A.
General. Streets shall be of sufficient width, suitably
located, related to the topography, adequately constructed to accommodate
the prospective traffic and afford access of fire-fighting, snow removal
and other road maintenance equipment and shall be coordinated to compose
a convenient system. The arrangement of streets shall be such as to
cause no undue hardship to adjoining properties.
B.
Continuation of existing streets. 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 the topographic or other conditions make
such continuance impractical, in the opinion of the Planning Board,
the above requirement may be modified.
C.
Cul-de-sac streets. Cul-de-sac streets generally are
not desirable unless it is clear that through traffic on such street
is not essential to the street system. Where cul-de-sac streets are
included in a subdivision, they generally shall not exceed 400 feet
in length and shall terminate in a circular turnaround having a minimum
right-of-way radius of 50 feet.
D.
Street alignment. Horizontal and vertical alignment
of streets shall provide for adequate safety of vehicular and pedestrian
traffic.
(1)
Site distance requirements shall be governed by the
recommended speed for the particular street. The topography of the
site should be a controlling factor in the design, preserving the
natural features of the terrain where at all possible. Generally,
on minor streets, the horizontal and vertical curves shall be designed
to provide 200 feet of sight distance.
(2)
Grades of all streets shall conform to the terrain
but shall not be less than 0.5% nor more than 5% on collection streets
and 10% on minor streets.
E.
Street intersections. Four-cornered intersections
shall be avoided where possible, except when it provides for a more
logical flow of traffic to collector streets and major highways. Grades
within the intersection shall be restricted to a maximum of 2.5%.
The angle of intersection shall be as near 90° as possible.
F.
Street widths. Right-of-way widths will be a minimum
of 50 feet for all streets. Major streets may require up to 70 feet,
to be determined by the Planning Board. Pavements will be a minimum
of 34 feet unless in an A Residence District, A-1, A-2, A-5 or A-10
Residence District, and, in the opinion of the Planning Board, the
density of the development and the character of the site would warrant
the use of narrower pavement on minor streets only. Pavements wider
than 34 feet will be required on all major streets.
G.
Underground electrical and telephone wires.
(1)
Electric distribution and telephone subscriber wires
shall be installed underground, except that the Planning Board may
waive this requirement at the request of the applicant in cases where
the Board shall determine that the installation of underground service
will result in practical difficulty or hardship. In making such determination,
the Planning Board shall take into account the following:
(2)
The Planning 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
within the street right-of-way or along the rear property line as
conditions warrant, or may require a combination of underground and
overhead service.
B.
Blocks shall not be excessively long, thereby causing
unnecessary travel on the streets. In general, no block should be
more than 1,200 feet in length.
C.
Wherever practical, in the opinion of the Planning
Board, lots shall not face or front directly on (that is to say, have
ingress from or egress to) a primary or secondary highway but shall
front on a minor interior street or a marginal access street. In the
case of lots abutting a primary or secondary highway and fronting
on a minor interior street, the 10 feet nearest the primary or secondary
highway shall be restricted for planting; the plat shall carry a note
prohibiting access from such lots to the primary or secondary highway.
A declaration to that effect shall be recorded in the office of the
Town Clerk, and the deeds of these lots shall carry restrictions as
may be approved by the Planning Board. The Planning Board may require
adequate fencing and/or screening.
A.
Proposed grades for streets and lot areas shall bear
a logical relationship to the natural topography and should always
provide good drainage. Trees should be preserved wherever possible.
Each lot should be graded to provide a maximum amount of usable lot
area. Where steep slopes are required to provide usable lot areas,
they shall not exceed a slope of one on three.
B.
If, in the opinion of the Planning Board, the proposed
grading may cause difficulties, a grading plan will be required as
a part of the final submission, prepared as follows:
(1)
Sheet size: 24 inches by 36 inches.
(2)
Scale: one inch equals 50 feet or larger.
(3)
Showing the existing contours for the entire area
extending 200 feet beyond the property.
(4)
Showing all proposed structures, including houses,
together with proposed elevations, indicating clearly by point elevations
and arrows the flow of rainfall runoff for each plot.
C.
Topsoil shall not be removed from the site without
the approval of the Planning Board.
(1)
Approval to remove topsoil from the site will require
a survey by a professional engineer showing test borings at sufficient
intervals to establish that there is an excess of topsoil over and
above that required for a minimum of six inches on all areas to be
landscaped.
(2)
Topsoil shall be defined as that meeting New York
State specifications.
