In considering applications for subdivision of land, the Board shall be guided by the intent of the regulations expressed by Article I above and the standards set forth below. These standards shall be considered minimum requirements and may be waived by the Board only under circumstances set forth in Article V herein.
A.
Character of land. Land to be subdivided shall be of
such a 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 be set aside for such uses as shall not be endangered by
periodic or occasional flooding or other peril and as shall not increase danger
to health, life or property or aggravate any hazard.
B.
Conformity to Official Map and Master Plan. Subdivisions
shall conform to the Official Map of the village and shall be related to the
proposals as shown on the Master Plan.
A.
Width, location and construction. Streets shall be of
such width and grade as indicated or required by the Board and shall be suitably
located to accommodate the prospective traffic and afford access for fire-fighting
equipment to buildings, snow removal and other road maintenance equipment.
The arrangement of streets shall be such as to compose a convenient system
and conform to the Village Official Map and be related to proposals shown
on the Village Master Plan.
B.
Arrangement.
(1)
The arrangement of streets in the subdivision shall provide
for the continuation of principal streets of adjoining subdivisions and for
proper projection of principal streets into adjoining properties which are
not yet subdivided, in order to make possible necessary fire protection, movement
of traffic and the construction or extension, presently or when later required,
of needed utilities and public services such as sewers, water and drainage
facilities. Where, in the opinion of the Board, topographic or other conditions
make such continuance undesirable or impracticable, the above conditions may
be modified.
(2)
Where a subdivision borders on an existing narrow street
or when the Village Master Plan indicates a realignment and/or widening of
a street that would require use of some of the land in a subdivision or development,
the Board may require the subdivider to offer to dedicate or reserve areas
for such widening and/or realignment at no cost to the village.
C.
Minor streets. Minor streets shall be so laid out that
their use by through traffic will be discouraged. Particular attention should
be given to eliminate possible shortcuts around traffic signals and major
intersections.
D.
Special treatment along major arterial streets. Where
a subdivision abuts or contains an existing or proposed arterial 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 to afford separation of through and
local traffic.
E.
Provision for future resubdivision. Where a tract is
subdivided into lots substantially larger than the minimum size required in
the zoning district in which a subdivision is located, the Board may require
that streets and lots be laid out so as to permit future resubdivision in
accordance with the requirements contained in these regulations.
F.
Culs-de-sac.
(1)
The creation of dead-end or loop residential streets
will be encouraged wherever the Board finds that such type of development
will not interfere with normal traffic circulation in the area, provided that
interior parks are covered by appropriate covenants as to maintenance. In
the case of dead-end streets and culs-de-sac, where needed or desirable, the
Board may require the reservation of a twenty-foot-wide easement to provide
for continuation of pedestrian traffic and utilities to the next street. Subdivisions
containing 20 lots or more shall have at least two street connections with
existing or proposed public streets or streets shown on the Official Village
Map, if such exists, or streets on an approved subdivision plat for which
a bond has been filed.
(2)
Where dead-end streets are designed to be permanent,
they should, in general, not exceed 500 feet in length and shall terminate
in a circular turnaround having a minimum right-of-way radius of 50 feet and
pavement radius of 42 feet. At the end of temporary dead-end streets, a temporary
turnaround with a pavement radius of 50 feet shall be provided, unless the
Board approves an alternate arrangement.[1]
G.
Block size.
(1)
Blocks shall not be excessively long. Blocks generally
shall not be less than 400 feet in length. In general, no block shall be less
in width than twice the normal lot depth, nor more than 1,200 feet in length.
(2)
In blocks exceeding 800 feet in length, the Board may
require the reservation of a twenty-foot easement through the middle of the
block to provide for the crossing of underground utilities and pedestrian
traffic, where needed or desirable, and may further specify, at its discretion,
that a four-foot-wide paved footpath be included. The Board shall make provisions
for the proper maintenance of any such easement.
H.
Intersections with major roads. Minor or secondary street
openings into a major road shall, in general, be at least 500 feet apart.
I.
Street jogs. Street jogs with center-line offsets of
less than 125 feet shall generally not be permitted.
J.
Four-cornered intersections. Cross-street intersections
(four-cornered) shall, in general, be discouraged, unless shown on the Official
Village Map or the Village Master Plan. Under no circumstances shall more
than four streets meet at the same intersection.
K.
Angle of intersection. In general, all streets shall
join each other so that for a distance of at least 100 feet the street is
approximately at right angles to the street it joins.
L.
Relation to topography. The street plan of a proposed
subdivision shall bear a logical relationship to the topography of the property,
and all streets shall be arranged so that all building sites shall be at or
above the grade of the streets. Grades of streets shall conform as closely
as possible to the original topography in order to avoid culverts or ditches
and flooding of adjoining property.
M.
Other required streets. Where a subdivision borders on
or contains a limited access highway right-of-way, the Board may require a
street approximately parallel to and on each side of such right-of-way, at
a distance suitable for the appropriate use of the intervening land (as for
park purposes in residential districts or for commercial or industrial purposes
in appropriate districts). Such distance shall also be determined with due
regard for the requirements of approach grades and future grade separations.
