A. 
The subdivider shall observe all design standards for land subdivision as hereinafter provided. These standards shall be considered minimum standards and shall be varied from, or waived, only as provided in Article VII. Particular attention should be given to matters outlined in § 7-730 of the Village Law as well as to the specific requirements of this chapter with regard to parks, playgrounds, school sites, open spaces, streets, pedestrian ways, lots and blocks and public utilities.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
B. 
Character of land. Only land that is of such character that it can be used without danger to health or peril from fire, flood or other menace shall be subdivided for building purposes.
C. 
Preservation of natural features. The Planning Board shall require 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 and similar irreplaceable assets and conformance with Chapter 366, Trees.
D. 
Conformance with Official Map and master plan. Subdivision plats and improvements provided shall conform to the Official Map of the Village of Sloatsburg and shall be in harmony with the Master Plan and Chapter 402, Zoning, for the area in which the subdivision is located.
E. 
Minimum lot area. No lot area in a subdivision shall be less than the minimum required by Chapter 402, Zoning, for the district in which it is located.
F. 
Plats with access through other municipalities. Whenever access to a subdivision is by crossing land in another municipality, the Planning Board may require certificates from authorities having jurisdiction that such access is adequately improved or that a legally adequate performance bond has been duly posted and is sufficient in amount to assure the construction of the necessary road or roads.
G. 
Replatting. Replatting of all or part of land covered by an existing plat which has been laid out prior to compulsory filing shall follow these regulations now required for an original plat, including the vicinity map. Such replat shall show clearly what area or areas have been vacated. It shall also show the file number of all previous plats of the same area with dates of filing.
H. 
Preservation of topsoil. No topsoil shall be removed from any land in the Village, excepting that in areas over which heavy equipment will be operated the topsoil shall be stripped and piled on the property. When final grades have been established and construction activities have been completed, the entire property shall be suitably graded and recovered with the topsoil to a depth of at least four inches after rolling, except that portion covered by buildings or included in the roads.
I. 
Watercourses. Where a watercourse separates a proposed street from abutting property, provision shall be made for access to all lots by culverts or other permanent structures of a design approved by the Village Engineer. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way according to specifications of the Village Engineer, but in no case less than 25 feet in width.
J. 
Monuments. Monuments shall be constructed in accordance with the specifications of the Village Engineer and the requirements of the State Department of Public Works. They shall be set at all corners and angle points of the boundaries of the original tract, at all street intersections and points of curve, and at such intermediate points as shall be required by the Village Engineer, and the locations thereof shall be shown on the subdivision plat. The corners of all lots shall be marked with metal markers 3/4 inch in diameter and at least 24 inches in length, driven into the ground to grade.
A. 
Conformance with master plan. Where a proposed park, playground, school site or land for other public use is shown on the Master Plan and is located in whole or in part within the proposed subdivision, the Planning Board may require the subdivider to dedicate or reserve such area which lies within the subdivision.
B. 
Large-scale developments. In large-scale developments or developments of a size and nature not proposed or anticipated by the Master Plan, the Planning Board may require the subdivider to dedicate or reserve sites for playgrounds, schools and parks whose character, extent and location will be suitable to the needs created by such development, whether or not such sites are shown on the Master Plan.
C. 
Percentage of land dedicated or reserved. Areas for parks and playgrounds shall be of reasonable size for neighborhood playgrounds or other recreation uses. In general, the Planning Board shall require, and the subdivider shall provide, not less than 10% of the gross area of the subdivision for this purpose. This percentage may be increased or decreased by the Planning Board depending upon lot size and density of population in the subdivision and upon the quality and usability of land offered by the subdivider for recreational purposes.
(1) 
The minimum area of contiguous open space acceptable for this use shall be one acre. A smaller open space may be approved by the Planning Board if the difference in area between the space offered and the one-acre minimum may be provided by future subdivision of adjacent land, or by provision of an equal area of "different land" in accordance with § 54-12 of the Sloatsburg Zoning Ordinance.[1]
[1]
Editor's Note: So in original.
