The proposed subdivision shall conform to the applicable provisions of Chapter 155, Zoning, of the Code of the Incorporated Village of Manorhaven.
A.
The street layout shall be in conformity with an advantageous
development of the area covered by the plat submitted and of the entire
neighboring area.
B.
The arrangement of streets in the subdivision shall
provide for the continuation of the street in adjoining subdivisions
or for their proper projections when adjoining property has not been
subdivided, so far as in the judgment of the Board, such continuations
or projections are 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. Where streets are continued, the right-of-way
shall be not less than 50 feet wide.
C.
The width of street rights-of-way and paved areas shall be in accordance with the improvement requirements in § 133-12 of these regulations.
D.
Cul-de-sac or dead-end streets shall be avoided. When
a cul-de-sac is permitted, it normally shall not exceed 350 feet in
length and shall be equipped with a turnaround roadway having a minimum
radius of 45 feet of the curb line at the closed end. A dead-end street
for the purpose of future development of adjacent property may be
permitted or required by the Board. In such a case, a temporary turnaround
may be required by the Board.
E.
Proposed streets shall be adjusted to the contour
of the land and to avoid streets of dangerous gradient. Curved alignment
should be used to secure economic location of streets where the terrain
is steep.
F.
In the location of streets, consideration should be
given to possible underground or overhead crossings in connection
with railroads, traffic separation or major highways and parkways.
Traffic distributing circles may be required where needed.
G.
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.
H.
Whenever a right-of-way abuts property to be subdivided
and is less than 50 feet in width, provision for the widening thereof
may be required by the Board.
I.
Within a block, street lines deflecting from each
other at any one point more than 10º shall be connected with
a horizontal curve, the minimum center-line radius of which shall
be 200 feet. However, modification may be acceptable, subject to the
approval of the Board.
J.
Grades of all streets shall be the reasonable minimum
and, unless warranted by extenuating circumstances, shall not be less
than 0.5% or more than 5% for major and secondary roads and not less
than 0.5% or more than 10% for minor roads. 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 Superintendent of Buildings of the Incorporated
Village of Manorhaven. Such vertical curves shall give a minimum sight
distance of 1,000 feet on major roads, 500 feet on secondary streets
and 300 feet on minor residential streets.
K.
The developer will be required to install the facilities
for the drainage of streets as approved by the Superintendent of Buildings
of the Incorporated Village of Manorhaven. Any recharge basins required
by the Board shall be constructed and completed and any other drainage
facilities required to be installed on the plat shall be constructed
and completed prior to the installation of any other improvements
on the plat. All such drainage structures shall be maintained in good
operating condition until such time as the bond is released. All drainage
structures and systems shall follow Nassau County Department of Works
design standards.
L.
Four-way street intersections shall be avoided, where
possible, with the exception of major highway crossings. Where streets
intersect one another, the angle of intersection shall be as near
90º as possible. Curb radii at intersections where the interior
angle is greater than 80º shall be not less than 15 feet and
where the interior angle is less than 80º, larger curb radii
shall be provided as determined by the Board and property lines shall
be established concentric thereto.
M.
The developer will be required to install sidewalk,
curb and pavement on proposed streets as well as curb and sidewalk
on existing street which bound or intersect the proposed subdivision,
as approved by the Board. The developer will also be required to install
street signs, property line monuments, driveway aprons and drop curbs.
Whenever roads in a subdivision are designed
for professional, business, commercial or industrial use, adequate
provision must be made for off-street loading and unloading and off-street
parking. The provisions for the off-street parking may be made on
the roads so set apart for business or industrial use or on a plot
of land adjoining such roads, which plot may be required to be offered
for dedication.
A.
Adequate, convenient and suitable areas for parks
or playgrounds or other recreational uses may be required at the discretion
of the Board. Such recreational area, if required, shall be a minimum
of 3% of the entire holding.
B.
If, in the opinion of the Board, the proposed park
area is not practical in size or there are already adequate facilities
for recreation in the area, a recreational fee will be required as
authorized pursuant to the authority set forth under Village Law § 7-730
in an amount representing 3% of the market value of the additional
lots created by the subdivision to the village's Park and Recreation
Fund.
The Board may require the developer to furnish
all necessary public utilities in and to the proposed subdivision.
Water supply and sewage disposal must be furnished in accordance with
the plan approved by the Nassau County Department of Health.
