The design standards listed in this article shall be incorporated in all proposed plans.
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.
B. 
Preservation of natural cover and existing features. Land to be subdivided shall be laid out and improved in reasonable conformity to existing topography in order to minimize grading and, insofar as possible, to retain the natural contours, limit stormwater runoff and conserve the natural water and soil. No topsoil, sand or gravel shall be removed from any lots shown on any subdivision plat except for the purpose of improving such lots and for the laying out of streets shown thereon. Topsoil so removed shall be restored to a depth of six inches and properly seeded on those lot areas not occupied by buildings or structures. No excess topsoil so removed shall be disposed outside the Village boundaries except with approval of the Village Board. Existing features which would enhance the attractiveness of the site or the community as a whole, such as trees, watercourses, ponds, historic places and similar irreplaceable assets, shall be preserved insofar as possible through harmonious design of the subdivision.
A. 
General. Streets shall be suitably located, of sufficient width and adequately improved to accommodate prospective traffic, to afford satisfactory access to police, fire fighting, snow removal or other road maintenance equipment, and shall be coordinated so as to compose a convenient system.
B. 
Relation to topography. Streets shall be logically related and conform insofar as possible to the original topography. They shall be arranged so as to obtain as many building sites as possible at or above the grade of the street. Grades and curves shall be in conformity with Table 1 of Subsection I of this section.
C. 
Continuation of streets into adjacent property. Streets shall be arranged to provide for the continuation of principal streets between adjacent properties where such continuation is necessary for convenient movement of traffic, effective fire protection, efficient provision of utilities, and particularly where such continuation is in accordance with the Master Plan. Reserve strips, controlling access to streets, shall be prohibited except where their control is placed with the Village under conditions approved by the Planning Board. If adjacent property is underdeveloped and the street must temporarily be a dead-end street, the right-of-way and improvements shall be extended to the property line. A temporary circular turnaround with a traveled way radius of at least 50 feet shall be provided on all temporary dead-end streets, with the notation on the plat that land outside the normal street right-of-way shall revert to abutting properties.
D. 
Treatment of major streets.
(1) 
Residential areas. Where a subdivision abuts or contains an existing or proposed major street, the Planning Board may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(2) 
Business areas. In areas zoned or designed for commercial use, or where a change of zoning is contemplated for commercial use, the Planning Board may require that the street width be increased or that a service road be constructed, 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 area.
E. 
Dead-end streets. Permanent dead-end streets shall normally not exceed 600 feet in length in order to provide for convenience or traffic movement and facilitate more effective police and fire protection. A depth suitable for an adequate building lot shall be retained between the terminus of the road and adjoining property. A circular turnaround with a minimum right-of-way radius of 65 feet and a pavement radius of 50 feet shall be provided at the end of permanent dead-end streets.
F. 
Street names. All streets shall be named and such names shall be sufficiently different in sound and spelling from other street names in the Village to avoid confusion. A street which is a continuation of an existing street shall bear the same name.
G. 
Intersections.
(1) 
Design. Intersections of major streets by other streets shall be at least 800 feet apart. Cross (four cornered) street intersections shall be avoided, except at important traffic intersections. A distance of at least 150 feet shall be maintained between offset intersections. Within 40 feet of an intersection, streets shall be approximately at right angles, and grades shall be limited to 1 1/2%. All street intersection corners shall be rounded by curves of at least 25 feet in radius at the property line.
(2) 
Visibility. Within the triangular area formed at corners by the intersecting street lines, for a distance of 30 feet from their intersection and a diagonal connecting the end points of these lines, visibility for traffic safety shall be provided by excavating, if necessary. Nothing in the way of fences, walls, hedges or other landscaping shall be permitted to obstruct such visibility. An easement for the enforcement of this provision shall be granted to the owner of the street and notation to this effect made on the plat.
H. 
Provision for future resubdivision. Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged where possible to allow the provision of future streets and logical further subdivision.
I. 
Design standards for streets. Streets shall be graded and improved with pavements in accordance with the requirements established by the Superintendent of Public Works of the Village of New Paltz and designed in accordance with the standards presented in the table below:
TABLE 1
DESIGN STANDARDS FOR STREETS
Minor
Collector
Minimum width right-of-way
50 feet
60 feet
Minimum width of pavement
28 feet
36 feet
Minimum radius of horizontal curves
100 feet(1)
250 feet
Minimum length of tangents between reverse curves
100 feet(4)
200 feet
Maximum grade
8%(5)
8%
Minimum grade
1%
1%
Minimum sight distance
100 feet
250 feet
Notes:
(1)Except for street intersection corners.
