A.
Considerations. In considering an application for
approval of the subdivision and/or development of land, the Board
shall be guided by the standards set forth herein, which shall be
deemed to be minimum requirements for the convenience, health, safety
and welfare of the Village.
B.
Character of land. Land to be subdivided and/or developed
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. Land subject to such hazards shall not be subdivided nor developed
for residential purposes nor for such other uses as may increase the
danger to health, life or property or aggravate a flood hazard, but
such land may be set aside for such uses as shall not involve such
danger nor produce unsatisfactory living conditions.
C.
Conformance to Master Plan and Official Map. All subdivisions
and developments shall conform to the Official Map and shall be properly
related to the proposals shown on the Master Plan, if any. The plat
shall include all streets shown on said map and plan, which are within
the site and such other streets as the Board may require.
D.
Frontage on improved street. The area proposed to be subdivided and/or developed shall have frontage on and direct access to a street duly placed on the Official Map, and if such street is private, it shall either be improved to the satisfaction of the Board or a performance bond pursuant to § 185-35 hereof covering such improvement shall be posted.
E.
Preservation of natural cover. Land to be subdivided
and/or developed shall be laid out and improved in reasonable conformity
with existing topography, in order to minimize grading, cut and fill
and to retain, insofar as possible, the natural contours, limit stormwater
runoff and conserve the natural cover and soil. No topsoil, sand or
gravel shall be removed from any lot shown on any subdivision plat,
except for the purpose of improving such lot and for the laying out
of streets shown thereon. Topsoil so removed shall be restored to
a depth of six inches and properly seeded and fertilized on the areas
of such lots not occupied by buildings or structures. No excess topsoil
so removed shall be disposed of outside of the boundaries of the Village,
except upon the approval of the Board of Trustees of the Village.
F.
Preservation of existing natural features. Existing natural features that enhance the attractiveness of the site and which would add value to residential or other development or to the Village as a whole, such as trees, watercourses, ponds and similar irreplaceable assets, shall be preserved insofar as possible by harmonious design and careful development. The Board may make reasonable modifications in standards for layout of streets to accomplish such purposes as well as the objectives noted in Subsection E.
A.
General. The arrangement, character, extent, width,
grade and location of all streets shall conform to the Official Map
and to the Master Plan, if any, and shall be considered in their relation
to existing and planned streets, to existing topography and natural
features, to public convenience and safety and in their appropriate
relation to the proposed uses of the land to be served by such streets.
B.
Relation to topography. Street layouts and grades
shall be related appropriately to the existing topography, and streets
shall be arranged to obtain as many as possible of the building sites
at or above the grades of the streets. Steep grades shall be avoided
as well as combinations of steep grades and curves.
C.
New streets. Where proposed streets are not shown
on the Official Map or the Master Plan, if any, such new streets,
in addition to conforming to the Construction Standards and Specifications,
shall be of sufficient width, suitably located and adequately constructed
to accommodate the prospective traffic, to facilitate drainage and
to afford access for fire-fighting, snow-removal and road-maintenance
equipment. All streets shall be coordinated so as to compose a convenient
system and to cause no undue hardship to adjoining properties.
D.
Arrangement. The arrangement of streets shall provide
for the continuation of principal streets between adjacent properties
when such continuation is necessary for convenience, movement of traffic,
effective fire protection or efficient provision of utilities and
also where such continuation is in accordance with the Official Map
or the Master Plan, if any. If the adjacent property is undeveloped
and the street must be a dead-end street temporarily, the right-of-way
shall be extended to the property line. A temporary circular turnaround
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 owners whenever the street is continued.
E.
Nonresidential streets. Whenever a street of an area
to be subdivided is designated for professional, business or industrial
use or for any use other than single-family residence, adequate provision
shall be made for off-street loading and unloading and for off-street
parking. Off-street parking facilities may, in the discretion of the
Board, be required either on the street set apart for such nonresidential
use or on an area of land adjoining such street. The Board may require
that any parking area may be offered to the Village for dedication.
