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[1] of the Village of Southampton.
B.
Park and open space requirements.
(1)
Each residential plat shall have a park site consisting
of not less than five acres for each 100 dwelling units indicated
on the plat, suitably located for playground or other recreation and
open space 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 area.
(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)
Amount of park fee.
(a)
In cases where the Planning Board determines
that a park site cannot be properly located within the plat, in whole
or in part, the subdivider (both major and minor subdivisions) shall
be required to pay a park fee to the Village equal in amount to the
fair market value at the time of the subdivision procedure of the
land area of the subdivision that would otherwise be required for
a park site. All such payments shall be held by the Village in a special
Park Site Acquisition and Improvement Trust Fund, to be used exclusively
either for the acquisition of sites that are properly located for
neighborhood park, playground or recreational purposes or for the
physical improvement of such sites.
(b)
For land improved with one or more dwellings
or dwelling units, there shall be excluded from computation of the
park fee any lot or unit containing any such dwelling or dwelling
unit which has been occupied as a dwelling for at least one month
during the two years preceding the date of filing of the application
involved.
(c)
In no case shall the park fee in a minor subdivision
exceed 5% of the value of the land involved (excluding the lots containing
dwellings or dwelling units).
(d)
If one of the vacant lots created in a minor
subdivision exceeds 60% of the area of the entire parcel (so that
in effect 60% of the entire parcel is left undivided and capable of
further subdivision), the area of that lot shall be excluded from
the computation of the park fee only if such lot is also large enough
to be divided into five or more lots under the applicable zoning requirements.
(e)
In districts other than residence districts,
each subdivision shall be submitted to the Board of Trustees, which
will fix the park fee in each case.
(f)
In any situation other than a normal subdivision where a matter is made subject to the subdivision review process, as in the case of condominiums, the park fee shall be fixed by using the formulas set forth in this Subsection B(4).
(g)
The Planning Board shall compute the park fees
in the manner aforesaid, using appraisals made by real estate brokers,
or if there has been a recent sale involving the premises, it may
use such sales price if the Planning Board finds that it represents
the fair market value.
C.
The arrangement 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, unstable soil
conditions or other menace.
D.
Subdivision designs shall indicate consideration for
suitable separation and protection of different types of land uses,
including highways.
E.
In carrying out the subdivision policy outlined in § 97-2B, a subdivider of a nonresidential parcel shall be required to place in reserve and offer for dedication such natural features of the site that may be required by the Planning Board, or the Board may require such other restrictions which will support the subdivision policy, and shall require the payment of a park fee in an amount to be fixed by the Board of Trustees.
A.
Streets and highways shall be of sufficient width
and suitable grade and shall be suitably located to accommodate the
prospective traffic, to facilitate fire protection and to comprise
a convenient system. Streets and highways shall be properly related
to the Master Plan.
B.
Local streets shall be laid out so that their use
for through traffic will be discouraged. Particular attention should
be given to eliminating possible bypasses around traffic signals and
major intersections.
C.
Collector streets shall be provided to give easy access
to and between local streets.
D.
Culs-de-sac.
(1)
The use of cul-de-sac streets in a subdivision layout
shall be minimized unless they are found to be well conceived.
(2)
The minimum radius for the right-of-way at the turnaround
shall be 60 feet, and the curb radius shall be 48 feet, and pavement
shall be extended to the curb. The Planning Board may require the
central area of the cul-de-sac to be planted or to retain natural
plant material when it is found to be acceptable by the Board.
E.
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 along collector or local streets shall
be spaced at least 150 feet apart, measured from the points of intersection
of the center lines.
(4)
Intersections along a highway and certain collector
streets so designated by the Planning Board shall be spaced at least
800 feet apart, measured from the points of intersection of the center
lines, where practicable.
(5)
Adequate sight distance shall be required at all intersections.
F.
Horizontal alignment.
(1)
The recommended minimum center-line radius for a street
curve shall be 200 feet on a local street and 400 feet on a collector
street.