(2)But not less than 20 feet for each 1% algebraic difference of grade
(3)But not less than 30 feet for each 1% algebraic difference of grade
(4)Except where excessive grades may be reduced to reasonable grades by shortening tangent
(5)Except that grades of up to 10% may be approved on short runs
J. 
Blocks. Block dimensions shall be at least twice the minimum lot depth and/or at least 400 feet in length. In long blocks, the Planning Board may require the establishment of easements or public ways through the block to accommodate utilities or pedestrian access.
K. 
Lots.
(1) 
General. The lot size, width, depth, shape and arrangement shall be appropriate for the type of development and use contemplated, and shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Law, or in providing access to buildings on such lots from an approved street. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front yard setback from both streets.
(2) 
Side lot lines. Side lot lines shall be at right angles to street lines unless a variation from this rule will give, in the opinion of the Planning Board, a better street or lot plan. Lot lines shall coincide with municipal boundaries rather than cross them. Where extra width has been indicated for widening an existing street, lot lines shall begin at such extra width line.
(3) 
Access from major streets. Lots shall generally not have their vehicular access from a major street. Where driveway access from a major street may be necessary for several adjoining lots, the Planning Board may require that such lots be served by a combined access drive in order to limit possible traffic hazard on such street.
(4) 
Access across a watercourse. Where a watercourse separates the buildable area of a lot from the access street, provision shall be made for the installation of a culvert or other structure, of a design approved by the Superintendent of Public Works.
(5) 
Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the ownership of the water body among the fees of the adjacent lots. The Planning Board may approve an alternate plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a responsibility. No more than 25% of the minimum lot area required under zoning regulations may be satisfied by land under water.
A. 
Parkland.
[Amended 7-5-2006 by L.L. No. 12-2006; 10-22-2014 by L.L. No. 13-2014; 5-16-2018 by L.L. No. 4-2018; 6-13-2018 by L.L. No. 5-2018]
(1) 
General requirement. Pursuant to § 7-730 of the Village Law, residential subdivisions must provide for adequate public parkland or recreation areas suitably located for parkland, playground or other recreational purposes. Where a subdivision plat cannot meet the land reservation requirement, as set forth in Subsection A(2) below, the applicant shall be required to pay a fee to the Village that will be placed in a trust fund to be used for the purchase and development of parks and recreational sites within the Village.
(2) 
Reservation of land. If the Planning Board finds that, consistent with Subsection A(1) above and the Village's Comprehensive Plan, the Village has a need for public parkland and recreational facilities, and that the subdivision will contribute to such need, the Planning Board shall require that the subdivision plat contain public parkland or recreational facilities suitably located thereon, based on the following standards:
(a) 
Land shall be reserved for public parks, playgrounds and other recreation purposes in such locations on the plat consistent with the Comprehensive Plan, or where the Planning Board otherwise determines that such reservation would be appropriate under the circumstances.
(b) 
Each such reservation shall be of suitable size, dimension, and topography, have adequate pedestrian, bicycle, and vehicle access, and be of a general character, satisfactory to the particular public parkland or recreational purposes envisioned by the Planning Board. At least 45 days prior to the Planning Board's findings and determination of the reservation of such parkland and recreational facilities, the Planning Board shall refer the proposed reservation of parkland or recreational facilities to the Board of Trustees for a recommendation report back to the Planning Board on the suitability of the reservation of public parkland and/or recreational facilities. If no report back from the Board of Trustees occurs within such 45 days, then the Planning Board may make its reservation of parkland or recreational facilities determination.
(c) 
The minimum amount of land area to be reserved for public parks, playgrounds or other recreational purposes shall be 1,300 square feet for each new residential lot located within the proposed subdivision. All such parks, playgrounds or recreational areas shall be at least 21,780 square feet. Based upon the particular circumstances of the subdivision plat, the Planning Board may find that land area in addition to the minimum is necessary and may require that such larger land area be reserved. However, such land area in addition to the minimum shall, collectively with the minimum, result in no more than 10% of the developable area of the proposed plat.
(d) 
The reserved areas shall be shown and marked on the plat "Reserved Public Parkland for Recreational Purposes."
(e) 
The reservation of land deemed by the Planning Board to be of sufficient size and suitability must be reserved in full on the plat; no partial public parkland or recreational facilities shall be credited toward the mandated reservation of land.