F.
Intersections.
(1)
Street jogs with center-line offsets of less than
125 feet shall not be permitted except with the approval of the Board.
(2)
Intersections of streets shall be at angles as close
to 90° as possible. Toward this end, an oblique street should
be curved approaching an intersection and should be approximately
at right angles for at least 100 feet therefrom. Where three or more
streets intersect, a turning circle or other special treatment may
be required by the Board. Wherever two streets intersect at an angle
smaller than 75°, the right-of-way returns and the relation of
the gutter grades shall be given special treatment, as determined
by the Board, and islands to channelize traffic may be required.
(3)
Intersections of major streets by other streets shall
be at least 800 feet apart, if possible. Cross (four-cornered) street
intersections shall be avoided insofar as possible except as shown
on the Official Map or Master Plan, if any. A distance of at least
175 feet shall be maintained between center lines of offset intersecting
streets. Grades shall be limited to no more than 2% within 50 feet
of an intersection.
G.
Treatment along major arterial streets. Where a subdivision
abuts or contains an existing or proposed major street, the Board
may require marginal access streets, reverse frontage with screen
planting contained in a nonaccess reservation along the rear property
line, deep lots with rear service alleys or such other treatment as
may be necessary for adequate protection of residential properties
and for separation of through and local traffic.
H.
Provision for future resubdivision. Where a tract
is subdivided into lots substantially larger than the minimum size
required by the zoning,[1] the Board may require that streets and lots be laid out
so as to permit future resubdivision in accordance with the requirements
contained in this chapter.
I.
Dead-end streets.
(1)
Where a street does not extend to the boundary of
the subdivision and its continuation is not required by the Board
for access to adjoining property, its terminus shall normally not
be nearer to such boundary than 100 feet or the minimum lot depth
prescribed by the zoning regulations,[2] whichever is greater. The Board may require the reservation
of appropriate easements to accommodate future streets, drainage facilities,
pedestrian traffic, utilities or other public purposes.
(2)
For greater convenience to traffic and more effective
police and fire protection, permanent dead-end streets should, insofar
as possible, be limited in length to 900 feet and shall be provided
at the closed end with a turnaround having an outside roadway diameter
of at least 80 feet and a street property line diameter of at least
100 feet. In zoning districts which permit lots of less than one acre,
the minimum outside roadway diameter shall be increased to 120 feet.
(3)
Where it is impossible to subdivide a property, except
by a dead-end road which is longer than 900 feet, the Board may permit
a greater length.
J.
The following standards are adopted for all roadways
constructed in the Incorporated Village of Old Westbury:
[Amended 2-23-1984 by L.L. No. 1-1984]
(1)
Normal roadway design criteria.
(a)
Streets:
[1]
Minimum grade: 1.00% (0.70% in special cases,
as determined by the Planning Board on recommendation of the Village
Engineer.)
[2]
Maximum grade: 10.0%.
[3]
Width of road pavement: 24 feet for fifty-foot
right-of-way.
[4]
Maximum length of a dead-end street: 900 feet.
[5]
Minimum property line radius, curvature in right-of-way:
200 feet.
(d)
Minimum sight distance, vertical curves: 300
feet.
(e)
Minimum width, right-of-way: 50 feet.
(f)
Curbing: concrete gutter, two feet wide.
(g)
Minimum pavement requirements: 2 1/2 inches
of asphalt (two lifts, the second lift to be applied not less than
one year nor more than three years after the first lift is applied),
five inches of dense graded stone mix or recycled concrete (total
of 7 1/2 inches).
(2)
Changes in grade. All changes in street grades shall
be connected by vertical curves of sufficient radius to provide a
smooth transition and proper sight distance, as approved by the Board.
(3)
Tangents. A tangent at least 100 feet in length shall
be introduced between reverse curves on all streets, except where
a greater length is required by the Board.