(2)
A tangent distance of at least 50 feet shall be provided
between reverse curves.
(3)
Minimum radius at a corner shall be 25 feet at the
property line, except that a larger radius shall be provided at major
intersections.
G.
Vertical alignment.
(1)
All street gradients shall conform as much as possible
to the natural terrain, minimizing excessive cuts and fills.
(2)
Minimum road gradients shall be 0.50%.
(3)
Maximum road gradients shall be 6%.
(4)
Gradients approaching intersections shall not exceed
2.50%, commencing at a point at least 50 feet from the nearest intersecting
right-of-way line measured along the center line of the road. Intersections
of roads and curbs having minimum gradients shall be detailed sufficiently
to ensure proper surface drainage.
(5)
Gutter line gradients of culs-de-sac shall be a minimum
of 0.50%.
(6)
The formula L = KA shall be used in the design of
street profiles where: L, the length in feet of a vertical curve,
shall be related to the algebraic difference A in percent of grade
and a constant K equaling 28 for minor streets and 50 for collector
streets. This formula shall be used for both sag and crest vertical
curves.
(7)
Where there are changes in grade of 1.0% or more,
they shall be connected by a vertical curve.
H.
Width, pavement, curb and sidewalk requirements. The
following table prescribes the minimum street right-of-way widths,
street improvement widths and whether curbs and sidewalks are required
for subdivisions located in various zoning districts of the Zoning
Ordinance.
[Amended 3-11-2004 by L.L. No. 3-2004]
|
Location of Street by Zoning District
|
Right-of-Way Width
(feet)
|
Paving Widths
(feet)
|
Curbs
Required
|
Sidewalks
Required
| |
|---|---|---|---|---|---|
|
Zoning districts having minimum lot area of
25,000 square feet or less and multifamily districts
| |||||
|
Highways
|
84-120
|
64
|
Yes
|
(b)
| |
|
Collector streets
|
60
|
40-50(a)
|
Yes
|
(b)
| |
|
Local Street A
|
50-60
|
34-40
|
(b)
|
(b)
| |
|
Local Street B
|
40
|
16
|
(b)
|
(b)
| |
|
Marginal road
|
50
|
30-40
|
(b)
|
(b)
| |
|
All other residential districts
| |||||
|
Highways
|
84-120
|
64
|
Yes
|
(b)
| |
|
Collector streets
|
60
|
40-50
|
Yes
|
(b)
| |
|
Local Street A
|
50-60
|
26-40
|
Yes
|
(b)
| |
|
Local Street B
|
50
|
26-34
|
Yes
|
(b)
| |
|
Marginal road
|
50
|
30-40
|
Yes
|
(b)
| |
|
All business and industrial districts
| |||||
|
Highways
|
84-120
|
64
|
Yes
|
Yes
| |
|
Collector streets
|
70
|
50
|
Yes
|
Yes
| |
|
Local Street A
|
60
|
40
|
Yes
|
(b)
| |
|
Local Street B
|
—
|
—
|
—
|
—
| |
|
Marginal road
|
50
|
40
|
Yes
|
Yes
| |
|
NOTES:
|
|---|
|
(a) Includes stabilized shoulders.
|
|
(b) At the discretion of the Planning Board.
|
I.
Street improvements shall be laid out in accordance
with the standards set forth in the Highway Department standards and
shall be constructed in accordance with specifications established
by the Village.
J.
Location of a Local Street B.
[Added 6-22-2004 by L.L. No. 6-2004]
(1)
As used herein, the term "adjoining lot" shall mean
a lot which adjoins the land being subdivided. The term "adjoining
lot" does not include a lot which is part of the land being subdivided.
(2)
In all residence districts, a Local Street B shall
be laid out and designed so that the right-of-way of a Local Street
B does not adjoin any adjoining lot.