(f) 
The reservation of land must be offered for dedication to the Village. If the Board of Trustees determines not to accept the offer of dedication of such land, then the privately held land must be subject to such restrictions, by way of deed restrictions or easements in favor of the Village and acceptable to the Village Attorney as to form, to ensure that such land is properly developed and maintained for use by the public.
(3) 
Payment in lieu of land. Where the Planning Board finds that the proposed subdivision presents a proper case for requiring a public park or recreation area pursuant to this section and state law, but that a suitable public park or recreation area of adequate size cannot be appropriately located on the subdivision plat, the Planning Board shall require, as a condition of approval, that the applicant deposit a cash payment in lieu of land reservation with the Village Clerk. The amount of such payment shall be as set annually by resolution of the Board of Trustees for each residential lot created that will increase the recreation demand and must be paid to the Village Clerk prior to the signing of the subdivision plat by the authorized officers of the Planning Board. By way of example, to calculate the number of residential lot fees due, if there is an existing vacant single lot that is proposed to be divided into a total of two residential lots, there are two recreation fees due because there are two undeveloped lots that will demand recreation, unless that existing vacant lot had been assessed a recreation fee within the prior 10 years. If that same existing single lot is proposed to be divided into a total of two residential lots, but there exists a residence on one of the proposed lots, there is created only one new lot that will increase the demand for recreation, and only one recreation fee is due.
(4) 
Pursuant to § 7-725-a, Subdivision 6(d), of the Village Law, in the event of a resubdivision of such plat, additional reservation of parkland, or additional payment in lieu of reservation of parkland, shall be required.
B. 
Widening or realignment of existing streets. Where the subdivision borders an existing street and additional land is required for realignment or widening of such street as indicated on the Master Plan, or where the Planning Board deems such reservation necessary, the Planning Board may require that such area be indicated on the plat and marked "Reserved for street realignment (or widening) purposes."
C. 
Easements for utilities and drainage. 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 shall be provided across property outside the street lines and with satisfactory access to the street. Such easements shall be centered on rear or lot lines.
D. 
Easements for pedestrian access. The Planning Board 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.
E. 
Responsibility for ownership of reservations. Title to all reservations, if vested in interests other than the subdivider, shall be clearly be indicated on the plat.
A. 
Monuments and markers. Permanent monuments shall be placed at all block corners, angle points, points of curvature and points of tangency in streets and at intermediate points as required by the Village Engineer. In no case shall there be less than four permanent monuments per block. Monuments shall be set so as to prevent movement by frost upheaval and other pressures. Markers of a material, size and length suitable to the Village Engineer shall be placed at all points where road lines intersect plat boundaries at all lot corners.
B. 
Street improvements. Streets shall be graded and improved with pavement, street signs, sidewalks, street lighting standards, curbs, gutters, street trees, water mains, sanitary sewers, storm drains and fire hydrants except where waivers may be requested. In such cases, 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 general welfare or may result in unnecessary hardship. If underground utilities are required by the Planning Board, they shall be placed between the paved roadway and the street right-of-way line, where possible, to simplify location and repair of the lines. The subdivider shall install underground service connections to the property line of each lot before the street is paved. Such grading and improvements shall be approved as to design and specifications by the Village Engineer, who shall require that all pertinent Village specifications and standards shall be met.
C. 
Water and sewerage facilities. Facilities for water and sewerage shall be provided in each new subdivision in accordance with the requirements of the appropriate agency having jurisdiction over the planning and installation of these in the area of the subdivision.
D. 
Stormwater management facilities. Construction that involves the increase in impervious surfaces will increase stormwater runoff. Stormwater detention facilities may be required to reduce runoff rates and impacts to downstream properties. If the Planning Board determines that the increase in stormwater runoff is potentially significant and may result in adverse impacts, it may refer the application to the Village Engineer. The Village Engineer may require drainage calculations and stormwater mitigation to ensure that impacts to downstream facilities/properties are minimized. For construction with a total land disturbance over one acre, refer to Chapter 165.
[Amended 6-23-2021 by L.L. No. 2-2021]
E. 
Public utilities. The Board may accept assurance from each public utility company whose facilities are proposed to be installed. Such assurance shall be in writing, addressed to the Board, stating that such public utility company will make the installations necessary for the furnishing of its services within a specified time, in accordance with the approved subdivision plat.