Village of Cornwall-On-Hudson, NY General Requirements and Design Standards

Location and construction. The arrangement of streets shall be such as to cause no undue hardship to adjoining properties and shall be coordinated so as to compose a convenient system. The arrangement of streets in the subdivision shall provide for the continuation of principal streets of adjoining subdivisions and for proper projection of principal streets into adjoining properties which are not yet subdivided by use of stub streets, in order to make possible necessary fire protection, movement of traffic and the construction or extension, presently or when later required, of needed utilities and public services such as sewers, water and drainage facilities. Where, in the opinion of the Planning Board, topographic or other conditions make such continuance undesirable or impracticable, the above conditions may be modified. The subdivision street traffic network shall provide an orderly local access progression from marginal streets to collector streets to main highway and shall include a continuous network of public pedestrian walks, either independent or incorporated within vehicular rights-of-way, to connect all properties and public areas.

Minor streets. Minor streets shall be so laid out that their use by through traffic will be discouraged.

Provision for future resubdivision. Where a tract is subdivided into lots substantially larger than the minimum size required in the zoning district in which a subdivision is located, such parcels shall be arranged so as to allow the opening of future streets and logical further resubdivision in accordance with the requirements contained in this chapter.

(4)

Dead-end streets. The creation of dead-end or loop residential streets will be encouraged wherever the Planning Board finds that such type of development will not interfere with normal traffic circulation in the area. In the case of dead-end streets, where needed or desirable, the Board may require the reservation of a twenty-foot-wide easement to provide for continuation of pedestrian traffic and utilities to the next street. Subdivisions containing 20 lots or more shall have at least two street connections with existing public streets or streets shown on the Official Map, if such exists, or streets on an approved subdivision plat for which a bond has been filed.

(5)

Block size. Blocks generally shall not be less than 400 feet nor exceed 12 times the required minimum lot widths. In general, no block width shall be less than twice the normal lot depth. In blocks exceeding 800 feet in length, the Planning Board may require the reservation of a twenty-foot-wide easement through the block to provide for the crossing of underground utilities and pedestrian traffic where needed or desirable and may further specify, at its discretion, that a four-foot side paved footpath be included. Each normal block shall be planned to provide two rows of lots, but irregular-shaped blocks, oversize blocks or "superblocks" indented by culs-de-sac, parking courts or loop streets and containing interior block parks or playgrounds will be acceptable when properly designed, as determined by the Planning Board. Such blocks shall include adequate off-street parking, facilities for pedestrian access from streets to all lots, proper easements for utility lines and satisfactory provision for the maintenance of park and open spaces, where included.

(6)

Intersections with collector or major arterial roads. Streets with arterial or collector streets shall be held to a minimum to avoid hazard and delay. Such intersections shall be at least 800 feet apart, if possible. Grades shall be limited to no more than 2% within 50 feet of an intersection.

(7)

Street jogs. The center line of a street shall cross an intersecting street as a straight line. Street jogs with center-line offsets of less than 125 feet shall be avoided.

(8)

Angle of intersection. In general, all streets shall join each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it joins, and in no case shall two streets intersect at an angle smaller than 60°. To this end, an oblique street should be curved approaching an intersection. Where three or more streets intersect, a traffic circle or other special treatment may be required by the Board.

(9)

Relation to topography. Streets shall be arranged so as to obtain as many of the building sites as possible at or above the grade of the streets.

(10)

Other required streets. Where a subdivision borders on or contains a railroad right-of-way or limited-access highway right-of-way, the Planning Board may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the approximate use of the intervening land, (as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts). Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

Design.

Widths of rights-of-way.

Streets shall have the following widths. When not indicated on the Comprehensive Development Plan or Official Map, if such exists, the classification of streets shall be determined by the Planning Board.

	Minimum Right-of-Way (feet)	Minimum Pavement (feet)
Arterial or major streets	84	64
Collector streets	60	40
Local streets (minor and marginal)	50	30*

NOTE: In certain mountainous areas or where conditions warrant a lesser pavement width, the Planning Board may reduce the thirty-foot requirement to a minimum of 20 feet; however, the minimum right-of-way width required shall not be reduced. Further, on permanent culs-de-sac on which six or fewer building plots abut, the Planning Board may reduce the minimum allowable pavement width to 18 feet or 16 feet where there is justification for doing so.

