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Village of Tuxedo Park, NY
Orange County
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Table of Contents
Table of Contents
Code
New Laws (1) Index
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.[1]
[1]
Editor's Note: See Ch. 100, Zoning.
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.[1] 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.
[1]
Editor's Note: See also Ch. 25, Access to Village, and § 100-22 of Ch. 100, Zoning.
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.[1]
[1]
Editor's Note: See also Ch. 78, Sewers and Sewage Disposal.
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.[1]
[1]
Editor's Note: See also Ch. 97, Water.
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.[1]
[1]
Editor's Note: See also Ch. 40, Clearing, Filling, Grading and Excavating, and § 100-14 of Ch. 100, Zoning.
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.[1]
[1]
Editor's Note: See also Ch. 40, Clearing, Filling, Grading and Excavating.
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.[1]
[1]
Editor's Note: See also Ch. 53, Fire Prevention, Art. III.
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.[1] All other relevant dimensions should appear, including setbacks, frontage, lake distance, well/septic separation, etc.
[1]
Editor's Note: See Ch. 100, Zoning, § 100-8A.
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.