The following site improvements are the minimum required in subdivisions and shall be constructed in accordance with the applicable specifications of the Village, Nassau County, local authority or utility company having jurisdiction:
Clearing and grading of all streets.
Paving of all streets.
Storm and sanitary sewer drainage facilities designed in accordance with the approved design criteria.
Street trees and landscaping, if any.
Fire alarm devices.
Additional improvements, such as timber bulkheads, dredging, grading, retaining walls, fencing, screen planting, etc., may be required by the Board if, in its opinion, such additional improvements are required in the interest of public health, safety and general welfare in the development of the particular property.
The developer will be required to install sidewalks, curb and pavement on proposed streets as well as curb and sidewalk on existing streets which bound or intersect the proposed subdivision, as approved by the Board.
The Board may require the installation of water and gas mains even though no water or gas service to the plots is proposed.
No person shall commence installation of any improvements required to be installed in a subdivision except upon at least two business days' prior written notice to the Building Department, except with the written permission from the Code Enforcement Officer.
Layout. The street layout shall permit proper development of the area covered by the plat submitted and of the neighboring area.
Arrangement. The arrangement of streets in the subdivision shall provide for the continuation of the streets in adjoining areas or for their proper projection when adjoining areas have not been subdivided, unless the Board shall determine that such continuations or projections are not necessary for fire protection, for the proper movement of traffic or for the construction or extension, presently or when required, of needed utilities and public services, such as sewers, water and drainage facilities. If a continued street is wider than the street being continued, the street transition shall be approved by the Board.
Widening existing streets. Whenever a street abuts property to be subdivided and the street is less than 50 feet in width, provision for the widening of such street shall be required for the entire length of such portion of such street as abuts the subdivision.
Block frontages. No street or block frontage between intersecting streets shall exceed 1,200 feet or be less than 200 feet.
Intersections. Four-way street intersections shall be avoided, with the exception of major street intersections. Where streets intersect one another, the angle of intersection shall be as near 90° as feasible. Curb radii at intersections where the interior angle is greater than 80° shall be not less than 15 feet, and where the interior angle is less than 80°, larger curb radii shall be provided as determined by the Board and property lines shall be established concentric thereto. Minor or secondary street openings into a major road shall be at least 500 feet apart.
Areas bounded by streets. Areas bounded entirely by streets shall provide for two rows of lots.
Reservation of title. Reservation of the title in any of the platted land or of any land controlling access to streets or land otherwise reserved for public use is prohibited.
Width of street rights-of-way.
Width of paved roadbed. The required width of a paved roadbed shall be the distance between curbs. In no event shall the distance between the curbline and the property line abutting thereon be less than eight feet nor greater than 12 feet.
Grades of all streets shall be the reasonable minimum and, unless warranted by extenuating circumstances, shall be not less than 0.5% nor more than 5% for major and secondary streets and not less than 0.5% nor more than 8% for minor or service streets. Gradients shall be used to facilitate surface drainage to proper natural or artificial outlets.
All changes in street grades shall be connected by vertical curves as approved by the Nassau County Department of Public Works (if applicable) and the Village Engineer. Such vertical curves shall give a minimum sight distance of 1,000 feet on major streets, 500 feet on secondary streets and 300 feet on minor or service streets.
All grading of streets shall be in accordance with the grades approved by the Nassau County Department of Public Works (where applicable) and the Village Engineer.
All streets shall be graded between property lines to conform to the established cross section and to provide for required pavements, drainage, utilities, curbs, sidewalks and driveway aprons.
All driveway aprons shall be constructed to meet the sidewalk grade.
Overpasses. In the location of streets, consideration should be given to traffic separation of roadways and walkways.
Any openings made in the streets of a subdivision after said streets have been paved in accordance with the requirements of this Code, but prior to acceptance by the Village of any offer of dedication of said streets, shall be repaired in accordance with specifications for the repair of street openings established by the Board of Trustees.