[Amended 11-14-1979]

The right-of-way width for internal roads and alleys in multifamily residences and commercial and industrial developments shall be determined on an individual basis and shall, in all cases, be of sufficient width and design to accommodate safely the maximum anticipated traffic, parking and loading needs.

Improvements.

Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, water mains, sewers, streetlights and signs, street trees and fire hydrants, except where waivers may be requested, and the Planning Board may waive, subject to appropriate conditions, such improvements as it considers may be omitted without jeopardy to the public health, safety and general welfare. Curbs, gutters, sidewalks, street pavements, fire hydrants, streetlights, shade trees, monuments, water mains, storm sewers, sanitary sewers and any other improvements that may be required shall be designed and constructed to conform to the specifications as established by resolution or ordinance of the Village Board. Pedestrian easements shall be improved as required by the Village Engineer. All rights-of-way shall be provided with paved, seeded or sodded areas, properly prepared, graded and sloped in conformance with good nursery practice.

Fire hydrants. Installation of fire hydrants shall be in conformity with all requirements of standard thread and nut as specified by the New York Fire Insurance Rating Organization and the Division of Fire Safety of the State of New York.

Streetlighting facilities. Where required by the Planning Board, streetlighting standards in conformance with the lighting system of the Village of a design approved by the Village Engineer shall be installed by the subdivider in a manner and location approved by the Village Engineer, the appropriate power company and the Highway Superintendent. In the case of a subdivision involving a county or state highway, approval shall be obtained from the County Superintendent of Highways.

(d)

Street signs. Street signs of a type approved by the Superintendent of Public Works shall be provided by the developer and placed at all intersections in locations within the right-of-way approved by the Superintendent.

(e)

Street trees. Shade trees shall be furnished and planted, at the expense of the owner of the subdivision, along both sides of all streets within the subdivision. These trees shall be planted in accordance with the Village Tree Ordinance.[1]

Editor's Note: See Ch. 151, Trees, Shrubs and Bushes.

Utilities in streets. The Planning Board shall require the underground installation of all utility systems if it is deemed aesthetically desirable and if such installation is determined to be economically feasible. The Planning Board shall, wherever possible, require that underground utilities be placed in the street right-of-way between the paved roadway and street line to simplify location and repair of lines when they require attention or in perpetually unobstructed easements of a width adequate for servicing. The subdivider shall install underground service connections to the property line of each lot within the subdivision for such required utilities before the street is paved.

(4)

Utility 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 or drainage facilities shall be provided centered on rear or side lot lines or across property outside the road lines and with satisfactory access to the road. Wherever possible, easements shall be continuous from block to block and shall present as few irregularities as possible. Such easements shall be cleared and graded where required. Easements shall be indicated on the plat. In large scale developments, easements along rear property lines or elsewhere for utility installation may be required by the Planning Board. Such easements shall be of the width and location determined by the Board after consultation with the public utilities companies or Village departments concerned.

(5)

Assurance by utilities. As to utilities required by the Planning Board, the Planning Board may accept assurance from each public utility company whose facilities are proposed to be installed. Such assurance shall be given in a letter addressed to the Board and stating that such public utility company will make the installations necessary for the furnishing of its services within the time therein specified and satisfactory to the Board.

(6)

Grades. Grades of all streets shall be the reasonable minimum but shall be not less than 0.5% nor more than 5% for arterial or major streets, nor more than 8% for secondary or collector streets, nor more than 10% for minor streets, but in no case more than 2% within 50 feet of any intersection, except that the Planning Board may approve a steeper grade, where topographic conditions make a lesser grade impracticable. Line and grade shall always give a minimum sight distance of: 1,000 feet for arterial and major streets, 500 feet for collector streets and 300 feet for minor streets.

(7)

Changes in slope. All changes in slope shall be connected by vertical curves so that clear visibility shall be provided for a safe distance, as well as a smooth transition.

(8)

Curve radii at street intersections. All street pavement edges at intersections shall be rounded by curves of at least 20 feet radius, and curbs shall be adjusted accordingly.