N.
Reserve strips. Reserve strips controlling access to
streets shall be prohibited, except where the control and disposal of land
comprising such strips has been placed in the governing body under conditions
approved by the Board, such as provided in this section immediately above.
O.
Continuation of streets from and to adjacent property. In general, the arrangement of streets in the subdivision shall provide for the continuation of collector streets in adjoining subdivision and for proper projection of collector streets into adjoining properties which are not yet subdivided, in order to make possible effective fire protection, convenient movement of traffic and the efficient construction or extension (now or when later required) of needed utilities and public service such as sewers, water and drainage facilities and particularly where specified in the Village Master Plan. If the adjacent property is undeveloped and the street must dead-end temporarily, the right-of-way and improvements shall be extended to the adjoining property (see also § 159-15 below).
A.
When streets are not indicated on the Village Master
Plan or the Official Village Map, the classification of the street shall be
determined by the Board.
(1)
Grades near intersection. Grades of all streets shall
conform in general to the terrain, provided that the grade of the street will
not cause a flooding or drainage problem to the adjoining property and shall
not be more than 31/2% within 100 feet of the center line of any intersection.
(2)
Curve radii at street intersections. All street right-of-way
lines at intersections shall be rounded by curves at least 17 feet in radius
and curbs shall be adjusted accordingly.
(3)
Steep grades and curves: visibility at intersections.
A combination of steep grades and curves shall be avoided. In order to provide
visibility for traffic safety, that portion of any corner lot (whether at
an intersection entirely within the subdivision or of a new street with an
existing street) shall be cleared of all growth (except isolated trees) and
obstructions above the level three feet higher than the center line of the
street. If directed, ground will be excavated and regraded in order to achieve
visibility.
(4)
Curve data. In general, street lines within a block deflecting
from each other at any one point by more than 5° shall be connected with
a curve, the radius of which for the inner street curve shall not be less
than 250 feet on collector streets and 125 feet on minor streets. The outer
street curve in each case shall have the same radius point as the inner street
curve. A vertical curve is required where there is a change in grade of more
than 1% so that clear visibility shall be provided for a safe distance.
B.
Electrical and telephone wires.
(1)
Electric distribution and telephone subscriber wires
shall be installed underground, except that the Board may waive this requirement
at the request of the applicant in cases where the applicant can show that
the installation of underground service will result in practical difficulty
or hardship. In making such determination, the Board shall take into account
the following:
(2)
The Board may grant a full or partial waiver of this
requirement, and in approving such waiver shall alternatively require the
installation of electric and telephone wires on poles along rear property
lines as conditions warrant or may require a combination underground and overhead
service.
C.
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use or where a change
of zoning to a zone which permits commercial use is contemplated to permit
such use, the street width shall be increased by such amount on each side
as may be deemed necessary by the Board, 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.
D.
Street names.
(1)
Type of name. All streets shown on a preliminary layout
or subdivision plat shall be named or approved by the Board. Streets shall
have names and not numbers or letters such as "1st," "First" or "A" Street,
and street names must be submitted to the post office and fire district for
review and approval.
(2)
Names to be substantially different. Proposed street
names shall be substantially different so as not to be confused in sound or
spelling with present names within the village limits and, insofar as possible,
in any school district or fire district which may be partially in other villages
or the Town of Brookhaven.
(3)
Existing and traditional names. All existing street names
shall be extended where proposed streets follow along their alignment. All
historic or traditional names shall be preserved even though the actual street
alignment has been changed.
A.
Lots to be buildable. The lot arrangement shall be such that in constructing a building in compliance with Chapter 175, Zoning, and Chapter 65, Building Construction, there will be no foreseeable difficulties in causing drainage or flooding problems for reasons of topography or other natural conditions. Lots shall not be of such depth as to encourage the later creation of a second building lot at the front or rear. The Board may require the applicant to submit a complete or partial grading plan whenever it deems such action necessary.
B.
Side lines. All side lines of lots shall be at right
angles to straight street lines and radial to curved street lines, unless
a variance from this rule will give a better street or lot plan.
C.
Corner and irregular lots. These lots shall be of sufficient
dimensions so that any structure placed thereon shall conform to the building
setback line of each street and still leave sufficient clearance to rear lot
lines. All restrictive front and rear yard requirements shall be clearly shown.
D.
Driveway access. Where practicable, lots shall be so
laid out that the driveways have access to that street on which they abut
which carries or is intended to carry the lesser amount of traffic. Each lot
shall provide on-site parking sufficient for two cars with a slope of 5% or
less.[1]
E.
Access from private streets. Access from private streets
shall be deemed acceptable only if such streets are designed and improved
in accordance with these regulations.
F.
Monuments and lot corner markers. Permanent monuments
meeting specifications approved by the Village Engineer as to size, type and
installation shall be set at such block corners, angle points, points of curves
in streets, lot or plot measurements and other locations as the Village Engineer
may require and their location shall be shown on the subdivision plat.
