The Planning Board, in considering an application for the subdivision of land, shall be guided by the following standards for subdivision design, unless the Planning Board makes a finding that doing so would not be appropriate for the site.
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. Land subject to such hazards shall not be subdivided or developed for residential purposes nor for such other uses as may increase danger to health, life or property or aggravate a flood hazard, but such land may be set aside for uses as shall not involve such danger nor produce unsatisfactory living conditions.
B. 
Preservation of natural features.
(1) 
Land to be subdivided shall be designed in reasonable conformity to existing topography in order to minimize grading, cut and fill and to retain, insofar as possible, the natural contours, to limit stormwater runoff and to conserve the natural vegetative cover and soil. No tree, topsoil or excavated material shall be removed from its natural position except where necessary and incidental to the improvement of lots and the construction of streets and related facilities in accordance with the approved plan (see § 185-8 for specific regulations regarding the removal of trees in subdivisions). Topsoil shall be restored to a depth of at least six inches and properly seeded and fertilized in those disturbed areas not occupied by buildings or structures.
(2) 
Existing natural features which are of ecological, aesthetic or scenic value to residential development or to the Village as a whole, such as wetlands, watercourses, water bodies, rock formations, large trees, historic spots and similar irreplaceable assets, shall be preserved, insofar as possible, through harmonious design of the subdivision, and where appropriate, the Planning Board, at its discretion, may require the inclusion of such features as permanent reservations.
C. 
Conformity to Zoning Map. Subdivisions shall conform to the streets and parks shown on the Zoning Map of the Village.
D. 
Frontage on improved streets. The area proposed to be subdivided shall have frontage on and direct access to a street duly placed on the Zoning Map, and if such street is private, it shall be improved to the satisfaction of the Planning Board or there shall be a bond held by the Village to guarantee such improvement.
A. 
Streets.
(1) 
Legislative findings and intent. The Board of Trustees of the Village of Ardsley has determined that the standards set forth by the American Association of State Highway and Transportation Officials (AASHTO), as amended from time to time, is adopted to promote public safety and traffic safety in subdivisions throughout the Village.
(2) 
Standards for street design. Streets shall be designed and constructed to the current standards set forth in "A Policy on Geometric Design of Highways and Streets published by AASHTO," as amended from time to time.
(3) 
Design speed. The design speed for all new roads shall exceed the posted or permitted speed by 10 miles per hour or the equivalent of the 85th percentile of speed of the existing traffic as determined by appropriate surveys, whichever is higher.
(4) 
Street names.
(a) 
All streets shall be named, and such names shall be subject to the approval of the Village Board.
(b) 
Names shall be sufficiently different in sound and in spelling from other street names in the Village so as not to cause confusion.
(c) 
A street which is a continuation of an existing street shall bear the same name.
B. 
Blocks.
(1) 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation control and safety of street traffic.
[1]
Editor's Note: See Ch. 200, Zoning.
(2) 
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street.
C. 
Sidewalks.
(1) 
At its discretion, the Planning Board may require that sidewalks be installed along either or both sides of any street in a subdivision, and in pedestrian easements, where necessary to provide safe pedestrian passage, particularly in the vicinity of schools, parks, playgrounds and other public facilities, at school bus loading sites and along thoroughfares and commercial streets.
(2) 
All sidewalks in residential subdivisions shall be five feet wide, unless otherwise specified.
(3) 
Sidewalks shall be designed and constructed in accordance with Chapter 173, Streets and Sidewalks, of the Village Code, as well as AASHTO and Americans with Disabilities Act (ADA) of 1990 requirements.
A. 
Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulty, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Ordinance[1] and the County Health Department regulations.
[1]
Editor's Note: See Ch. 200, Zoning.
B. 
Lot dimensions.
(1) 
Except as provided elsewhere in these regulations or otherwise permitted by the Planning Board, lot area and dimensions shall comply with at least the minimum standards of the Zoning Ordinance for the district in which they are located. Where lots are more than double the minimum required area, the Planning Board at its discretion may require that they be arranged so as to allow for further subdivision and the opening of future streets where necessary to serve such potential lots, all in compliance with the Zoning Ordinance and this chapter. Where, in the opinion of the Planning Board, lots of larger than minimum size are required for purposes of proper drainage, water supply, waste disposal or the preservation of important ecological features, the Planning Board, at its discretion, may require such oversized lots as a condition of plat approval.