(9)

Steep grades and curves; visibility at intersections. A combination of steep grades and curves shall be avoided. In order to provide visibility for traffic, pedestrians' and children's safety, that portion of any corner lot, whether at an intersection entirely within the subdivision or of a new street with an existing street, which is shown shaded on Sketch A, shall be cleared of all obstructions above the level 30 inches higher than the center line of the street. If directed, ground shall be excavated to achieve visibility.

(10)

Dead-end streets (culs-de-sac). Permanent dead-end or cul-de-sac streets shall not, in general, exceed six times the required minimum lot width and shall be equipped with a turnaround roadway with a minimum diameter of right-of-way of 100 feet unless the Planning Board approves an equally safe and convenient form of turning space. The Board may approve a longer permanent dead-end street where topographic conditions and land ownership patterns so require. Temporary dead-end streets shall not, in general, exceed 12 times the required minimum lot width and shall be equipped with a turnaround which conforms to the standards for permanent dead-end streets; a temporary turnaround shall be provided with a notation on the plat that land outside the normal street right-of-way shall revert to abutting property owners whenever the street is continued.

(11)

Watercourses. Where a watercourse separates a proposed street from abutting property, provision shall be made for access to all lots by means of culverts or other structures.

(12)

Curve radii. In general, street lines within a block, deflecting from each other at any one point by more than 10°, shall be connected with a curve, the radius of which for the center line of the street shall not be less than 400 feet on major streets, 200 feet on collector streets and 100 feet on minor streets. The outer street in each case shall be parallel to such inner street line. A tangent of at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

(13)

Service streets or loading space in commercial development. Paved rear service streets of not less than 20 feet in width or, in lieu thereof, adequate off-street loading space, suitably surfaced, shall be provided in connection with lots designed for commercial use.

(14)

Free flow of vehicular traffic abutting commercial developments. In front of areas zoned and designed for commercial use, or where a change of zoning to a zone which permits commercial use is contemplated, the street width shall be increased by such amount on each side as may be deemed necessary by the Planning Board 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 or business district.

(15)

Undersized existing streets. Where a subdivision borders or includes existing narrow roads that do not conform to street widths as shown on the Comprehensive Development Plan or Official Map or that do not conform to the street width requirements of this chapter or when the Comprehensive Development Plan indicates plans for realignment or widening of a road that would require the use of some of the land in the subdivision, the subdivider shall be required to show areas for widening or realigning such roads on the plat, marked "Reserved for Road Realignment (or Widening) Purposes" along either one or both sides of such streets of substandard width. If the subdivision is along one side only, 1/2 of the required width shall be dedicated. It shall be mandatory to indicate reservation on the plat when a proposed widening or realignment is shown on the Village or County Official Maps. Land reserved for such purposes may not be counted in satisfying yard or area requirements of the Zoning Law,[2] said reservations may be required to be dedicated to the Village.

[2]

Editor's Note: See Ch. 172, Zoning.

(16)

Walkways and sidewalks. Subdivision designs shall indicate consideration for suitable protection of different types of land uses and the segregation of vehicular and pedestrian traffic where desirable. The pedestrian walk network, whether independent or combined with the vehicular road network, shall conveniently link dwellings to all possible generators of pedestrian traffic both within and without the subdivision, including, but not necessarily limited to, parking areas, recreation areas, schools, stores, bus stops and other walks. Such walks shall be so designed and constructed so as to encourage their use by their proximity to generators of traffic, convenient arrangement, evenness and durability of surface, pleasant appearance and exposure to scenic areas and views. Where sidewalks cross driveways, they shall be reinforced and of the same material and elevation as that on both sides of such driveways.

(17)

Monuments. Permanent monuments shall be judiciously located by a licensed surveyor and their locations indicated on the subdivision map. Three survey ties shall be provided for each monument.

(18)

Roads. The requirements contained in Street Specifications for Subdivisions and Dedication of Proposed Village Streets,[3] adopted by the Village Board and by the Superintendent of Public Works and as hereafter amended, shall apply, and all road construction or design shall conform thereto, said minimum standards being attached hereto and made a part hereof.

