The proposed subdivision shall conform to the applicable Zoning
Ordinance, to the Official Map and to the Master Plan affecting the
area, if any.
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 streets in adjoining subdivisions or for their
proper projection 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, they 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 Article V 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 40 feet for the curbline 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 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 street abuts property to be subdivided and is less than
50 feet in width, provision for the widening thereof may be required
as directed by the Board.
I.
Within a block, street lines deflecting from each other at any one
point more than 10° shall be connected with a curve, the radius
of which shall be subject to approval by the Board.
J.
Grades of all streets shall be the reasonable minimum and, unless
warranted by extenuating circumstances, shall be not less than 0.3%
nor more than 5% for major and secondary roads and not less than 0.3%
nor 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 Commissioner of Public Works of Nassau County and the Village
Engineer. 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 Applicant will be required to install the facilities for the
drainage of streets as approved by the Commissioner of Public Works
of Nassau County and the Village Engineer. 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
required on the plat. All such drainage structures shall be maintained
in good operating condition until such time as the bond is released.
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 90° as
possible. Curb radii at intersections where the interior angle is
greater than 80° shall be not less than 12 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.
M.
Minor or secondary street openings into a major road shall be at
least 500 feet apart.
N.
The Applicant will be required to install sidewalk, 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 Applicant will also be required to install street signs,
property line monuments and driveway aprons.
A.
All lots shall have a minimum depth of 100 feet.
B.
Side lines of lots shall be at right angles or radial to street lines,
unless otherwise approved by the Board.
C.
Lots shall not front directly on (that is to say, have ingress from
or egress to) a major road, but shall front on a marginal road or
on a minor interior street. Unless otherwise permitted by the Board,
such marginal roads shall be at least 36 feet in width and shall provide
for the following: an eight-foot sidewalk area, a twenty-four-foot
paved roadway and a four-foot strip adjoining the major road. Where
a proposed subdivision abuts a state park or parkway, a marginal street
or service road adjacent to the right-of-way of such parkway or abutting
such state park may also be required by the Board. When required,
such street adjacent to a state park or parkway shall be a minimum
of 50 feet in width.
D.
In the case of lots abutting a major road and fronting on a minor
interior street, such lots shall be at least 115 feet in depth, of
which the 15 feet nearest the major road shall be restricted for planting.
The plat shall carry a note prohibiting vehicular or pedestrian access
from such lots to the major road, and a declaration to that effect
shall be recorded in the Office of the County Clerk, and the deeds
of these lots shall carry restrictions as may be approved by the Board.
Whenever roads in a subdivision are designed for professional,
business, 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.
Adequate, convenient and suitable areas for parks or playgrounds
or other recreational uses may be required in the discretion of the
Board. Such recreational area, if required, shall be a minimum of
3% of the entire holding.
The Board may require the Applicant 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 State Health Department.
The Applicant may be required to install bulkheading on proposed
or existing ponds, lakes, waterways or canals, as approved by the
Board.
