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 to Official Map and Town Plan. Subdivision shall conform to the Official Map of the town and shall conform to Chapter 155, Zoning.
C. 
Preservation of natural cover. Land to be subdivided shall be laid out and improved in reasonable conformity to existing topography, in order to minimize grading, cut and fill, and to retain, insofar as possible, the natural contours, limit stormwater runoff, and conserve the natural cover and soil. No topsoil, sand or gravel shall be removed from any lots shown on any subdivision plat, except for the purpose of improving such lots and for the laying out of streets shown thereon.
D. 
Preservation of existing features. Existing features which would enhance the attractiveness of the site or the community as a whole, such as trees, watercourses, ponds, historic places and similar irreplaceable assets, shall be preserved insofar as possible through harmonious design of the subdivision.
E. 
Specifications for required improvements. All required improvements shall be constructed or installed to conform to town specifications, which may be obtained from the Town Clerk.
A. 
General. Streets shall conform to current town highway specifications and 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. All streets shall be properly related to the town's development plan and in conformance to the Official Map, if such exists, in location and design.
B. 
Relation to topography. Streets shall be logically related and conform insofar as possible to the original topography. They shall be arranged so as to obtain as many building sites as possible at or above the grade of the street. A combination of steep grades and sharp curves shall be avoided.
C. 
Continuation of streets into adjacent property. Streets shall 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 when such continuation is in accordance with the Town Plan, as it may be adopted. Reserve strips, controlling access to streets, shall be prohibited except where their control is placed with the town under conditions approved by the Planning Board. If adjacent property is undeveloped and the street must temporarily be a dead-end street, the right-of-way and improvements shall be extended to the property line. A temporary "T" in accordance with Town highway specifications shall be provided on all temporary dead-end streets, with the notation on the plat that land outside the normal street right-of-way shall revert to abutting properties.
[Amended 7-13-2021 by L.L. No. 3-2021]
D. 
Treatment of major streets.
(1) 
In residential areas. Where a subdivision abuts or contains an existing or proposed major street, the Town Board or authorized agent may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(2) 
In business areas. In areas zoned or designed for commercial use, or where a change of zoning is contemplated for commercial use, the Town Board or its authorized agent may require that the street width be increased or that a service road be constructed, 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 area.
E. 
Dead-end streets. Permanent dead-end streets shall normally not exceed 1,200 feet in length in order to provide for convenience of traffic movement and facilitate more effective police and fire protection. The Town Board or its authorized agent may require the reservation of a fifty-foot-wide easement through this property to facilitate pedestrian traffic or utilities. No permanent dead-end streets may be constructed having more than 20 building lots. A "T" in accordance with the Town highway specifications shall be provided at the end of permanent dead-end streets.
[Amended 7-13-2021 by L.L. No. 3-2021]
F. 
Street names.
(1) 
All streets shall be named and such names shall be subject to the approval of the Planning Board. Names shall be sufficiently different in sound and spelling from other street names in the town to avoid confusion. A street which is a continuation of an existing street shall bear the same name. As general policy, the use of personal names for new roads is discouraged. Historical names are preferred or names appropriate to the particular development or general neighborhood.
(2) 
The developer shall be responsible for the supply and erection of street signs in accordance with the town highway specifications.
G. 
Intersections.
(1) 
Design. Intersections of state highways by other streets shall be at least 800 feet apart. Cross (four-cornered) street intersections shall be avoided, except at important traffic intersections. A distance of at least 150 feet shall be maintained between offset intersections. Within 40 feet of an intersection, streets shall be approximately at right angles, and grades shall be limited to 2%. All street intersection corners shall be rounded by curves of at least 25 feet in radius at the property line.
(2) 
Visibility at intersections. Within the triangular area formed at corners by the intersecting street lines, for a distance of 75 feet from their intersection and diagonally connecting the end points of these lines, visibility for traffic safety shall be provided by excavating, if necessary. Nothing in the way of fences, walls, hedges or other landscaping shall be permitted to obstruct such visibility. An easement for the enforcement of this provision shall be granted to the owner of the street and notation to this effect made on the plat.
H. 
Provision for future resubdivision. When a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged to allow the provision of future streets and logical further subdivision.
Block dimensions shall be at least twice the minimum lot depth and generally at least 400 feet in length. In long blocks, the Planning Board may require the establishment of easements or public ways through the block to accommodate utilities or pedestrian access.
A. 
Buildable lots. The lot size, width, depth, shape and arrangement shall be appropriate for the type of development and use contemplated, and 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 the Town Law as it may be adopted, or in providing access to buildings on such lots from an approved street. Dimensions of corner lots shall be large enough to allow for erection of building, observing the minimum front yard setback from both streets.
B. 