[3]

Editor's Note: See Ch. 135, Streets and Sidewalks, Art. III.

Names.

Type of name. All street names shown on a preliminary plat or subdivision plat shall be approved by the Planning Board. In general, streets shall have names and not numbers or letters.

Names to be substantially different. Proposed street names shall be substantially different so as not to be confused in sound or spelling with present names, except that streets that join or are in alignment with streets of an abutting or neighboring property shall bear the same name. Generally, no street should change direction by more than 90° without a change in street name.

Public acceptance of streets.

The approval by the Planning Board of a subdivision plat shall not be deemed to constitute or be evidence of any acceptance by the Village of any street, utility, easement, park or other open space shown on such subdivision plat.

Every street shown on a plat that is filed or recorded in the office of the County Clerk, as provided in this chapter, shall be deemed to be a private street until such time as it has been formally offered for cession to be public and formally accepted as a public street by resolution of the Village or alternatively until it has been condemned by the Village for use as a public street.

§ 139-17 Lots.

Lots to be buildable. To be buildable, all lots must be wholly within the Village.

The lot arrangement shall be such that in constructing a building in compliance with the Zoning Law,[1] there will be no foreseeable difficulties for reasons of topography or other natural conditions. Unless served by Village sewers, a lot intended for use for single-family residential purposes must contain a dwelling and septic system site area of not less than 5,000 square feet, with a minimum dimension of 25 feet, of land meeting all zoning district requirements relative to setbacks, etc., plus meeting all the following criteria, based on the Orange County soil report and the soil maps of the Village:

Average slope of less than 15%.

A rating of the soil, with respect to permeability, of "slight" or "moderate," unless served by Village sewers.

A rating of the soil, with respect to highest seasonal high water table, of at least 1 1/2 feet, unless served by Village sewers.

(d)

A rating of the site, with respect to flood hazard (stream overflow), of "no flooding."

Editor's Note: See Ch. 172, Zoning.

The Planning Board recognizes that, as a result of on-site investigations, areas of a given soil type, as depicted on the soil maps, contain other kinds of soil that have contrasting properties, or there may be special conditions peculiar to a site. The subdivider may present such data, including any appropriate corrective and control measures to support proposals, and the Planning Board may, after reviewing the subdivider's data, waive or modify the above criteria, except for zoning district requirements, provided that the subdivider has incorporated in the plans accepted methods of construction and/or materials and appropriate corrective measures.

Driveway access. Driveway grades shall not exceed 10%.

Access from public streets.

The subdividing of land shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street.

Lots of less than 200 feet frontage apiece fronting on a county or state road must be so designed as to share a common curb cut with an adjacent lot, if either adjacent lot has not been granted a curb-cut permit. When more than eight lots are proposed to be subdivided from a parcel with frontage on a county or state road, or there is the possibility of creating nine or more lots equal in size to the average area of the lots proposed for subdivision, frontage for all must be on internal streets not on the county or state highway. Each lot permitted to front on a county or state road must provide for an on-site turnaround so as to obviate the necessity of any vehicle from backing onto such roadway.

Access from private streets. Access from private streets shall be deemed not acceptable unless such streets are designed and improved in accordance with Village street specifications under § 7-736 of the New York State Village Law; however, where the enforcement would entail practical difficulty or unnecessary hardship or where the circumstances of the case do not require the structure to be related to existing or proposed streets or highways, the applicant may appeal to the Zoning Board of Appeals as is provided in cases of appeal in the Zoning Law.[2]

[2]

Editor's Note: See Ch. 172, Zoning.

Monuments and lot corner markers. Permanent monuments meeting specifications approved by the Village Engineer as to size, type and installation shall be set at such block corners, angle points, points of curves in streets and other points as the Village Engineer may require, and their location shall be shown on the subdivision plat.

Dedication of land for widening of existing streets. Where extra width has been dedicated or set aside for widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.

Topsoil. If any topsoil is removed from its natural position in the process of grading the subdivision site, such topsoil shall be replaced to a depth approximately equivalent to that existing prior to such grading, except in streets, driveways and foundation areas.

Lot lines.

