The design standards listed below shall be incorporated in all proposed plans.
Land shall be suited to the purposes for which it is to be subdivided and shall be of such character that it can be used safely without danger to health or peril from flood, fire or other menace.
A. 
The location of all major streets in the proposed subdivision shall conform in general alignment to the Comprehensive Plan adopted by the Planning Board.
B. 
Street right-of-way widths shall be as shown on the Comprehensive Plan, and where not shown thereon, shall be as follows:
Street Type
Right-of-Way Width
(feet)
Major
100
Collector
75
Minor or local
65
Marginal access
40
C. 
The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding areas unless the Board deems such extension undesirable for specific reasons of topography or design.
D. 
Streets shall be logically related to the topography to produce usable lots and reasonable grades.
E. 
Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
F. 
Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision or if a portion of the tract is not subdivided.
G. 
Where a subdivision abuts or contains an existing or proposed major traffic street, the Board may require marginal access streets, rear service alleys, reverse-frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic.
H. 
New half or partial streets will not be permitted except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
I. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be dedicated and plotted within such tract.
J. 
Dead-end streets shall be prohibited except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac.
K. 
Street grades.
(1) 
Street grades, wherever feasible, shall not exceed the following, with due allowance for reasonable vertical curves and with not less than 150 feet between changes of grade:
Street Type
Maximum Grade
(percent)
Major
4
Collector
6
Minor or local
8
Marginal access
8
(2) 
In order to facilitate drainage, no street grade shall be less than 0.6% when possible, but in no event less than 0.4%.
A. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at any angle of less than 75°.
B. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
C. 
A clear-sight triangle of 40 feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall be permitted within such sight triangles.
D. 
To the fullest extent possible, intersections with major traffic streets shall be located not less than 800 feet apart, measured from center line to center line.
E. 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.
F. 
Minimum curb radii at street intersections shall be 20 feet for intersections involving only minor streets, 25 feet for intersections involving other type streets or such greater radius as is suited to the specific intersection.
G. 
Where a subdivision abuts or contains an existing street or inadequate right-of-way width, additional right-of-way width in conformance with the Comprehensive Plan will be required.
H. 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
A. 
Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length and shall furnish access to not more than 20 dwelling units.
B. 
Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 50 feet.
C. 
Unless future extension is clearly impractical or undesirable, a turnaround right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
A. 
Lot size and dimensions shall be in accordance with the Comprehensive Plan under the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch.190, Zoning.
B. 
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of the Zoning Ordinance are not adequate, the Board may require tests, in accordance with the rules and regulations of the State Department of Health, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a large lot size to be necessary, the Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
C. 
Where commercial subdivisions are proposed to be served by either or both on-lot sanitary sewage disposal and water supply facilities, the lot area and dimensions required to prevent health hazards shall be subject to individual review and determination by the Planning Board, New York State Department of Health and/or the County Board of Health.
D. 
All lots shall front upon a public street.
E. 
The ratio of the depth of any lot to its width shall not be greater than 2 1/2:1, except as may be specified in the Zoning Ordinance.
F. 
Side lot lines shall be substantially at right angles or radial to street lines.
G. 
If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots or dedicated to public use if acceptable to the municipality.
H. 
Double-frontage lots are prohibited except where employed to prevent vehicular access to major traffic streets.
I. 
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and loading as required by the provisions of the Zoning Ordinance.
A. 
Easements with a minimum width of 12 feet plus the width of any required pipe or other improvement shall be provided as necessary for utilities.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for buildings of the type proposed.
(2) 
Zoning requirements.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Blocks generally shall not be less than 400 feet nor more than 1,200 feet in length. In general, no block width shall be less than twice the normal lot depth. In blocks exceeding 800 feet in length, the Planning Board may require the reservation of a twenty-foot-wide easement through the block to provide for the crossing of underground utilities and pedestrian traffic where needed or desirable and may further specify, at its discretion, that a four-foot-wide paved footpath be included.
C. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where a reverse-frontage lots bordering a major traffic street are used.
D. 
Pedestrian through walks may be required where necessary to assist circulation or provide access to community facilities. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
A. 
Lots shall be laid out and graded to provide positive drainage away from buildings.
B. 
Storm sewers, culverts and related installations shall be provided:
(1) 
To permit unimpeded flow of natural watercourses.
(2) 
To ensure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
C. 
In the design of storm sewerage installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over adjacent properties.
A. 
The subdivider may be required by the Planning Board to carry away by pipe or open ditch any spring or surface water that may exist either previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way, where feasible, or in perpetual unobstructed easements of appropriate width.
B. 
A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The City Engineer shall approve the design and size of facility based on anticipated runoff from a ten-year storm under conditions of total potential development permitted by the Zoning Ordinance[1] in the watershed.
[1]
Editor's Note: See Ch. 190, Zoning.
C. 