Belgian block curbs and gutters are required on all streets and shall conform to details as shown on Roadway Detail No. 4. Where the Planning Board authorizes the use of integral curb and gutter, the same shall conform to details as shown on Roadway Detail No. 2.
Editor's Note: Roadway Detail Nos. 2 and 4 are included at the end of this chapter.
Where concrete driveway aprons are required, they shall be a minimum of 12 feet wide at the curbline and 10 feet wide at the back of the sidewalk for single driveways and 20 feet wide at the curbline and 18 feet wide at the back of the sidewalk for double driveways. For additional requirements see Roadway Detail No. 2.
Editor's Note: Roadway Detail No. 2 is included at the end of this chapter.
All concrete aprons and the sidewalks behind the aprons, shall be reinforced and at least seven inches thick. The reinforcement shall meet the Nassau County requirements for M17AB, Wire Fabric Concrete Reinforcement. The construction details shall conform to those Nassau County Specifications under Items 28 and 30.
Where asphalt driveways and aprons are required, they shall meet the above minimum widths and be constructed according to Section 608 of NYSDOT Specifications.
Where concrete sidewalks are required on streets, sidewalks shall be four feet in width and five inches thick and shall be placed within the right-of-way two feet from the street right-of-way line.
One concrete sidewalk ramp for the handicapped is required at each corner. Additional ramps may be required by the Village Engineer or the Board. Handicapped ramps shall be five inches thick and offset from the corner. Ramp dimensions and location shall conform to Roadway Detail No. 3.
Editor's Note: Roadway Detail No. 3 is included at the end of this chapter.
All street paving, curbs, gutter slabs, sidewalks and driveway aprons shall be constructed in accordance with Village specifications.
All lots for residential use shall conform to the zoning requirements of the Village.
Garages may be provided with each residence, in compliance with Chapter 215 of this Code. Ample space shall be provided for the erection of a garage and the construction of a driveway on each lot. If garages are not to be built prior to sale of lots, ample space shall be left to permit erection of a garage and construction of a driveway in conformance with the requirements of this Code.
Commercial. All lots for commercial use shall conform to the zoning provisions of the Village.
Side lines. Side lines of lots shall be at right angles or radial to street lines.
Lots shall not front directly on (have ingress or egress directly to) a primary street but shall front on a secondary street or on a minor street. Every such road shall be at least 50 feet in width and shall provide for the following:
In the case of lots abutting a major street and fronting on a secondary or minor street, the 15 feet of said lots nearest the major street shall be restricted for planting, and the plat shall contain a note prohibiting vehicular access between such lot and the major street over such planting area. A declaration to that effect shall be recorded in the office of the Nassau County Clerk, in a form approved by the Village Attorney, at the applicant's expense.
All designs (specifications) for all utility services and appurtenances and a site utility plan shall be submitted to the Village Engineer for approval before installation. All wires shall be underground.
The applicant shall install traffic signals and signs to provide for the orderly flow of traffic in streets in or adjacent to the subdivision, as may be required by the Board, and shall bear the reasonable costs of such installation.
Street signs shall be placed at all intersections and shall be constructed in accordance with Village specifications.
Land allotment. In approving any subdivision, or any amendment to a previously approved subdivision in which less than the maximum permitted allotment was required, the Board may require adequate, convenient and suitable areas for parks and playgrounds or other recreational uses to be set aside in the subdivision, to be dedicated to the Village.
If required, such area shall be a minimum of 3% of the land in a subdivision in any zoning district and a maximum of 10% in a residential district or 15% in any other district.
In the event that the Board determines that the dedication or reservation of land is not suitable in any particular instance, the Board may require the applicant to pay to the Park Fund established and maintained pursuant to this section an amount equal to the presubdivision value of the land which would otherwise have been required to be reserved or dedicated.
Standards. Land reserved for park and recreational purposes shall have a contiguous area of at least four acres.