(2) 
The Planning Board shall give the same credit whether the subdivider reserves an area for parks and open space for public use by means of covenants in private deeds or dedicates the area to the Village for such use.
D. 
Payment in lieu of dedication or reservation. In cases where because of size, topography or location of the subdivision, the requirement for land dedication or reservation for parks and public open spaces would be unreasonable or undesirable, the Planning Board may alternately require that a payment be made into a special fund for Village recreation site acquisition and improvement in lieu of such land dedication or reservation. The amount of such payment shall generally be set at 10% of the fair value of the land to be subdivided. Such fair value shall be established on the basis of the latest land sales in the same general area.
A. 
General objectives. Streets shall be of sufficient width, suitably graded and located, and adequately constructed to accommodate the prospective traffic, and to afford adequate light and air, to facilitate fire protection, and to provide access for firefighting, snow removal, and other road maintenance equipment, and shall be coordinated so as to compose a convenient system conforming to the Official Map and properly related to the proposals shown on the Master Plan. The arrangement of streets shall be such as to cause no undue hardship to adjoining properties, and no property shall be rendered inaccessible from an existing public street or from a proposed street in a subdivision for which a completion bond has been posted.
B. 
Arrangement. The arrangement of streets in the subdivision shall provide for the entrance and continuation of principal streets from adjoining subdivision and for the extension of principal streets into adjoining land which has not yet been subdivided. Such arrangement shall be required in order to facilitate fire protection, movement of traffic, and the construction or extension, currently or as needed in the future, of necessary utilities and public services, such as sewers, water and drainage facilities.
C. 
Street widths.
(1) 
Streets shall have the following right-of-way and paving widths:
Right-of-Way
(feet)
Paving Width
(feet)
Major streets
105
64
Collector streets
70
40
Minor streets
50
30
Marginal access
50
24
(2) 
The amount of street width apportioned to planting strips and to sidewalks may vary with the character of the proposed subdivision and shall be subject to the approval of the Planning Board.
D. 
Pavement, drains and culverts. All pavement, drains, culverts, and other street improvements required by the Planning Board shall conform to Village specifications. Installation shall be subject to the approval of the Village Engineer and shall be at the expense of the subdivider.
E. 
Marginal access streets. Where the proposed subdivision contains or is adjacent to an existing or proposed railroad right-of-way, major street or limited-access highway, the Planning Board may require marginal streets, dead-end streets, reverse-frontage lots, screen planting and other treatment to protect adjacent properties, to separate arterial and local traffic and to create lots suitable for the appropriate use of the land between the streets and the right-of-way of the major street, limited-access highway or railroad.
F. 
Minor streets. Minor streets shall be laid out in a manner to discourage their use by through traffic. Minor and secondary street openings onto a major road shall normally be at least 500 feet apart.
G. 
Street connections. Subdivisions containing 50 lots or more shall have at least two street connections with streets duly placed on the Official Map.
H. 
Grades and curves. Grades of all streets shall conform to the general terrain and shall be no less than 3/4 of 1%, nor more than 7% except that minor streets with grades up to 10% may be approved by the Planning Board, subject to approval of the Village Engineer. A combination of steep grades and curved streets shall be avoided.
(1) 
All changes in grade shall be connected by vertical curves of such length and radius as to meet with the approval of the Village Engineer so that clear visibility shall be provided for a safe distance. The desirable minimum sight distances on vertical curves shall be:
Minimum Sight Distance
(feet)
Major streets
350
Collector streets
250
Minor streets
150
(2) 
Street corners.
(a) 
All street intersection corners shall be rounded by curves of at least 25 feet radius. The corner property lines also shall be rounded to maintain a margin of at least the width between the street curb and the property line along the minor intersecting streets. All street line deflections shall be connected with a curve, the radius of which for the inner street lines shall be no less than as follows:
[1] 
Major streets: 350 feet.