The subdivider's engineer shall also study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the City Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a five-year storm, the Planning Board shall notify the governing body of such potential condition. In such case, the Planning Board shall not approve the subdivision until provision has been made for the improvement of said condition.
D. 
Land subject to flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy nor for such other uses as may increase danger to health, life or property or aggravate the flood hazard, but such land within the plat shall be set aside for such uses as shall not be endangered by periodic or occasional inundation or improved in a manner satisfactory to the Planning Board to remedy said hazardous conditions.
A. 
In reviewing subdivision plats, the Board will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
B. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision, the Board may require the reservation of up to 10% of the gross area of the subdivision as may be deemed reasonable. Where said area is not dedicated, it shall be reserved for acquisition by the municipality for a period of three years.
C. 
Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
D. 
The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the Comprehensive Plan of the municipality.
E. 
In the event that an area to be used for a park or playground is required to be so shown, the subdivider shall submit, prior to final approval, to the Board, three prints [one on cloth], drawn in ink, showing, at a scale of not less than 30 feet to the inch, such area and the following features thereof:
(1) 
The boundaries of said area, giving lengths and bearings of all straight lines, radii, lengths, central angles and tangent distances of all curves.
(2) 
Existing features such as brooks, ponds, clusters of trees, rock outcrops, structures.
(3) 
Existing and, if applicable, proposed changes in grade and contours of the said area and of the area immediately adjacent.
Minimum improvements and construction standards required of all subdivisions shall be as set forth in this section and shall further be in accordance with the prevailing standards as established by the governing body upon advice of the Planning Board and the City Engineer. Alternate improvement standards may be permitted if the Board deems them equal or superior in performance characteristics to the specified improvements. Additional or higher type improvements may be required in specific cases where the Board believes it necessary to create conditions essential to the health, safety, morals and general welfare of the citizens of the municipality.
A. 
Monuments and markers. Monuments shall be placed so that the scored or marked point shall coincide exactly with the intersection of the lines to be marked and shall be set so the top of the monument or marker is level with the surface of the surrounding ground.
(1) 
Monuments shall be set at the intersection of all lines forming angles in the boundary of the subdivision. Monuments may be of the following two types:
(a) 
Cut stone three inches by three inches by three feet zero inches long, with a drill hole in the center.
(b) 
Concrete five inches by five inches by three feet zero inches long, with a one-half-inch round brass pin in the center.
(2) 
Markers shall be set at the beginning and ending of all curves along street property lines; at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; and at all corner lots. Markers shall consist of steel bars at least 15 inches long and not less than 3/4 inch in diameter.
B. 
Streets.
(1) 
Required improvements and construction standards shall be in accordance with the specifications of the municipality.
(2) 
Streets (and alleys where provided) shall be graded, surfaced and improved to the grades and dimensions shown on plats, profiles and cross sections submitted by the subdivider in accordance with the municipality's specifications and approved by the Planning Board, the Zoning Board and the City Engineer.
C. 
Public water supply. Where public water supply, in the opinion of the Board, is reasonably accessible, the subdivision shall be provided with a complete water distribution system, including a connection for each lot and appropriately spaced fire hydrants.
D. 
Public sanitary sewer system. Where the public sanitary sewer system, in the opinion of the Board, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the public system.
E. 
Storm sewers. Storm sewers shall be installed when, in the opinion of the Board and the City Engineer, they are deemed necessary to provide adequate drainage for the subdivision.
F. 
Other utilities. All electrical power and telephone utility lines shall be installed in easements provided for along the rear property lines. In certain circumstances, the Planning Board may deem it necessary that utility lines be installed underground.
G. 
Sidewalks. Four-foot concrete sidewalks shall be installed when, in the opinion of the Board, they are deemed necessary to provide adequate pedestrian circulation for the subdivision.
H. 
Other street improvements. Street signs, streetlighting and fire alarm signal devices shall be provided at appropriate locations on all streets. The type, height and design shall be approved by the Board with the advice of the City Engineer.
In all cases the subdivider shall be responsible for the installation of all required improvements under supervision of the City Engineer and in the manner specified below.
No final plat shall be approved by the Board until provision has been made for the proper installation of required improvements in either of the following ways:
A. 
Performance bond. The subdivider may post with the Board a certified check or bond made out to the municipality in an amount sufficient to cover the full cost of installing the required improvements as estimated by the Engineer. In the case of a bond filed, it shall be with surety satisfactory to the Board and the time for the completion of the improvements and installations shall be specified, such time to be satisfactory with the Board.
B. 
Construction of improvements. In lieu of posting a bond, the subdivider may elect to install the required improvements in accordance with the standards and specifications contained in this Article and with the final plat submitted to the Board. The subdivider shall obtain a certificate from the City Engineer stating that all improvements have been so installed.
In submitting the final plat to the Board, the subdivider shall submit a maintenance bond to guarantee maintenance and repair of the streets, sanitary sewers, storm sewers and water lines in the subdivision for one year after the construction thereof has been approved by the City Engineer.