[Added 11-14-1979]

Side lot lines shall be substantially perpendicular to the street lines where the side lot line meets the street line, whether the street line is curved or straight.

The lot frontage shall not be less than 75% of the minimum required lot width, except that on turnaround circles the lot frontage may not be less than 50% of the required lot width.

§ 139-18 Drainage.

Removal of spring and surface water. All subdivisions shall be related to the drainage pattern affecting the areas involved, with proper provision to be made for adequate storm drainage facilities. Water runoff shall be minimized and retained on the site whenever possible to facilitate groundwater recharge. However, the subdivider may be required by the Planning Board 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. A culvert or other drainage facility shall, in each case, be of adequate size to accommodate the potential runoff from the entire upstream drainage area, whether inside or outside the subdivision area. The design and size of this facility shall be subject to the approval of the Village Engineer.

Drainage structure to accommodate potential development upstream. A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area. The Village Engineer shall approve the design and size of the facility based on anticipated runoff from the following storm frequencies under conditions of total potential development permitted by the Zoning Law[1] in the watershed:

For watersheds with drainage areas less than 320 acres [1/2 square mile], all structures should be designed to carry the peak runoff for a twenty-year storm.

For watersheds with drainage areas between 320 and 640 acres [1/2 to one square mile], the structures should be designed to carry peak runoff for a fifty-year storm.

For watersheds with drainage areas larger than one square mile, all structures should be designed to carry peak runoff for a one-hundred-year storm. The only acceptable method for calculating anticipated runoff shall be computed by the Soil Cover Complex Method as utilized by the Soil Conservation Service of the United States Department of Agriculture.

Editor's Note: See Ch. 172, Zoning.

Responsibility for drainage downstream. The subdivider's engineer shall study and submit a written report of the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision. This study shall be reviewed by the Village Engineer and the Orange County Soil and Water Conservation District. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a twenty-five-year storm, provision for the storage of the increased runoff must be made by the developer.

Where the development presents the threat of flooding or damage by flash runoff, including the washing away of the earth to adjacent and downstream residents, the facilities for stormwater control and/or runoff shall be constructed prior to any earthmoving or drainage construction on the project site. If, during the construction phases of development, runoff and erosion problems are encountered which were not foreseen in the original planning, work shall be stopped by order of the Village Engineer, who shall inspect the condition(s) and report the problem to the Planning Board. The Planning Board shall, without unnecessary delay and after consultation with the Village Engineer, permit construction to resume, provided that appropriate corrective measures have been instituted by the subdivider.

Land subject to flooding. Land subject to periodic or occasional flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life or property or aggravate the flood hazard, but such land within the plat shall be set aside for park purposes in addition to that area which is required.

Easements. 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 to the lines of such watercourse and such further width or construction, or both, as the Village Engineer may deem adequate to the purpose, but in no case less than 20 feet in width and of such width as to encompass the flood of record plus three feet in elevation. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities. When a proposed drainage system will carry water across private land outside the subdivision, appropriate rights must be secured and indicated on the plat.

§ 139-19 Parks, open spaces and natural features.

The purpose of this section is to provide an equitable and effective development standard for securing adequate land for parks, playgrounds and recreation purposes in new subdivisions throughout the Village.

Except as hereinafter provided, lands comprising approximately 10% of the total area to be subdivided shall be reserved for parks, playgrounds or recreational purposes in a location with suitable public access within the subdivision, as selected and determined by the Planning Board.

Recreation areas shown on the Comprehensive Development Plan. Where a proposed park, playground or open space shown on the Comprehensive Development Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B(2) below. Such area or areas may be dedicated to the Village or county by the subdivider if the Village Board approved such dedication. While the plan may show only a general location of such proposed sites, the required reservation of land for recreation purposes must be specifically located and designated on the subdivision plat.

Parks and playgrounds not shown on the Comprehensive Development Plan.

The Planning Board shall require that the 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 that the developer satisfactorily grade and seed any such recreation areas shown on the plat.

