It is declared to be the policy of the Village Planning Board to consider land subdivisions as part of a plan for the orderly, efficient and economical development of the village. 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. Proper provision shall be made by the developer for drainage, water, sewerage and other needed improvements as required by the Village Engineer. The proposed streets shall compose a convenient system conforming to the Official Map, or Zoning Map[1] if there is no such Official Map, and shall be properly related to the proposals shown on the Master Plan if and when such a plan is adopted by the Village Board. Streets shall be of such width, grade and location as shall be required by the Village Engineer to accommodate the prospective traffic, to afford adequate light and air and to facilitate fire protection. When required by the Planning Board, park areas of suitable location, size and character for playgrounds or other recreational purposes shall be provided for on the subdivision plat.

Should any provision of these regulations conflict or be inconsistent with any provision of the Village Law, such provision of the Village Law shall govern. However, should any provision of these regulations conflict with any regulation, ordinance or local law of the village, then these regulations shall govern. In order that land may be subdivided in accordance with this policy, these regulations are hereby adopted.

All specific changes which it believes desirable in the preliminary layout.

The character and extent of the required improvements for which waivers may have been requested and which, in its opinion, may be waived without jeopardy to the public health, safety, morals and general welfare.

The subdivider, following receipt of this communication with respect to the preliminary layout and the changes, if any, to be made therein, shall, within six months thereafter, make a submission to the Planning Board satisfactory to the Village Engineer, which shall consist of five copies of the final layout of the subdivision plat, accompanied by two separate sets of prints showing the completed detailed construction drawings, including but not limited to street profiles, construction details, etc., in accordance with the provisions of §§ 381-69-H through 381-69-R of this chapter. Before the Planning Board accepts submission of the final layout, including the construction drawings, and prior to setting the date for the public hearing, it shall obtain from the Village Engineer or other duly designated official a certificate stating that the street or streets and any improvements already constructed by the subdivider or improvements to be constructed in accordance with the construction drawings, as approved, are satisfactory to him/her.

If the certification is with respect to improvements already made, said official shall certify as to such parts of said improvements that are satisfactory as of the date of his/her certificate. Before the Planning Board accepts submission of the final layout of the subdivision plat, the subdivider shall obtain the approval of any governmental agency having jurisdiction in the premises. Upon receipt of all such certifications and approvals in writing and in satisfactory form, the Planning Board shall accept submission of such final layout and shall set a date, within 30 days of such submission, to hold a public hearing as required pursuant to § 7-728 of the Village Law. The Planning Board will then, within 45 days from and after the date of the final submission above provided, approve, modify or disapprove such final layout and the construction drawings by endorsement thereon, and, upon approval, the subdivider shall submit to the Planning Board the original tracings, in ink on cloth, of the final plat and the detailed construction drawings. These tracings shall then be turned over to the Village Engineer for safekeeping. If the Planning Board requires any modifications of the subdivision plat or the construction drawings at the public hearing, the subdivider shall be required to make such changes to the final plat and construction drawings as submitted and resubmit new prints with the tracings to the Planning Board at the next meeting, with the approval of the Village Engineer, and final action by the Planning Board will not be taken prior to the further meeting at which these plans are submitted.

If and when the Planning Board approves the final layout of the subdivision plat or the construction drawings, the resolution adopted by the Planning Board shall be deemed to require that the subdivider complete all improvements in accordance with the plans and construction drawings as provided in § 7-730 of the Village Law and with the provisions of these regulations in all respects, except so far as they are specially waived by the Planning Board, or, alternatively, to file with the Planning Board a performance bond for a term not to exceed three years, which in all respects shall comply with § 7-730 of the Village Law and which shall be approved by the Village Board, as provided in said § 7-730 of the Village Law. Except where the subdivider indicates by notation on the plat that streets, highways or parks are not offered for dedication to the public, the subdivider shall also, by the terms of said resolution, be required to tender offers for deeds of cession, in form satisfactory to the Village Attorney, of all lands included in the beds of streets and highways and for easements or parks as required by the Planning Board, and a note or endorsement shall be placed upon the plan or plat reading as follows: "Approval of this plat by the Planning Board does not constitute an acceptance by the village of the dedication of any street, highway, park or other public open space, but such acceptance shall become effective only upon the adoption of a resolution by the Village Board.

In general, the proposed subdivision shall conform to the Official Map or Zoning Map and Master Plan, if there is one.

The arrangement of streets in the subdivision shall provide, where practicable, for the continuation of principal streets in adjoining subdivisions, and such continuations shall be of a width at least as great as that of such existing connecting streets. Every subdivision shall preferably have two connections to existing highways, one of which may be through the streets of an adjoining subdivision. Where the proposed subdivision abuts a state or county highway or a heavily traveled street, the Board may prohibit direct vehicular access to the highway from abutting lots.