Side lot lines. Side lot lines shall be at right angles to street lines unless a variation from this rule will give, in the opinion of the Planning Board, a better street or lot plan. Lot lines shall coincide with municipal boundaries rather than cross them. Where extra width has been dedicated for widening an existing street, lot lines shall begin at such extra width line.
C. 
Access from major streets. Lots shall generally not have their vehicular access from a major street. 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 drive in order to limit possible traffic hazard on such streets. (See § 133-17D, Treatment of major streets.)
D. 
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 structure, of a design approved by the Town Board or its authorized agent.
E. 
Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the ownership of the water body among the fees of the adjacent lots. The Planning Board may approve an alternate plan whereby the ownership 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 lot area required under zoning regulations may be covered by water.
A. 
Parks and open space.
(1) 
General. In accordance with § 277 of the Town Law, the Planning Board may require either the reservation of land for park or recreational purpose or payment of a fee to a trust fund to be used for recreational purposes in the area of the subdivision.
(2) 
Reservation of land. The Planning Board may require the reservation of land for a park or recreational purposes to be reserved on the plat, but in no case to be more than 10% of the gross area of the subdivision. The location of such reservation shall be in accordance with the Town Plan or Official Map, if such exist, or otherwise where the Planning Board shall deem such reservation to be appropriate. In general, such reservations should have an area of at least two acres and have adequate street access.
(3) 
Payment of fee. Where the Planning Board deems that the reservation of land would be inappropriate, the Planning Board may waive the requirement of land reservation, on the condition that the subdivider deposits a cash payment in lieu of land reservation with the Secretary of the Planning Board. Such payment shall be placed in a trust fund to be used exclusively for the purchase and development of neighborhood sites for parks, playgrounds, or other recreational purposes. The amount of such payment shall be computed by the Planning Board. This fee shall be paid upon tentative approval of the final plat.
B. 
Widening or realignment of existing streets. Where the subdivision borders an existing street and additional land is required for realignment or widening of such street as indicated on the Official Map or Town Plan, if such exist, or where the Planning Board deems such reservation necessary, the Planning Board may require that such areas be indicated on the plat and marked "Reserved for Street Realignment (or widening) Purposes."
C. 
Easements for utilities and drainage. 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. Such easements shall be centered on rear or side lot lines.
D. 
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.
E. 
Easements for maintenance of slopes. Where steep slopes beyond the street right-of-way may require maintenance, an easement may be required for such purpose.
F. 
Responsibility for ownership of reservations. Title to all reservations, if vested in interests other than the subdivider, shall be clearly indicated on the plat.
G. 
Monuments and improvements.
(1) 
Monuments and markers. Monuments shall be placed at all block corners, angle points, points or curvature and points of tangency in streets and at intermediate points as required by the Town Board or its authorized agent. In no case shall there be less than four permanent monuments per block. Monuments shall be set so as to prevent movement by frost upheaval and other pressures. Markers of a material, size and length suitable to the Town Superintendent of Highways or his authorized agent shall be placed at all points where road lines intersect plat boundaries and at all lot corners.
(2) 
Street improvements. Streets shall be graded and improved with pavement and street signs in accordance with town highway specifications. Where underground utilities are required by the Planning Board, they shall be placed between the paved roadway and street right-of-way line, where possible, to simplify location and repair of the lines. The subdivider shall install underground service connection to the property line of each lot before the street is paved. Such grading and improvements shall be approved as to design and specifications by the Town Board or its authorized agent, who shall require that all pertinent town standards and specifications shall be met.
(3) 
Storm drainage facilities. Storm drainage facilities shall provide a clear and protected channel fully adequate to handle runoff from a twenty-five-year storm and designed so that heavy runoffs which exceed the capacity of the channels can be handled with least possible damage to improvements and structures or as may be approved by the Town Board or its authorized agent.
(4) 
Public utilities. The Planning Board may accept assurance from each public utility company whose facilities are proposed to be installed. Such assurance shall be in writing, addressed to the Board, stating that such public utility company will make the installations necessary for the furnishing of its services within a specified time, in accordance with the approved subdivision plat.
(5) 
Central water and sewage facilities. Where central water and/or central sewage for a subdivision is required by the Planning Board or other governmental agency or where central water and/or central sewage is to be placed in the subdivision by the developer, said systems shall be provided in each new subdivision in accordance with the requirements of the appropriate agency having jurisdiction over the planning and installation of these facilities.
In the event the Planning Board deems it necessary, it may retain professional consultants to aid said Planning Board in arriving at decisions concerning any particular subdivision. The fee of the professional consultant shall be paid by the subdivider whose subdivision is being reviewed by said professional consultant. A deposit of 50% of the estimated fee is required from the subdivider or his agents at the beginning of each phase of review by the Planning Board. The subdivider may appeal the decision of the Planning Board under the provisions of this section to the Town Board.