The Board shall not accept areas of less than three acres and shall require that not less than three acres of recreation space be provided per 100 dwelling units shown on the plat. Open spaces of a lesser area may be approved where the difference may be made up in conjunction with the future subdivision of adjacent land. Such area or areas may be dedicated to the Village by the subdivider, if the Village Board approved such dedication, or may be retained in private ownership and shall be subject to such conditions as the Planning Board may establish on the subdivision concerning access, use and maintenance of such lands as deemed necessary to assure the preservation of such lands, in perpetuity, for their intended purposes. Such conditions shall be shown on the plat prior to plat approval and recording.

Information to be submitted. In the event that an area to be used for a park or playground is required to be so shown, the subdivider shall submit, prior to final approval, to the Planning Board three prints, one on cloth, drawn in ink, showing, at a scale of not less than 30 feet to the inch, such area and the following features thereof:

The boundaries of said area, giving lengths and bearings of all straight lines, radii, lengths, central angles and tangent distances of all curves.

Existing features, such as brooks, ponds, clusters of trees, rock outcrops and structures.

Existing and, if applicable, proposed changes in grade and contours of said area and of the area immediately adjacent.

(4)

Waiver of plat designation of area for parks and playgrounds. In cases where the Planning Board finds that due to the size, topography or location of the subdivision, land for a park, playground or other recreation purpose cannot be properly located therein or if, in the opinion of the Board, it is not desirable, the Board may waive the requirement that the plat show land for such purposes. The Board shall then require, as a condition to approval of the plat, a payment to the Village of an amount equal to the fair market value of 10% of the development site as unimproved acreage, said market value to be determined by the Village Assessor. Such amount shall be paid to the Village Board at the time of final plat approval, and no plat shall be signed by the authorized officer of the Planning Board until such payment is made. All such payments shall be held by the Village Board in a special Village Recreation Site Acquisition and Improvement Fund to be used for the acquisition of land that is suitable for permanent park, playground or other recreational purposes and is so located that it will serve primarily the general neighborhood in which the land covered by the plat lies and shall be used only for park, playground or other recreational land acquisition or improvements. Such money may also be used for the physical improvement of existing parks or recreation areas serving the general neighborhood in which the land shown on the plat is situated, provided that the Planning Board finds that there is a need for such improvements.

(5)

Reserve strips prohibited. Reserve strips of land which might be used to control access from the proposed subdivision to any neighboring property or to any land within the subdivision itself shall be prohibited.

(6)

Preservation of natural features. The Planning Board shall, wherever possible, establish the preservation of all natural features which add value to residential developments and to the community, such as large trees or groves, watercourses and falls, beaches, historic spots, vistas and similar irreplaceable assets.

Natural terrain. Subdivision design shall preserve, insofar as possible, the natural terrain and natural watercourses, improvements and drainage areas.

Trees. A conscious effort shall be made to preserve all worthwhile trees and shrubs which exist on the site. No tree with a diameter of eight inches or more as measured three feet above the base of the trunk shall be removed unless such tree is within the right-of-way of a street as shown on the final subdivision plat. Removal of additional trees shall be subject to the approval of the Planning Board.

Soil. Natural fertility of the soil shall be preserved by disturbing it as little as is possible, and no topsoil shall be removed from the site.

(7)

Ownership and maintenance of recreation areas. When a park, playground, natural or historic feature or other recreation or open space area shall have been shown on a plat, the approval of said plat shall not constitute an acceptance by the Village of such area. The Planning Board shall require the plat to be endorsed with appropriate notes to this effect. The Planning Board may also require the filing of a written agreement between the applicant and the Village covering future deed and title, dedication and provision for the cost of grading, development, equipment and maintenance of any such recreation area.

§ 139-20 Village sewer and water systems.

The proposed subdivision plat shall be properly endorsed and approved by the Orange County Department of Health. Such endorsement and approval shall be secured by the subdivider after approval of the preliminary plat by the Planning Board.

Orange County Department of Health approval shall constitute only the minimum requirement necessary and, where considered essential by the Board, a public sanitary and/or water system may be required for any subdivision.

The requirements contained in the Village of Cornwall-on-Hudson Sewage Disposal Ordinance[1] approved by the Village Board and as hereafter amended shall apply, and all sewage disposal systems shall be constructed in conformance thereto; said ordinance is hereby made a part hereof.