In general, main highways and secondary highways shall not be less than the width shown on the Official Map or as designated by the Planning Board. Parkways and boulevards shall be such width as may be designated by the Planning Board. As a general rule, the width of local streets shall not be less than 50 feet. No street less than 33 feet in width shall be accepted by dedication, except by unanimous vote of the Board of Trustees.

Dead-end or cul-de-sac streets shall not, in general, exceed 400 feet in length, shall have a minimum width of 50 feet and shall be equipped with a turnaround roadway with a minimum radius of 45 feet to the curb at the closed end.

Except where a block abuts a main thoroughfare, in general each block shall be planned to provide two rows of lots, but irregularly shaped blocks indented by cul-de-sac streets may be considered to be acceptable when designed in a manner acceptable to the Planning Board.

Property line radii at street intersections shall be not less than 25 feet, and future curblines shall be generally concentric therewith. Side lines of lots, so far as practicable, shall be at right angles or radial to street lines.

Corner lots shall be increased in size to comply with front yard requirements on both streets, and consideration to future back and side yards shall also be given.

Grades of all streets shall be the reasonable minimum but shall not be less than 1% nor more than 6% for main and secondary highways nor more than 10% for local streets. All changes in grade shall be done by means of a vertical curve.

Paved rear service streets of not less than 20 feet in width or, in lieu thereof, adequate off-street loading space, suitably surfaced, shall be provided in connection with all lots designed for commercial use.

In front of areas designated and zoned for commercial use, or where the proposed subdivision requires and the subdivider proposes to file a petition for a change in zoning to permit such use, the street width shall be increased by such amount on each side as may be deemed necessary by the Planning Board and 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 or business district.

In general, street lines within a block, deflecting from each other to any extent whatever, shall be connected with a curve, the radius of which for the inner street lines shall be not less than 370 feet on main highways, 275 feet on secondary highways and 125 feet on local streets. The outer street line in each case shall be parallel to such inner street line, and future curblines shall be generally concentric therewith.

In any subdivision the Planning Commission may require recreation, park or play areas for public use of up to 10% of the gross area of the subdivision.

Variations of the general requirements above outlined may be permitted or required by the Planning Board, on application to the Planning Board, when, in its judgment, special factors warrant such a variation.

All applicable provisions of Article 7 of the Village Law of the State of New York and of § 239-k of the General Municipal Law[1] shall apply to the proceedings of the Planning Board.

Electric and telephone wires.

If any subdividing owner, purchaser or any other person intends to erect a building or structure on one or more lots, plots or sites in any subdivision submitted for approval, or which have ever been the subject of subdivision approval, the Planning Commission may require that such person submit to the Board of Architectural Review for its approval, pursuant to Local Law No. 2,[2] plans of all types of buildings proposed to be erected on all lots, plots or sites in such subdivision and the location thereof.

Standards for Street Design.[3]

The provisions of § 381-68-N of the Site Plan Article of this Code shall apply as well to subdivisions and subdivision applications. In each case where § 381-68-N uses the words "site plan," these words, for purposes of this § 381-69-H, Subsection R, shall be deemed to read "subdivision." Where § 381-69-N uses the phrase "this § 381-69-N," it shall be deemed for the purposes hereof to read "this § 381-69-H, Subsection R."

Lot arrangement and dimensions.

Land of such a character that it cannot be used without danger to health or peril from fire, flood, or other menace, shall not be subdivided for residential purposes, nor for any other permitted use that might increase danger to the health, safety, or welfare of any person or property, or aggregate a flood hazard. Such land may be set aside for such uses as shall not involve such danger.

The proposed subdivision name or identifying title.

The name and address of record owner (if corporate, the name and address of the principals).

The date, true North point, scale and tentative new street names.

The map of the tract showing boundaries, agreeing with a certified survey.

Natural features of importance, such as watercourses, swamps and woodlands.

The location and names of existing streets and highways, easements or other public properties or rights.

The topographic survey showing existing contour lines and waterways at sufficient intervals to establish the character of the terrain.

A scaled plat showing proposed street locations, limits of work, approximate proposed lot dimensions and approximate areas of the lots.

A dimensional typical section indicating proposed pavement and sidewalk areas and curbing treatments.

The location of existing and proposed sewers, drains and water mains.

If the submission covers only a portion of the tract, a light dashed line sketch of the prospective future streets for the balance of the tract shall be shown on the same drawing.

The location of the property with respect to surrounding property and streets; also the names of all adjoining property owners of record or the names of adjoining developments.

The widths of pavement and sidewalks of adjoining streets.

An area map at a scale of one inch equals 400 feet as an insert on the same drawing showing all streets and property within 1,000 feet of the applicant's property. All property held by the applicant (in whole or in part, individually or corporately) in the area should be identified.

The approximate location and dimensions of all property proposed to be set aside for playground or park use.

Zoning districts and boundaries thereof applicable to the subdivision, also such provisions of the corresponding section of the Zoning Regulations as the Planning Board may require to be noted on the plan.

