A. 
The proposed land uses shown on a plat, whether they are for residential, business, industrial or any other land use, shall conform to the Master Plan and the planning objectives on which it is based, as well as to the requirements of the Zoning Ordinance of the municipality.[1]
[1]
Editor's Note: See Ch. 235, Zoning.
B. 
Park requirements in plats.
(1) 
Each plat shall have a park site in the proportion of not less than 10% of the gross area of such plat, suitably located for playground or other recreational purposes, including passive recreational uses, unless the Planning Board shall determine that such park requirement, in whole or in part, cannot be properly located in any such plat or is otherwise not practical. In making such determinations, the Planning Board shall refer to the Master Plan as well as to the terrain and the quality of alternate sites within the same local planning areas.
(2) 
The Planning Board may require the subdivider to grade such park site in a manner appropriate for its projected use and compatible with its surroundings.
(3) 
Where such park site incorporates a unique natural feature or a landmark, the subdivider shall be responsible for the protection of such feature or landmark from any destructive action during the course of the plat development.
(4) 
In cases where the Planning Board determines that a suitable park site cannot be properly located within the plat, in whole or in part, the subdivider shall be required to pay a park fee to the municipality as set forth in the most current resolution of the Town Board fixing the fee pursuant to § 137-1 of the Town Code. All such payments shall be held by the municipality in a trust fund to be used by the municipality exclusively for park, playground or other recreational purposes, including the acquisition of property.
[Amended 11-3-1993 by L.L. No. 2-1993; 8-5-1998 by L.L. No. 8-1998; 9-6-2000 by L.L. No. 5-2000; 2-21-2007 by L.L. No. 1-2007]
C. 
The arrangements of streets, building lots and other land uses shall be of such character that they can be used safely without danger to health or peril from fire, flood or other menace.
D. 
Subdivision designs shall indicate consideration for suitable separation and protection of different types of land uses, including highways.
A. 
Location, width and improvement of streets. Streets shall be suitably located, of sufficient width and adequately improved to accommodate prospective traffic and 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. Where a street connection is necessary for the appropriate development of adjoining land, the arrangement of streets shall include such provisions.
B. 
Widths of right-of-way. Each street shall be the right-of-way prescribed in the schedule in Subsection C(1) below, unless otherwise required by the Planning Board.
C. 
Standards for street design.
(1) 
Streets shall meet the following design standards:
Street Classification
Widths and Grades
Local
Secondary
Business
Minimum width of right-of-way (feet)
50
60
60
Minimum width of pavement, excluding curbs or gutters (feet)
30, except 36 where located in a multifamily residence district and 24 in R-1; also see Subsection C(3) of this section
38
40
Ordinary minimum radius of horizontal curves of street line (feet)
200
400
400
Ordinary minimum length of vertical curves at surface of pavement (feet)
Not less than 20 for each 1% algebraic difference of grade
Not less than 30 for each 1% algebraic difference of grade
200
Ordinary minimum length of tangents between reverse curves (feet)
50
150
200
Ordinary maximum grade
10%
8%
6%
Ordinary minimum grade
1.5%
1.5%
1.5%
Minimum sight distance (feet)
150
250
250
(2) 
Easements shall be 15 feet wide or more where specified.
(3) 
For local residential streets, the Planning Board may authorize a reduction of the minimum width of pavement to 24 feet for permanent dead-end streets not longer than six times the minimum lot width for the zoning district and for all or part of the length of other streets in R-1 and larger zoning designations where considerations of grade, sight distance and probable traffic volume and speed indicate that such lesser width would be consistent with requirements of safety and convenience.
(4) 
Grades of a cul-de-sac shall not exceed 5%.
(5) 
The length of a dead-end cul-de-sac is limited to six times the minimum lot width for the Zoning District. The Planning Board, at its discretion, may allow this length to be increased, provided that adequate provisions are made for a secondary access for emergency vehicles to the site.
D. 
Local streets shall be laid out so that their use for through traffic will be discouraged. Particular attention shall be given to eliminating possible bypasses around traffic signals and major intersections.
E. 
Collector streets shall be provided to give easy access to and between local streets.
F. 
Culs-de-sac.
(1) 
The use of cul-de-sac streets in a subdivision layout shall be minimized.
(2) 
The minimum radius for the right-of-way at the turnaround shall be 60 feet and the curb radius shall be 40 feet, and the pavement shall be extended to the curb.
G. 
Intersections.
(1) 
No more than two streets shall intersect or meet at any one point.
(2) 
Streets shall intersect one another at an angle of 90°, where practicable.
(3) 
Intersections of major streets by other streets shall be at least 800 feet apart, if possible. Cross streets (four-cornered intersections) shall be avoided in general. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Within 100 feet of an intersection, streets shall be at approximately right angles. Grades shall be limited to no more than 3% within 50 feet of an intersection. All street intersection corners shall be rounded by curves at the property line as provided in § 204-33I. In order to provide visibility for traffic safety, that portion of any corner lot (whether at an intersection entirely within the subdivision or of a new street within an existing street) shall be cleared of all growth (except isolated trees) and obstructions above the level three feet higher than the center line of the street. If desired, ground shall be excavated to achieve visibility.
H. 
Curves.
(1) 
The minimum center-line radius for a street curve shall be 200 feet on a local street and 400 feet on a collector street.
(2) 
Tangent distance of at least 50 feet shall be provided between reverse curves.
I. 
Corners.
(1) 
The corners of each street intersection shall be rounded.
(2) 
The minimum radius at a corner shall be 12 feet at the property line at the intersection of local streets, 25 feet at an intersection of a local street with a collector street and 40 feet at an intersection of a local or collector street with a highway.
J. 
Width, pavement and curbs and sidewalks. Street improvements shall be laid out in accordance with the general cross-section standards set forth in the approved standards of the Town of Harrison and shall be constructed in accordance with the specifications established by the municipality.
A. 
All building lots shall at least comply with the requirements of the Zoning Ordinance of the municipality.[1]
[1]
Editor's Note: See Ch. 235, Zoning.
B. 
Where a subdivision abuts a highway or in the case of certain collector streets designated by the Planning Board, the streets and lots shall be laid out so that there is no direct access from the lots to such highway or collector street. The lots shall either back on such highway or collector street, fronting on an interior street, or, alternately, fronting on a marginal road.
(1) 
In the case of reversed lots, a limited access easement across the rear of the lot shall prohibit ingress or egress from the lot to the highway or collector street, and the subdivider shall provide fencing and screen plantings as required by the Planning Board.
(2) 
In the case of a marginal road, the subdivider shall construct said road.
C. 
Block dimensions.
(1) 
Maximum length shall be 1,600 feet. Minimum length shall be 400 feet.
(2) 
Width shall relate to the zoning district requirements and shall provide for two tiers of lots, if practicable.
D. 
Special attention shall be given to corner lots to ensure sufficient size for front yards on each street, one rear yard and one side yard and leaving adequate building area for an average house.
A. 
Subdivision design shall preserve, insofar as is possible, the natural terrain and natural drainage pattern and endeavor to prevent the degradation or destruction of any lake, pond, stream and any groundwaters or wetlands found on the site or adjacent to it.
B. 
If lakes, ponds, streams, unusual vegetative cover, wetlands or other natural or historic features are located on the site, they shall be considered for park areas as set forth in the Master Plan.
C. 
A conscious effort shall be made to preserve all worthwhile trees and shrubs existing on the site as determined by the Planning Board.
Local electric power and telephone wires shall be placed underground. Utility companies shall place special emphasis on preserving the vitality and appearance of trees in the vicinity of their aboveground installations.