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 Chapter 196, Zoning.
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)
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
(major 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. In the case
of a minor subdivision, the requirement of a park site or park fee
is waived without prejudicing the intent of these provisions which
may otherwise require such agreements as covenants, easements or dedications
in fee simple in order to expressly protect unique natural features
or landmarks. The amount of the park fee, computed as above set forth,
shall be determined by the Board of Trustees.
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 § 162-9B, 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)
Minimum radius for the right-of-way at the turnaround and the curb
radius shall be determined by the Planning Board. 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 shall generally be spaced at least 150 feet apart,
measured from the points of intersection of the center lines, unless
the Planning Board finds that adequate site distance and shoulder
width is available for safe turning movements and that such spacing
cannot reasonably be achieved by redesign of the subdivision.[1]
[Amended 10-15-1999 by L.L. No. 2-1999]
[1]
Editor's Note: Former Subsection E(4), regarding spacing
of intersections designated by the Planning Board, which immediately
followed this subsection, was repealed 10-15-1999 by L.L. No. 2-1999.
This local law also redesignated former Subsection E(5) as E(4).
(4)
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 improvements widths and whether curbs and sidewalks are required for subdivisions located in various zoning districts of Chapter 196, Zoning.[2]
[2]
Editor's Note: The Table of Street Dimensions, Curb and Sidewalk Requirements is included at the end of this chapter.
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.
A.
The drainage design for all subdivisions shall conform to criteria
as required by the Village Engineer.
B.
All stormwaters 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 a fresh or salt marsh.
C.
Natural drainage or alternate systems may be considered by the Planning
Board, provided that they are engineering 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.
A.
Subdivision design shall preserve and protect, insofar as possible, natural terrain features, such as salt and fresh marshes, beaches, dunelands, unique vegetation and animal habitat, floodplains, watercourses, primary sources of groundwater and natural drainage patterns in accordance with the Master Plan, Chapter 196, Zoning, and other applicable laws of the Village of Quogue.
B.
All surface waters in the Village of Quogue 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 park land or easements or covenants
to accomplish such protection. Park land 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. For this purpose, 50 feet shall be the minimum
width considered for such natural area buffers as measured from the
edge of mean water level of freshwaters and the edge of mean high
tide along an estuary, except that, in the case of tidal wetlands
and flood-prone areas, more stringent requirements may be deemed necessary
in order to protect the public safety or quality of ecological systems.
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.
[Amended 10-15-1999 by L.L. No. 2-1999]
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. If streetlights are required and/or provided pursuant to § 162-39C incident to subdivision approval, streetlights having a design and location approved by the Planning Board shall be installed by the subdivider.
A.
In cases where bulkheading 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, it shall be placed
in such fashion as not to destroy or alter significant ecological
values of the natural marine edge which are considered to extend up
to and above the mean high water level and to include all tidal wetlands.
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.