[2] 
Collector streets: 250 feet.
[3] 
Minor streets: 100 feet.
(b) 
The outer street line in each case shall be concentric to the inner street line.
(3) 
Wherever possible, reverse curves shall be separated with tangents at least 100 feet long.
I. 
Street intersections. Intersections of streets shall be at angles approximately 90° but in no case shall two streets intersect at an angle smaller than 60°. To achieve this, an oblique street should be curved when approaching an intersection.
J. 
Street jogs. Street jogs with center line offsets of less than 125 feet shall not be permitted.
K. 
Grading at corners.
(1) 
Wherever a street is intersected by another street, the land at the corners of the intersection shall be graded so as not to exceed in elevation at any point the surfaces of imaginary triangular planes established as follows:
(2) 
One corner defining each imaginary plane shall be at a point 2 1/2 feet directly above the point of intersection of the center lines of streets. The other two corners of each triangular plane are established at a distance of 100 feet from the point of intersection of center lines of adjacent streets, and directly above these points at a vertical distance of 2 1/2 feet.
L. 
Cul-de-sac length. Cul-de-sac streets shall not exceed 600 feet in length, and shall terminate in a circular turnaround having a minimum radius of 50 feet. In no case, however, shall the length of any cul-de-sac or other street with only one means of ingress or egress exceed eight times the minimum lot width required by Chapter 402, Zoning.
M. 
Easements in culs-de-sac. Where needed or desirable, the Planning Board may require the reservation of a twenty-foot-wide easement at the end of culs-de-sac to provide for continuation of pedestrian traffic and utilities into the next street.
N. 
Street names. All streets shown on the preliminary layout or the subdivision plat shall be named and all street names shall be substantially different in order not to be confused in sound or spelling with present street names in the Village of Sloatsburg, except that streets which join or align with streets of an abutting subdivision or area shall bear the same name.
O. 
Street signs. All street signs shall conform to Village specifications and shall be installed at the expense of the developer at such time as the grading and paving of the highway or street is completed with the approval of the Planning Board.
[1]
Editor's Note: Pursuant to Res. No. 66-0289 of the Board of Trustees of the Village of Sloatsburg, County of Rockland, State of New York, enacted at the regular meeting of September 13, 1966, the Highway Specifications of the Village of Sloatsburg, New York, dated March 10, 1964, are amended as follows: To include the provisions of the Land Subdivision Regulations of the Village of Sloatsburg, New York, as amended September 13, 1966, and to rescind any provisions of the Highway Specifications that are not in conformance therewith.
A. 
Sidewalks on collector streets. All streets designated as collector streets shall have a five-foot-wide sidewalk on both sides of the street. All such sidewalks shall be so placed that there will be a distance of four feet between the sidewalk and the street paving and a distance of three feet between the inner edge of the sidewalk and the right-of-way line. Planting of street trees will be permitted in the space between the sidewalk and the right-of-way line only.
B. 
Sidewalks on minor streets. All minor streets shall be provided with a sidewalk on one or both sides of the street at the discretion of the Planning Board. Such sidewalks shall be located as follows.
(1) 
When a sidewalk is to be provided along only one side of a minor street, the street paving shall be offset from the right-of-way center line by eight feet. The sidewalk shall be four feet in width and so placed that there will be a distance of four feet between the sidewalk and the street paving, and a distance of seven feet between the other edge of the sidewalk and the right-of-way line. Planting of street trees will be permitted in the space between the sidewalk and the right-of-way line only.
(2) 
When sidewalks are to be constructed along two sides of a minor street, the street paving shall be centered within the right-of-way. Each sidewalk shall be four feet in width and so placed that there will be a distance of four feet between the sidewalk and the street paving and a distance of three feet between the inner edge of the sidewalk and the right-of-way line. Planting of street trees will be permitted in the space between the sidewalk and the right-of-way line only.