(3)
In all residence districts, a Local Street B shall
be laid out and designed so that the right-of-way of a Local Street
B is located at least 10 feet from each adjoining lot. This minimum
separation requirement (the required minimum distance of 10 feet between
the right-of-way of a Local Street B and each adjoining lot) shall
be applicable along the entire length of the right-of-way of a Local
Street B.
(4)
In an appropriate case (such as a case where the right-of-way
of a Local Street B is separated from an adjoining lot by a narrow
strip of land rather than by the lot width of a lot which is part
of the land being subdivided), the Planning Board may impose reasonable
conditions relating to use and maintenance of the strip of land which
separates the right-of-way of a Local Street B from an adjoining lot,
including but not limited to a condition providing that such strip
of land shall not be used for vehicular access.
A.
The drainage design for all subdivisions shall conform
to criteria as required by the Village Engineer.
B.
All stormwater shall be recharged into the subsurface
groundwater reservoir, and no system will be allowed which directly
discharges such waters into any surface water area or into wetlands.
[Amended 1-25-1994 by L.L. No. 1-1994]
C.
Natural drainage or alternate systems may be considered
by the Planning Board, provided that they are engineeringly feasible
and ecologically sound and recommended by the Village Engineer.
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, front on an interior
street or front on a marginal road.
(1)
In the case of reversed lots, a limited-access easement
across the rear of the lot shall prohibit ingress to or egress from
the lot to the highway or collector street, and the subdivider shall
provide fencing and/or screen plantings as required by the Planning
Board where acceptable natural woodland cover does not exist.
(2)
In the case of a marginal road, the subdivider shall
construct said road.
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.
E.
In a major subdivision plat, a limited number of flagpole
lots may be permitted by the Planning Board, provided that they are
well-shaped, are generally larger than the average sized lot on the
plat, their accessway is essentially straight and not excessive in
length and their arrangement will not create traffic difficulties
on the street system.
[Amended 11-23-1993 by L.L. No. 5-1993]
F.
In a minor subdivision plat, some or all of the lots
may be flagpole lots, provided that the Planning Board finds that
such an arrangement would offer no difficulties for traffic safety
and adequate access, would result in larger than usual lots, would
offer well-shaped lots and would not be a means to circumvent a standard
lot and street arrangement which might otherwise result in a generally
better platting of the subdivision and adjacent lands.
[Amended 11-23-1993 by L.L. No. 5-1993]
G.
Supplementary flagpole lot regulations.
[Added 11-23-1993 by L.L. No. 5-1993]
(1)
No flagpole lots shall be utilized in a standard plat
submitted to determine yield.
(2)
Flagpoles shall not split the originating lot or create
newly developable lots without Planning Board approval.
(3)
The pole portion of a flagpole lot shall have a minimum
width of 20 feet along its entire length (from the street line to
the flag portion), with a traveled way of no less than 12 feet in
width.
(4)
Side-by-side flagpoles shall utilize only one common
driveway.
(5)
No more than three flagpole lots shall use the same
common driveway. In its discretion, the Planning Board may allow a
standard lot to also use the common driveway, thereby increasing common
driveway usage to four lots.
(6)
No common driveway shall be more than 500 feet in
length.
(7)
No common driveway shall be nearer than 75 feet from the intersection of any existing or proposed streets. This distance may be varied by the Planning Board for a lot preexisting the adoption of this § 97-38G. The measurement shall be taken from the closest point of beginning of the corner radius of the intersecting streets to the driveway entrance at the property line or from the intersection of the street rights-of-way to the driveway entrance at the property line where no corner radius exists. This restriction shall not apply where corner radii exceed 200 feet in length or where two streets intersect at an interior angle greater than 135°.
(8)
All utilities shall be installed underground. Utility
trenches and conduits shall not be located within the traveled way
of the common driveway.
(9)
Flagpole lots shall be adequately screened from each
other and from other adjacent lots as determined by the Planning Board.
(10)
Where a common driveway is provided for approved flagpole
lots, such common driveway shall not be deemed to constitute or create
a street.