(4)
Curves. When the alignment of the street changes more
than 10°, the tangents shall be connected by a curve with a radius
of not less than 200 feet, unless a greater radius is required by
the Board to ensure a proper sight distance.
(5)
Reserve strips. Reserve strips controlling access
to streets shall be prohibited, except where their control is placed
in the Village under conditions approved by the Board.
(6)
Property lines at intersections. Property lines at
intersections shall be established in such a manner as to place, within
the street right-of-way, the triangular area which is formed by the
street lines extended and a straight line adjoining points on said
street lines 30 feet distant from their point of intersection.
(7)
Street names. All streets shall be named, and such
names shall be approved by the Board. Names shall be sufficiently
different in sound and in spelling from other street names in the
Village or adjoining municipalities so as not to cause confusion.
A street which is a continuation of an existing street shall bear
the same name. In general, street names shall conform to the following
classifications:
A.
Utilities. Easements across lots or centered on or
adjacent to rear or side lot lines shall be provided for utilities
where necessary and shall be at least 20 feet wide.
B.
Drainageway. Where a subdivision contains or is traversed
by a watercourse, channel or drainageway, as defined herein, there
shall be provided a stormwater or drainage easement conforming substantially
to the lines of such watercourse, channel or drainageway and including
such further width or construction, or both, as shall be adequate
for the purpose. The Board may require parallel streets or parkways
in connection with such drainageway.
A.
Dimensions and shape. The dimensions and shape of
a block shall be determined with due regard to:
(1)
Provisions of adequate building sites suitable to
the special needs of the type of use contemplated.
(2)
Zoning requirements as to lot sizes and dimensions.
(3)
Needs for convenience access, circulation, control
and safety of street traffic.
(4)
Limitations and opportunities of topography and the
objectives of these regulations.
B.
Width. The width of a block shall be at least twice
the minimum lot depth.
C.
Long blocks. In long blocks the Board may require
the establishment of easements or public ways through the block to
accommodate utilities, drainage facilities or pedestrian access to
community facilities.
A.
General. The lots size, width, depth, shape and orientation
and the minimum building setback lines shall be appropriate for the
location of the subdivision and for the type of development and use
contemplated. Lot shape shall be as nearly regular as is practicable.
B.
Corner lots. Corner lots for residential use shall
have extra width to permit compliance with the front yard setback
from both streets.
C.
Double lots. Where lots are more than double the minimum
area required by the Zoning Ordinance,[1] the Board may require that such lots shall be of such
dimensions and arrangement as will allow further subdivision and the
opening of future streets where necessary to serve potential lots,
all in compliance with the Zoning Ordinance and this chapter.
D.
Arrangement and access. The lot arrangement shall
be such that there will be no foreseeable difficulty, for reasons
of topography or other conditions, in obtaining building permits to
build on all lots in compliance with applicable regulations and in
providing, by means of a street approved by the Board and upon which
each lot fronts, safe driveway access to buildings on such lots from
an improved street duly placed on the Official Map.
E.
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the street by which it has access,
provisions shall be made for installation of a culvert or other structure
of design approved by the Engineer.
F.
Lot lines and setbacks. Side lot lines shall be substantially
at right angles to straight streets and radial to curved street lines.
Lot lines shall coincide with municipal boundary lines rather than
cross them. Where extra width has been dedicated for widening an existing
street, lots shall begin at such extra width line, and lot dimensions
and setbacks shall be measured from such line. The Board may, whenever
it deems such lines desirable or necessary, require the showing on
the plat of specific setback lines which may vary from lot to lot,
provided that the front setback shall be not less than the zoning
requirement.
G.
Double frontage. Double frontage lots, other than
corner lots, shall be avoided except where deemed essential by the
Board in order to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
orientation. An easement or reserve strip, at least 20 feet in width
and across which there shall be no right of access, shall be provided
along the line of lots abutting such traffic artery or other disadvantageous
use, and such easement shall be planted and maintained as may be approved
by the Board.
