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.
