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 V. Particular attention should be given to matters outlined in § 7-730 of the Village Law, as well as to the specific requirements of these regulations with regard to parks, playgrounds, school sites, open spaces, streets, pedestrian ways, lots and blocks and public utilities.
A. 
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.
B. 
The Planning Commission may 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, historic spots and similar irreplaceable assets.
C. 
Subdivision plats and improvements provided shall conform to Chapter 227, Zoning, of the Code of the Village of Ellenville and shall be in harmony with the Comprehensive Master Plan for the area in which the subdivision is located.
D. 
Whenever access to a subdivision is by crossing land in another municipality, the Planning Commission 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.
E. 
Replatting of all or part of the 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.
F. 
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 compaction.
G. 
Where a watercourse separates a proposed street from abutting property, provision shall be made for access to all lots by bridges, culverts or other permanent structures of a design approved by the Village Engineer. Where a subdivision is traversed by a watercourse, a 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.
H. 
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, at 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. The locations thereof shall be shown on the subdivision plat. The corners of all lots shall be marked with either metal markers 3/4 inch in diameter or concrete markers three inches square. Markers shall be at least 24 inches in length and placed into the ground to grade.
A. 
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 Commission may request the subdivider to dedicate or reserve such area which lies within the subdivision.
B. 
In large scale developments or developments of a size and nature not proposed or anticipated by the Master Plan, the Planning Commission may request 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 Comprehensive Master Plan.
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 properly related to the proposals shown on the Comprehensive 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 subdivisions 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 minimum right-of-way and paving widths:
Type of Street
Right-of-Way
(feet)
Paving Width
(feet)
Collector
66
36
Minor
50
28
Marginal access
50
28
(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 Commission.
D. 
Pavement, drains and culverts. All pavement, drains, culverts and other street improvements required by the Planning Commission 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 major street or limited access highway, the Planning Commission 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 or limited-access highway.
F. 
Minor streets. Minor streets shall be laid out in a manner to discourage their use by through traffic. Minor and collector 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 connections with existing streets.
H. 
Grades and curves. Grades of all streets shall conform to the general terrain and shall be no less than 1/2 of 1% nor more than 7%, except that minor streets with grades up to 10% may be approved by the Planning Commission, 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 will meet with the approval of the Village Engineer and provide minimum clear desirable sight distances as follows:
Type of Street
Minimum Sight Distance
(feet)
Collector
250
Minor
150
Marginal Access
150
(2) 
All corners of pavement at street intersections shall be rounded by curves of at least twenty-five-foot radius. The corner property lines also shall be rounded so as to maintain a margin between the street curb and the property line equal to that along the minor intersecting street. In general, street lines 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 be no less than as follows:
Type of Street
Minimum Sight Distance
(feet)
Collector
250
Minor
100
Marginal Access
100
(3) 
The outer street line in each case shall be concentric to the inner street line.
(4) 
Wherever possible, reverse curves shall be separated with tangents at least 100 feet long.
I. 
Street intersections.
(1) 
Intersections of streets shall be at angles of 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.
(2) 
On a corner lot in any residence district, no fence, wall, hedge, structure or planting more than 2 1/2 feet in height shall be erected, placed or maintained within the triangular area formed by the intersecting street lines or their projections, where corners are rounded, and a straight line joining the street lines at points 50 feet distant from their point of intersection.
(3) 
Land at the corners of intersecting streets shall be graded so as not to exceed in elevation, at any point, the surfaces of an imaginary triangular plane established as follows: The apex shall be at a point 2 1/2 feet above the intersection of the street center lines; the other two corners shall be a vertical distance of 2 1/2 feet above points 100 feet from the apex along the center line of the intersecting streets.
J. 
Street jogs. Street jogs with center-line offsets of less than 125 feet shall not be permitted.
K. 
Dead-end streets. No dead-end streets without proper turnarounds are permitted.
L. 
Cul-de-sac. Culs-de-sac shall not exceed 600 feet in length or eight times the minimum lot width required by the zoning ordinance, whichever is shorter, and shall terminate in a circular turnaround having a minimum right-of-way radius of 50 feet.
M. 
Easements in culs-de-sac. Where needed or desirable, the Planning Commission 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 Ellenville, except that streets which join or align with streets of an abutting subdivision or area shall bear the same name.
A. 
Sidewalks on collector streets. All streets designated as "collector streets" shall have a four-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 at least three feet between the outer 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. Where overhead utility wires are to exist, trees of a type that will grow to a limited height and not interfere with the wiring shall be used.
B. 
Sidewalks on minor streets. All minor streets shall be provided with sidewalks on both sides of the street, except that, at the discretion of the Planning Commission, one or both sidewalks may be eliminated due to difficult topography or other special conditions. 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 at least seven feet between the outer 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 at least three feet between the outer 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. 
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 227, Zoning.
B. 
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 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 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 fronting on existing private streets shall be deemed acceptable only if such streets are designed and improved and the lots serviced in accordance with these regulations. No new private streets will be allowed.
F. 
Each lot shall be no smaller than the minimum size required by Chapter 227, Zoning, for the district in which it is located.
G. 
All side yard lines of lots shall be approximately at right angles to straight street lines and radial or nearly radial to curbed street lines.
H. 
Wherever possible, lots shall be laid out so that driveways have access to a street which is intended to carry the least traffic.
I. 
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.
A. 
Placement.
(1) 
Underground public improvements and utilities required by the Planning Commission shall be placed within street rights-of-way in accordance with standards designated by the Village Engineer. 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 be as regular as possible.
(2) 
The subdivider shall install, at his own expense, such additional drainage structures as may be required by the Village Engineer if, in his opinion, such additional structures will further improve the durability and maintenance of rights-of-way.
(3) 
Subject to the discretion of the Village Board, an underground public improvement or utility operated for revenue by the Village or by a special district may be installed by the Village in an existing private street, provided that a public easement of satisfactory size is obtained for such improvement or utility.
B. 
Water mains. 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 mains and appurtenant items of the water system equipment as may be necessary shall be installed at the expense of the subdivider in accordance with Village specifications and subject to the approval of the Village Engineer and all other authorities having jurisdiction.
C. 
Sanitary sewer systems.
(1) 
Where, in the future, a public sanitary sewer system is reasonably accessible, the subdivider shall connect into the sewer and provide a sewer connection for each lot.
(2) 
Where a public sanitary 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 separate sewer facilities which shall conform to the requirements of all authorities having jurisdiction.
(3) 
Where no existing or planned public sewers exist, lots shall be provided with separate sewer facilities. Such lots shall be of sufficient size, according to the character of the land and the size of the system, to provide adequate leeching or satisfactory performance of the system, in compliance with regulations of the Village, the Ulster County Department of Health and other appropriate authorities.
D. 
Storm sewers. The subdivider shall install all necessary storm drainage sewers and appurtenant facilities at his expense, in accordance with standards of the Village Engineer and of all other authorities having jurisdiction. Where an appropriate storm drainage system is reasonably accessible, the subdivider shall make proper connection thereto, otherwise the subdivider shall provide appropriate means and methods for stormwater runoff satisfactory to the Planning Commission and all other authorities having jurisdiction.