(2) 
Side lot lines shall generally be at right angles to street lines (or radial to curving street lines) unless the Planning Board, at its discretion, allows a variation from this rule to give a better street or lot arrangement. Dimensions of corner lots shall be large enough to allow for erection of buildings observing the minimum front yard setback from both streets.
(3) 
Where a proposed subdivision includes an existing residence larger in size than can appropriately be placed on a lot of the minimum size permitted in the zoning district, the Planning Board, at its discretion, may require that the lot be of such size and relationship to the proposed street system that the structure will be an appropriate and harmonious part of the subdivision.
(4) 
Where extra width has been dedicated for the widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.
A. 
Street improvements. Streets shall be graded and improved with pavement, sidewalks, curbs, gutters, streetlighting standards, street signs, street trees, water mains, sanitary sewers, storm drains, fire alarm signal devices, fire hydrants and other utilities, except that the Planning Board may waive, subject to appropriate conditions, such improvements as it considers are not requisite in the interest of the public health, safety and welfare. The subdivider shall install underground service connection to the property line of each lot before the street is paved. Except where waivers are granted, all such grading and street improvements shall conform in all respects to this chapter; Chapter 173, Streets and Sidewalks; and the construction standards described in § 115-5 of the Village Code.
B. 
Drainage improvements.
(1) 
At its discretion, the Planning Board may require the subdivider 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 and shall be constructed in accordance with Chapter 173, Streets and Sidewalks, and the construction standards described in § 115-5 of the Village Code.
(2) 
Drainage facilities shall, in each case, be large enough to accommodate potential runoff from their entire upstream drainage area, whether inside or outside the subdivision, based on a one-hundred-year storm and assuming conditions of maximum potential development within the watershed as permitted by the Zoning Ordinance.[1] The applicant shall be responsible for submitting such computations to the Building Inspector in sufficient detail to make possible the ready determination of the adequacy of the proposed drainage installations, and the Building Inspector shall be responsible for reviewing these and preparing recommendations for the Planning Board.
[1]
Editor's Note: See Ch. 200, Zoning.
(3) 
The Planning Board, at its discretion, may also require the subdivider to prepare a study of the effects of the subdivision on existing downstream drainage facilities. Where such study or the Planning Board after an independent analysis determines that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility, the Planning Board shall notify the owner of such downstream facility of such potential condition and may withhold approval of the subdivision until provision has been made for the correction of said potential condition.
C. 
Underground utilities. In order to assure greater safety and improved appearance, all utility lines and related equipment for providing power and communication services shall be installed underground in the manner prescribed by the regulations of the utility company having jurisdiction. Underground utility lines shall be located outside of the traveled way of the streets but, except in unusual circumstances, within the street right-of-way. Underground service connections shall be provided to the property line of each lot before the street is paved and may pass under the traveled way of the street.
D. 
Other improvements.
(1) 
Monuments.
(a) 
Monuments shall be required wherever deemed necessary by the Planning Board to enable all property lines to be readily reproduced on the ground. In general, monuments shall be located no more than 500 feet apart on street lines, preferably at street, lot or easement corners or at points of curvature or tangency on curved streets and spaced to be within sight of one another along lines entirely within the street right-of-way.
(b) 
Monuments shall be set vertically in solid ground three inches above the ground surface with accurate reference to a permanently identifiable fixed point and shall meet or exceed the construction requirements specified in the construction standards described in § 115-5 of the Village Code.
(2) 
Traffic control and street signs. Traffic control and street signs shall be provided by the subdivider and placed at all intersections, within the street right-of-way, and in other locations as required by the approving authority. In the case of traffic control signs and street signs, their type and location shall be approved by the Building Inspector of the Village of Ardsley.
(3) 
Streetlighting standards. When required by the Planning Board, streetlighting standards, of a design and location specified in the construction standards described in § 115-5 of the Village Code, shall be provided and installed by the subdivider.
(4) 
Sanitary sewers and sewerage facilities, water mains and water supply facilities and fire hydrants. Where required by the Planning Board, the subdivider shall install sanitary sewers and sewerage facilities and/or water mains and water supply facilities and fire hydrants of the type and in a manner specified in the Construction Standards described in § 115-5 of the Village Code.
