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.