H.
Prohibition of flagpole lots in a resubdivision.
[Added 8-19-2003 by L.L. No. 5-2003]
(1)
A new flagpole lot shall not be formed by a resubdivision
of two or more lots.
(2)
A resubdivision consists of any alteration of lot lines or dimensions of lots previously created, including lots shown on a subdivision map previously approved by the Planning Board and lots created prior to the requirement of Planning Board approval (see the definition of "resubdivision" in § 97-3). It is the intent of § 97-38H(1) to prohibit creation of a new flagpole lot in the case of a resubdivision.
A.
Subdivision design shall preserve and protect, insofar
as possible, natural terrain features, such as wetlands, beaches,
dunelands, unique vegetation and animal habitat, floodplains, watercourses,
primary sources of groundwater and natural drainage patterns in accordance
with the Master Plan, Zoning Ordinance[1] and other applicable laws of the Village of Southampton.
[Amended 1-25-1994 by L.L. No. 1-1994]
B.
All surface waters in the Village of Southampton are
deemed to be important for the physical and mental well-being of its
residents and resort visitors and for the perpetuation of desirable
animal and plant species and, therefore, shall be protected from siltation
caused by construction or regrading of perimeter properties, from
the influence of induced nutrification caused by the fertilization
of such perimeter properties and from any other form of probable degradation
which might be caused by adjacent land development and use. For the
purpose of such protection, the Planning Board may require, as part
of its approval of subdivision maps, the dedication of perimeter parkland
or easements or covenants to accomplish such protection. Parkland
buffer areas or easements shall be dedicated essentially in a natural
condition, leaving the area with sufficient ground cover to prevent
the lateral movement of silts and fertilizers.
[Amended 1-25-1994 by L.L. No. 1-1994]
C.
The natural vegetation and soils of a subdivision
site shall not be disturbed prior to final plat approval by the Planning
Board, except for such minimal disturbance as will be needed and approved
by said Board relative to survey boundary work, excavation of approved
test holes and other acceptable minor site preparation needed for
engineering and planning evaluation.
D.
The Planning Board may require such erosion and sedimentation
control methods as are needed to protect terrain features, including
such methods which are noted in the Erosion and Sediment Control Technical
Handbook prepared by Suffolk County Soil and Water Conservation District.
E.
No topsoil shall be removed from a subdivision except
that the Planning Board may, upon written application, permit the
removal of topsoil taken from the beds of streets.
Local electric power, telephone and cable television
lines shall be placed underground. Utility companies shall place special
emphasis on preserving the vitality and appearance of trees. Streetlights
of a design approved by the Village shall be installed by the subdivider
as required by the Village Engineer.
A.
In cases where bulkheading or other erosion control
measure is deemed necessary by the Planning Board and the Village
Engineer and the Town Trustees to protect the coastal areas from erosion
caused by storm and tidal action, said measures shall be placed/installed
as not to adversely affect significant ecological values of the wetlands
and adjacent buffer area.
[Amended 1-25-1994 by L.L. No. 1-1994]
B.
Man-made waterways, such as canals, marinas and similar
constructions, which break the fresh groundwater - saline water interface
shall not be permitted.
A.
Street trees shall be provided in all subdivisions
unless adequate trees acceptable to the Board and which exist in their
proper locations are left in place and are in a healthy condition.
B.
Trees shall be of nursery stock of an approved species
grown under the same climatic conditions as at the location of the
development. They shall be of symmetrical growth, free of insect pests
and disease, suitable for street use and durable under the maintenance
contemplated.
C.
The average trunk diameter at a height of six feet
above the finished ground level shall be a minimum of two to three
inches, depending on good practice, with reference to the particular
species to be planted.
D.
Trees shall be planted at intervals of from 40 feet
to 60 feet apart, depending on the species and location of lot lines,
along both sides of the street and shall be located within the right-of-way
where their spacing from the property line shall be determined by
the Planning Board.