D.
Minimum grades shall be established by the Planning
Board for all subdivisions of land subject to flooding. The filling
of such land, including the source of material, shall be under the
control of the Planning Board.
E.
Where the subdivider intends to fill low lands by
dredging other lands or underwater lands owned by the subdivider,
the dredging plans shall be approved by the Planning Board, the Board
of Trustees, the County Mosquito Commission and the United States
Corps of Engineers.
Bulkheading will be required along all waterfront
property where, in the opinion of the Planning Board, the land is
subject to erosion and other protective measures are not considered
adequate. Bulkheading shall be constructed in accordance with Town
of Brookhaven construction specifications.
A.
Area. Each subdivider shall dedicate to the Town of
Brookhaven an area for recreational purposes suitable in character
and of an area representing 1,500 square feet for each buildable plot
as shown on the final map or maps approved by the Planning Board.
If, in the opinion of the Planning Board, the proposed park area is
not practical in size or there are already adequate facilities for
recreation in the area, a recreational fee will be required in lieu
of the park area, or the Planning Board may require the subdivider
to dedicate a recreation area and pay a recreational fee, provided
that the area dedicated and the fee paid, when taken together, do
not exceed the total recreational requirement.
B.
Recreational fees. Where a fee is to be paid in lieu of dedicating
land, the fee shall be as established by Town Board resolution.
[Amended 11-20-2018 by L.L. No.
26-2018, effective 12-3-2018]
C.
Required improvements. Park areas to be dedicated
to the Town of Brookhaven shall be cleared, graded, topsoiled, seeded
and fenced with a five-foot chain link fence. These improvements shall
be included in the performance bond.
A.
General. All streets shall be improved as specified
herein with paving, curbs, driveway aprons and sidewalks as directed
by the Planning Board.
B.
Street width. The Planning Board shall determine the
required width of each street by its intended use or by what use it
may have in the future development of the area.
C.
Pavement. Paving specifications generally shall conform
to the traffic requirements. The minimum specifications for new subdivisions,
however, shall be 34 feet in width, constructed of a minimum of one-and-one-half-inch
compacted asphalt concrete wearing course, a minimum of three-and-one-half-inch
compacted binder course of bituminous mixture and a base consisting
of a minimum of a six-inch soil stabilized subgrade. Where special
conditions exist in the opinion of the Planning Board, consideration
can be given to reducing of the paving width. Before approval can
be given for a width less than 34 feet, the Superintendent of Highways
must give his approval.
(1)
Soil stabilized base, a minimum of six inches in depth.
Materials and method of construction for soil stabilizer base shall
conform to the Suffolk County Department of Public Works specification
Item 2-SB.
(2)
Binder course. Materials and method of construction
for the binder course shall conform to the Suffolk County Department
of Public Works specification Item 51 FX.
(3)
Wearing Course. Materials and method of construction
for the wearing course shall conform to the Suffolk County Department
of Public Works specification Item 51 F.
D.
Sidewalks. Sidewalks shall be constructed of concrete and shall be part of the street improvement as determined by the Planning Board and as required in § SR-26. Sidewalks shall conform to the Planning Board Standard Detail for Sidewalks.
(1)
Materials and method of construction for sidewalks
shall conform to the Suffolk County Department of Public Works Specifications
for concrete sidewalks. Concrete compressive strength shall be a minimum
of 4,000 psi (pounds per square inch).
E.
Driveway aprons. Driveway aprons shall be constructed
of concrete and shall be part of the street improvement as determined
by the Planning Board and as required in the subdivision regulations.
Driveway aprons shall conform to the Planning Board Standard Detail
for Driveway Aprons.
(1)
Materials and method of construction for driveway
aprons shall conform to the Suffolk County Department of Public Works
Specifications for concrete driveway aprons. Concrete compressive
strength shall be a minimum of 4,000 psi (pounds per square inch).
F.
Curbs. Curbs shall be constructed of concrete and shall be a part of the street improvement as determined by the Planning Board and as required in § SR-26. Curbs shall conform to the Planning Board Standard Detail for Curbs.
(1)
Materials and method of construction for curbs shall
conform to the Suffolk County Department of Public Works Specifications
for concrete curbs. Concrete compressive strength shall be a minimum
of 4,000 psi (pounds per square inch).
G.
Required testing. The Planning Division Inspector
shall have the option of requesting tests of materials to determine
conformance with specifications. All tests shall be performed by an
independent testing laboratory at the developer's expense.