Each area of land so reserved shall be of suitable size, dimension, topography and general character and shall have adequate road access for the particular purpose for which it is set aside. The reserved area shall be shown and marked on the plat as "Reserved for Parks and Recreation Purposes."
The Board may require that the area so reserved be located at a suitable location in the subdivision so that additional land may be added at a suitable place in an adjoining subdivision at such time as the adjacent land is subdivided.
Other reservations. Nothing herein contained shall be construed as prohibiting a developer from reserving other land for park and/or recreation purposes in addition to the requirements of this section.
Payments to Park Fund. The Board may determine in a proper case that it would be inappropriate to require the reservation or dedication of land for park, playground and other recreational uses, upon consideration of the nature and character of the neighborhood, the suitability of land in the subdivision for park, playground or other recreational uses by reason of size, location, access, grade or cost of development or maintenance, and the possibility that land elsewhere will serve, in whole or in part, the park, playground or recreational needs of the proposed subdivision. In such event, the Board may require payment to the Park Fund as provided in this section, or a combination of such dedication or reservation and such payment.
For the purposes of this section, the term "Park Fund" shall mean a fund maintained by the Village, to be used only for purposes authorized by this section.
In January of each year, the Clerk shall submit to the Board of Trustees a report of all receipts and disbursements from the Park Fund in the previous calendar year.
Permitted uses of Park Fund. The Park Fund may be utilized for the acquisition, maintenance or capital improvement of real property dedicated or used solely for park, recreational and/or historic preservation purposes. No expenditures shall be made from the Park Fund for any other purpose.
Monuments shall be of reinforced concrete or stone and shall be four inches square with a depth of at least 36 inches and shall be imbedded their full depth.
The applicant shall furnish and plant in the right-of-way, between the curbline and the sidewalk, shade trees of at least two inches in caliper. One tree shall be planted for each 40 feet of street frontage or major fraction thereof, and the type of tree arrangement and planting shall be approved by the Code Enforcement Officer. The applicant shall guarantee to the Village, in writing, and shall file an appropriate maintenance bond that said trees shall live for a period of at least one year (or such other period as may be established by the Planning Board) after having been planted. If any tree shall fail to survive said period, it shall be replaced by the applicant with a tree having the same specifications and covered by the same guaranty.
The applicant will be required to install facilities for drainage of stormwater as approved by the Nassau County Department of Public Works (where applicable) and the Village Engineer. All recharge basins and other drainage facilities required by the Board shall be constructed and completed prior to the installation of any other improvements. All such drainage structures shall be maintained in good operating condition until such time as the bond required by this regulation has been discharged.
Permits. No construction of any stormwater drainage or storage basins, required to be constructed by the Board as a condition of approval of a subdivision plat, shall be commenced without first notifying the Village as provided herein.
Fences. No excavation for the pit in such a stormwater drainage or storage basin shall be made unless and until there shall be constructed a permanent fence entirely surrounding the proposed excavation, built in accordance with the specifications of the Nassau County Department of Public Works (if applicable) and the Code Enforcement Officer.
Safety. On and after the time of the commencement of the excavation on the site of the stormwater drainage of storage basin and until such time as the Village shall have accepted title to the plot on which it is located or otherwise certified to the completion of improvements, the applicant shall:
Liability insurance. No permit shall be issued by the Clerk to commence work on such a stormwater drainage or storage basin unless the applicant shall have filed with the Clerk a certificate from an insurance company licensed to write insurance in the State of New York certifying that there is in effect a public liability insurance policy insuring the Village of North Hills and the applicant, covering the operation of such applicant and the construction of such stormwater drainage or storage basin, with limits of at least $1,000,000 combined single limits for bodily injury, including death, and $100,000 for property damage. Such insurance shall continue in force until the performance bond has been discharged. The form of such certificate or policy shall bear the approval of the Village Attorney.
The applicant shall complete all the improvements required herein within two years from the final endorsement of the map of the subdivision by the Board. Such period may be extended upon such terms and conditions as the Board may determine, after written application setting forth the reasons for the extension request.