(5) 
Fire alarm signal devices. Where required by the Planning Board, the subdivider shall install fire alarm signal devices, including necessary ducts, cable and other connecting facilities, of a type and in a manner and location prescribed by the appropriate fire district or other municipal agency having jurisdiction.
(6) 
Street trees. The Planning Board, at its discretion, may require the planting of street trees. Such trees shall be of a hardwood variety indigenous to the neighborhood and shall be at least five inches caliper at a height of five feet above ground level. Where they are required by the Planning Board, such trees shall be planted along both sides of the street, within the street right-of-way, and spaced approximately 40 feet on center.
(7) 
School bus pickup areas. The Planning Board, at its discretion, may require that the subdivider reserve, clear, grade, pave and otherwise improve an area of such size and location as will provide a safe and suitable place for the use of children awaiting school buses. In general, the size of such area shall not be less than 100 square feet, and no dimensions shall be less than eight feet. Such area shall be included within the street right-of-way and shall be maintained by the holder of fee title to the street. The layout and design shall be subject to Planning Board approval.
All reservations and easements shall be clearly indicated on the final subdivision plat, along with appropriate notations indicating the rights which exist with respect to each such reservation and/or easement. All easements shall be indicated on the plat
A. 
Cash payment in lieu of park reservation. The Planning Board may require, as a condition to approval of any such plat, a payment to the Village of a sum determined by the Planning Board in lieu of park reservation.
B. 
Widening or realignment of existing streets. Where the subdivision borders an existing street and the Zoning Map indicates plans for realignment or widening of the street that would require reservation of some land of the subdivision, the Planning Board may, at its discretion, require that such areas be shown and marked on the plat "Reserved for Street Realignment (or Widening) Purposes." At its discretion, the Planning Board may not count land reserved for such purposes in satisfying yard or area requirements of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 200, Zoning.
C. 
Utility and drainage easements.
(1) 
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 shall be provided across property outside the street lines and with satisfactory access to the street.
(2) 
At the Planning Board's discretion, it may require that drainage easements extend from the street to the watercourse or other drainage facility and convey to the holder of fee title of the street the perpetual right to discharge stormwater runoff from the street and the surrounding area onto and over the affected premises by means of pipes, culverts or ditches, or a combination thereof, together with the right to enter said premises for the purpose of making such installations and doing such maintenance work as the holder of such fee title may deem necessary to adequately drain the street and the surrounding area. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured in a form satisfactory to the Village Attorney and suitable for recording in the Office of the County Clerk.
D. 
Easements for pedestrian access. The Planning Board, where it deems it necessary, 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. All easements shall be indicated on the plat.
E. 
Slope easements. Where determined appropriate by the Planning Board, the Planning Board may permit an embankment alongside a proposed street to extend beyond the normal right-of-way of such street, provided that a slope easement is granted, conveying to the holder of fee title of the street the right to enter the premises for the purpose of maintaining such slope. Where the embankment slope is located on private land outside the subdivision, such easement shall be permitted only where the appropriate rights have been secured in a form satisfactory to the Village Attorney and suitable for recording in the Office of the County Clerk.
F. 
Sight easements. At the Planning Board's discretion, it may require sight easements to be provided across all street corners, outside the street right-of-way, within the triangular area formed by the nearest edges of street pavement and a straight line between two points each 75 feet back from the theoretical intersection of the edges of such pavement prolonged. The easements shall provide that the holder of fee title to the abutting streets shall have the right to enter the easement area for the purpose of clearing, pruning or regrading so as to maintain a clear line of sight in either direction across such triangular area between an observer's eye 3 1/2 feet above the pavement surface on one street and an object one foot above the pavement surface on the other. The initial establishment of clear sight lines within the sight easement area shall be the responsibility of the subdivider.
A. 
Self-imposed restrictions. The owner may place restrictions on the development greater than those required by the Zoning Ordinance. Such restrictions, if any, shall be indicated on the final plat.
B. 
Modifications of standards. The Planning Board may waive or modify the specified requirements in any individual case where, in the Planning Board's judgment, such waiver or modification is in the public interest or will avoid the imposition of unnecessary individual hardship.