The subdivider shall observe the general requirements
and principles of land subdivision found in this article.
In general, the proposed subdivision shall conform
to the Official Map, Zoning Law and Master Plan. The size, width,
depth, area of lots and the use thereof shall comply with the Zoning
Law of the Village of Tuxedo Park.
A. The arrangement of streets in the subdivision shall
provide for the continuation of the principal streets in adjoining
subdivisions or for their proper projection when adjoining property
is not subdivided, and streets shall be of a width at least as great
as that of such existing connecting streets.
B. In general, main roads shall be 25 to 30 feet wide
and secondary roads shall be 18 to 25 feet wide. The Board may designate
road widths, shoulders and road construction on a per-project basis.
C. Dead-end or cul-de-sac streets shall not in general
exceed 750 feet in length and shall be equipped with a turnaround
roadway with a minimum radius of 40 feet for the outside curb at the
closed end and right-of-way radius of 50 feet, both tangent to the
right-hand curb and the right-hand right-of-line, respectively, on
the turnaround area.
D. Care shall be exercised in the layout of lots at street
intersections and at switch-back turns.
(1) Intersections with major roads. Minor or secondary
street openings into a major road shall, in general, be at least 500
feet apart.
(2) Street jogs. Street jogs with center-line offsets
of less than 125 feet shall not be permitted except with the approval
of the Planning Board.
E. In general, street lines within a block deflecting
from each other at any one point more than 10° shall be connected
with a curve, the radius of which for the inner street lines shall
not be less than 250 feet on roads and 100 feet on secondary streets.
The outer street line in each case shall be parallel to such inner
street line.
F. Minor streets.
(1) A minor street shall be so designed as to discourage
through or heavy traffic in three ways:
(a)
It shall be so laid out as not to provide a
short cut to streets or property beyond the proposed subdivision.
(b)
It generally should provide access to no more
than five lots.
(c)
Speed of traffic should be discouraged by curved
alignment or other means.
(2) Access to lots from other than such minor streets
shall be permitted only when it is demonstrated to the satisfaction
of the Planning Board that compliance with these provisions is physically
impossible.
G. Grades of all streets and proposed driveways shall
conform in general to the terrain and shall be the reasonable minimum,
but shall not be less than 0.7% nor more than 5% for main thoroughfares
nor more than 10% for minor streets and driveways.
H. Paving. All new streets shall be graded and provided
with an all-weather base pavement in keeping with specifications and
standards approved by the Village Board of Trustees. All pavements
shall be approximately 28 feet wide except for minor streets, giving
access to no more than five lots, of one acre or more in area. Where
these three conditions coexist, pavements may be approximately 20
feet in width.
A block generally shall not exceed 1,200 feet
in length.
It is generally preferred to create developments
in a loosely shaped or free-form plan rather than in a rigid grid
configuration. Interior parks, culs-de-sac and natural landscaping
may be used to maintain the rural atmosphere of Tuxedo Park. Acceptable
maintenance agreements or dedications must, however, be approved by
the Village.
A. Curb radii at intersections shall not be less than
25 feet and property lines shall be adjusted accordingly.
B. On a corner lot, no fence, wall or other structure
more than 2 1/2 feet above the finished grade at the street center
line or from the natural ground level at the point of placement on
the lot, whichever permits the greater height, shall be erected, placed
or maintained so as to obstruct visibility of vehicular traffic within
the triangular area formed by the intersecting street right-of-way
lines and a straight line joining said lines at points 25 feet distant
from the point of intersection, measured along said lines.
Side lines of lots, so far as practicable, shall
be at right angles or radial to street lines.
Corner lots shall be increased in size whenever
necessary so as to provide that any structure to be placed thereon
shall conform to the building line of each street.
In case a tract is subdivided into parcels larger
than ordinary building lots, such parcels shall be arranged so as
to allow the opening of future streets and logical further subdivision.
In general, no reserve strips controlling access
to land dedicated or to be dedicated to public use shall be permitted.
No new road, driveway, land strip or parcel shall be permitted whose
design could provide access to or across the Village boundary, nor
shall any external (town) road, driveway, land strip or parcel be
permitted connection to any road or property within the Village. At or near the Village boundaries, lots shall be created
in such a manner so as to form a terminus or buffer from exterior
lands.
Concrete rolled integral curbs and gutters shall
be installed on all streets. Curb heights or the depth of paved swales
shall be adequate to give positive stormwater control to prevent roadside
erosion. Where necessary, culverts, catch basins and storm sewers
shall be installed to the satisfaction of the Board.
