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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Intersections with major roads. Minor or secondary street openings into a major road shall, in general, be at least 500 feet apart.
Street jogs. Street jogs with center-line offsets of less than 125 feet shall generally not be permitted.
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.
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.
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.
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.
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.
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).
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.
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.
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.
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.
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.
Electrical and telephone wires.
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:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.