept areas of less than three contiguous acres and shall require that not less than three acres of recreation space be provided per 100 dwelling units shown on the plat. Recreational spaces of a lesser area may be approved where the difference may be made up in conjunction with the future subdivision of adjacent land. However, in no case shall the required amount be more than 10% of the total area of the subdivision.
(3) 
All lands designated on the plat as park, playground and recreation area may be retained in private ownership and shall be subject to such conditions as the Planning Board may establish for the subdivision concerning access, use, and maintenance of such lands as deemed necessary to assure the preservation of such lands for their intended purposes in perpetuity. Such conditions shall be shown on the plat prior to plat approval and recording.
(4) 
If the Planning Board finds that, due to size, topography or location of the subdivision, land for parks, open space, playgrounds or other recreational purpose cannot be properly located therein or if, in the opinion of the Planning Board, it is not desirable, the Planning Board shall require, prior to the signing of the plat, payment to the Town of Hyde Park Recreation Trust Fund of a fee as listed in the Schedule of Fees adopted by the Town Board. Such amount shall be paid to the Town at the time of final plat approval, and no final plat shall be signed until such payment is made. The lot encompassing the residence of the subdivider shall be exempt from this fee.
B. 
Realignment or widening of existing streets. Where the subdivision borders an existing street and the Comprehensive Plan or Official Map indicates plans for realignment or widening of the street that would require reservation of some land of the subdivision, the Planning Board may require that such areas be shown and marked on the plat, "Reserved for Street Alignment or Widening Purposes."
C. 
Utility and drainage 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 shall be provided across property outside the street lines and with satisfactory access to the street.
D. 
Easements for pedestrian access. The Planning Board may require perpetual unobstructed easements at least 20 feet in width in order to facilitate pedestrian access from streets to schools, parks, playgrounds or other nearby streets.