A. Every lot shall have gravity connection to a sanitary
sewer approved by the Board or other official or body authorized by
it to act. Where this is not possible, redundant ejector pump systems
may be permitted from a residence to a gravity flow main. Forced mains
and septic systems are to be considered prohibited unless they receive
approval of the Board, Orange County Department of Health and the
Board of Trustees. In no case shall ejector system equipment be located
nearer than 100 feet to any lake or tributary stream. No part of any
septic system may be located nearer than 250 feet to any lake, stream
or well, nor closer than 50 feet to any property line. In the case
of septic systems, the Board may require more conservative designs
than those issued by the New York State Department of Health. These
specifications may include larger tanks and broader absorption fields,
lesser slopes and greater separations. The Board shall also be receptive
to new technology, if it is demonstrated safe, effective, reliable
and fully compatible with the existing collection system.
B. For the purposes of applying New York State Public
Health Law Article 11, Title II, to the Village of Tuxedo Park, § 1115,
Subdivision 1, shall define "subdivision" as any tract of land which
is divided into three or more parcels.
A. 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 with the lines of such watercourse,
and such further width or construction, or both, as will be adequate
for the purpose.
B. For the purpose of ascertaining basic suitability,
the developer requesting septic approval shall have percolation tests
made for each lot, or, in the case of large tracts of similar terrain,
for each five acres and for points of topographic and geologic change,
and shall show results on the preliminary layout. Any proposed individual
disposal system must be indicated, fully specified and accompanied
by the approval of the appropriate local, county or state health agency.
C. Every lot shall have connection to a municipal waterline
designed for adequate pressure, flow and quality without detriment
to neighboring properties. Where these conditions do not exist, the
subdivider shall so provide. Reliance on wells is to be discouraged,
but the Board may approve this approach if adequate quality and volume
are verified and locations are at least 200 feet from and uphill of
any septic system components.
Natural features, such as trees, brooks, hilltops
and views, shall be preserved whenever possible in designing any subdivision
containing such features.
Appropriate street signs meeting Village specifications
and approved by the Engineer as to size and location shall be installed
at the intersection of all streets.
No topsoil shall be removed from the site or
used as spoil. Topsoil moved during the course of construction shall
be redistributed within the area of the subdivision. The terrain or
topography of no lot shall be altered except in conjunction with a
full building plan which must first be approved by the Building Inspector,
Board of Architectural Review and Board of Trustees.
The subdivider shall take adequate measures
to preserve existing trees within the subdivision. An overall tree
planting plan shall be developed for approval by the Planning Board.
Street trees shall be planted on both sides of the street and 10 feet
outside of the right-of-way, at intervals of approximately 50 feet,
subject to the location of drives, street intersections or other features.
All trees shall be at least two inches in diameter and shall have
a positive take. In general, the street right-of-way shall be cleared
of existing trees, but occasional existing trees of unusual value
may be preserved within the street right-of-way if approved by the
Planning Board.
A fire protection plan in the form of appropriately
designed and placed hydrants, together with adequate fire/rescue access,
shall accompany the preliminary plat.
It shall be the responsibility of the subdivider to improve existing Village roads that serve the subdivision so that such roads will comply with §
85-15 hereof. Road improvements and all other necessary off-site improvements, such as water main extensions, tree trimming, road widening, culverts, street lamps, etc., shall be provided by the subdivider and depicted on the preliminary plat.
Feasible house locations, driveway courses and
all appurtenances shall be depicted for each proposed lot together
with an interior dimensioned "box" showing the minimum square area
as required by the Zoning Law. All other relevant dimensions should appear, including
setbacks, frontage, lake distance, well/septic separation, etc.
A metes and bounds description of the original
parcel as well as of each proposed lot shall be required for preliminary
review.
Telephone, electric, CATV, etc., shall be run
underground from the road to the residence, and a note to this effect
should appear on the preliminary layout. Where not possible, the Board
may grant a waiver or consider an alternative approach.
A. Land subject to flooding, rock- or mudslide and land
deemed by the Board to be uninhabitable shall not be platted for residential
occupancy nor for such uses as may increase danger to health, life
or property or aggravate the hazard.
B. Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions, lack of utilities or similar circumstances, the
Board may, after adequate investigation, withhold approval of such
lots.
C. No lot shall be platted for residential occupancy if such lot would be in violation of §
100-11,
100-12 or
100-13.1 of the Zoning Law.
[Amended 6-10-2009 by L.L. No. 7-2009]
[Amended 3-18-2009 by L.L. No. 3-2009]
A completed Part 1 of the Environmental Assessment
Form (EAF) must accompany the preliminary layout, if required by state
law.
Variations of the general requirements above
outlined may be permitted by the Board, on application, when in its
judgment special factors warrant such a variation.
In accordance with New York State Village Law
§ 7-716, the Tuxedo Park Subdivision Law and other local
regulations shall govern where they impose higher standards than are
required by Article 7 of the Village Law.