Items A through F inclusive, as listed under § 381-69-I, shall also apply to the final layout and plat.

Lots, numbered and in substantial agreement with § 381-69-I, with final bearing, distances and curve data and also showing proposed permanent monument locations and monument tie lines such as are necessary to permit re-establishment of lot corners within the subdivision. All dimensions shall be shown in feet and hundredths of a foot. Permanent monuments, not iron pipes, shall be set at all block corners and at intervals of approximately 500 feet or such other distance or at change of bearing lines as the Planning Board may determine to be appropriate.

Streets, showing the width of the right-of-way and referenced by notation to construction drawings which will show widths of proposed pavement; location of sidewalks; typical sections with details of pavements, curbs, sewers, drains and other data pertinent to the proposed construction.

A note providing for County Health Department approval and the approval of any governmental agency having jurisdiction in the premises.

The county block and sheet number applicable to the subdivision.

A note stating that existing contours and waterways are indicated on the detailed construction drawings.

Necessary title boxes, notation providing for Planning Board approval, a statement of dedication of all streets within the subdivision and delineation of limits of said streets, provision for Village Engineer's approval, subject to satisfactory compliance with the construction drawings, and such other references or notes as the Board may require. If the intention is that streets shall remain as private streets, a notation as follows shall be added to the final plat: "No offer of dedication of streets, highways or parks, if any, shown on this map is made to the public."

Items A through F inclusive, as listed under § 381-69-I, shall also apply to the detailed construction drawings.

The width, location, horizontal geometries and limits of paving of all streets, parking areas or other public ways proposed by the developer and the locations and limits of all proposed sidewalks, if any.

Existing contours, at an interval suitable to the Village Engineer, shown tied into a top cut line, based on the profiles and cross sections of the proposed streets, the flow lines and top of bank lines of streams that are to remain; also, general locations of necessary swales with several spot elevations indicated so as to establish the fact that adjacent lands are saved harmless from any flooding that might otherwise be induced by filling and grading of the lots of the subdivision.

Typical cross sections of roadways and sidewalks, showing curbs, gutters, depth and character or the surface and of the subbase, conforming to the current standard details and requirements of the Village Engineer.

The location and size of all new water mains and connections to existing mains and the location of fire hydrants. If alternative means of supplying water are provided under the Public Health Law, the method and evidence of approval by the County Commission of Health shall be submitted.

The location and size of all new sanitary sewers and connections to existing sewers, the location of manholes and the type of construction and location and detail of cradles or other supports where required by field conditions or rulings of the Village Engineer or Planning Board. Laterals for each lot shall be carried to the property line, unless this requirement is specifically waived by the Planning Board and a note on the final plat states that connections to the main sewer, along with necessary pavement repair, must be made by the individual lot owners. If alternative means of sewering and treatment are to be provided under the Public Health Law, details and evidence of approval by the County Commissioner of Health shall be submitted and the final plat shall be noted to this effect.

The method of collecting and discharging stormwater; details of catch basins, culverts, storm sewers, etc., conforming to the requirements of the Village Engineer.

Any water mains, sanitary sewers or other public facilities to be carried over or under private property shall be in permanent easements, not less than 10 feet in width, having satisfactory access to a public highway or other public open space. Details of such easements and evidence of their existence shall be provided.

Profiles showing existing and proposed elevations along the center lines of all streets to the same horizontal scale as the plan, but with an enlarged vertical scale. Where a proposed street intersects an existing street or streets, the elevation along the center line of the existing street or streets, within 100 feet of the intersection, shall be shown. All elevations must be referred to established United States government or approved local bench marks, where they exist within 1/2 mile of the boundary of the subdivision.

The Village Engineer may require supplementary existing ground profiles, plotted on the proposed profile at locations where steep slopes exist, showing present existing elevations on either or both sides of the street at fifty-foot intervals parallel to the center line. These supplementary existing profiles are developed by measuring existing elevations at approximately five points on a line at right angles to the center line of the street. Said elevation points shall be at the center line of the street, each property line and points approximately 25 feet inside each property line. Cross sections plotted up on tracing paper may also be required in certain areas as directed by the Village Engineer.

Necessary roadway details of street pavements, including curbs and gutters, sidewalks, granite monuments with covers, manholes and catch basins; the location of proposed street trees, if any; streetlighting standards or all utility poles showing which will carry streetlights or street signs; the location, size and invert elevations of existing and proposed sanitary sewers, stormwater drains and fire hydrants, and the exact location and size of all water, gas or other existing or proposed underground utilities or structures. Utilities governed by fixed elevations, such as sewers and drains, shall be shown on profiles with notation showing waterline clearances at crossings.

In the cases of large subdivisions that are to be improved by sections, each section shall be clearly defined on a final plat and construction plan and a profile by dimensions and notes so that applicable bond coverage ties in with the final plat.