A. 
Lot layout. Lots shall be laid out and arranged to avoid any foreseeable difficulties by reason of unusual topography or other natural conditions and to permit construction of buildings in full compliance with Chapter 402, Zoning.
B. 
Deep lots. Lots shall not be of unreasonable depth, thus encouraging the later creation of a second building lot at the rear, but if such depth is unavoidable, provision should be made wherever possible in the layout of the subdivision for streets which may be added later, through resubdivision, to serve the development of the rears of deep lots.
C. 
Corner lots. Corner lots shall be of sufficient dimensions so that any structure placed thereon shall conform to the building setback line and side yard requirements of the zoning district in which the lot is located.
D. 
Double-frontage lots. Double-frontage lots shall be avoided, except where necessary to separate residential areas from major traffic arteries or other incompatible use. In such cases a planting screen easement at least 10 feet wide providing no right of access to the lot shall extend along the lot line abutting the traffic artery right-of-way or incompatible use.
E. 
Lots on private streets. Lots fronting on private streets shall be deemed acceptable only if such streets are designed and improved and the lots serviced in accordance with this chapter.
F. 
Minimum size. Each lot shall be no smaller than the minimum size required by Chapter 402, Zoning, for the district in which it is located.
G. 
Side yard line. All side yard lines of lots shall be at right angles to street lines which are straight and radial to curved street lines.
H. 
Driveway access. Wherever possible, lots shall be laid out so that driveways have access to a street which is intended to carry the least traffic. Allowable maximum grade, 10%.
I. 
Block design. Each block shall normally be designed to provide two rows of lots, but irregularly shaped blocks indented by cul-de-sac streets and which contain interior parks will be acceptable when properly designed and if the maintenance of such interior parks is provided for in covenants and agreements acceptable to the Planning Board.
A. 
Placement of utilities. Underground utilities required by the Planning Board shall be placed in the street rights-of-way. Where topography makes such placement impracticable, perpetual unobstructed easements at least 15 feet wide shall be provided for utilities along lot frontages abutting the street lines, with satisfactory access to the street. Wherever possible, easements shall be continuous from block to block and their layout shall create as few irregularities as possible.
B. 
Service connections. Before the street is paved, the subdivider shall install underground service connections for all required utilities to the property line of each lot within the subdivision.
C. 
Water system connections. Where a Village water main already exists and is accessible, the subdivider shall connect into said main and provide a water connection for each lot. Where a water main does not exist or is not accessible, the subdivider shall install such main together with all necessary valves, cutoffs, fire hydrants, pumps, booster tanks, storage tanks, meters and other equipment necessary to make such water system conform to the standards of the Village. All such main and appurtenant items of the water system equipment as may be necessary shall be installed at the expense of the subdivider.
D. 
Sanitary sewer connections. Where a public sanitary sewer system is accessible, the subdivider shall connect into the sewer and provide a sewer connection for each lot.
E. 
Temporary septic tank systems. Where the sewer is not reasonably accessible but where the plans for the sanitary sewer district in which the subdivision is located have been prepared, the subdivider shall install sewers in conformity with those plans although a connection with an existing main may not be immediately possible. In such cases and until such connection can be made with the sewer system of the district, the subdivider shall provide private septic tank systems which shall conform to the requirements of all authorities having jurisdiction.
F. 
Permanent septic tank systems. Where no existing or planned public sewers exist, lots shall be provided with septic tank systems. Such lots shall be of sufficient size, according to the character of the land and the size of the system, to provide adequate leaching fields or satisfactory performance of the system, in compliance with regulations of the Village, the New York State Department of Health and other appropriate authorities.
G. 
Petition for public sewers. Where no existing or planned public sewers exist, the subdivider shall file with the appropriate Village official a petition for the future installation of sewers and connections.