The Planning Board, in considering an application
for the subdivision of land, shall be guided by the following considerations
and standards.
A.
Character of land. Land to be subdivided shall be
of such character that it can be used safely for building purposes
without danger to health or peril from fire, flood or other menace.
B.
Conformity to Official Map and Village Plan. Subdivisions
shall conform to the streets and parks shown on the Official Map of
the Village, as it may be adopted, and shall be properly related to
the Village Master Plan as it is developed and adopted by the Village
Planning Board.
A.
Location, width and improvement of streets. Streets
shall be suitably located, of sufficient width and adequately improved
to accommodate the prospective traffic and to afford satisfactory
access to police, fire-fighting, snow removal or other road maintenance
equipment, and shall be coordinated so as to compose a convenient
system. The arrangement of streets shall be such as to cause no undue
hardship to adjoining properties.
B.
Widths of right-of-way.
(1)
Streets shall have the following widths, unless otherwise
indicated on the Village Plan:
(a)
Minor street: 50 feet.
(2)
Standards for street design (minor streets).
(a)
Minimum width of right-of-way: 50 feet.
(b)
Minimum width of pavement: 30 feet.
(c)
Minimum width of horizontal curves: 100 feet
but not less than 20 feet for each 1% algebraic difference of grade.
(d)
Minimum length of tangents between reverse curves:
100 feet, except where excessive grades may be reduced to reasonable
grades by shortening tangent.
(e)
Maximum grade: 10%.
(f)
Minimum grade: 1%.
(g)
Minimum sight distance: 150 feet.
C.
Relation to topography. Streets shall be logically
related to the topography and all streets shall be arranged so as
to obtain as many of the building sites as possible at or above the
grades of the streets. A combination of steep grades and sharp curves
shall be avoided.
D.
Block size. Within any zoning district, block dimensions shall be at least twice the minimum lot depth and generally not more than 12 times the minimum lot width. In long blocks, the Planning Board may require the reservation through the block of a twenty-foot-wide easement to accommodate utilities or pedestrian traffic. (See § 66-15D.)
E.
Intersections. Intersections of major streets by other
streets shall be at least 800 feet apart, if possible. Cross (four-cornered)
street intersections shall be avoided insofar as possible, except
as important traffic intersections. Within 40 feet of an intersection,
streets shall be approximately at right angles and grades shall be
limited to 1 1/2%. All street intersection corners shall be rounded
by curves of at least 25 feet in radius at the property line. Within
triangular areas formed by the intersecting street lines, for a distance
of 75 feet from their intersection and the diagonals connecting the
end points of these lines, visibility for traffic safety shall be
provided by excavating, if necessary. Nothing in the way of fences,
walls, hedges or other landscaping shall be permitted to obstruct
such visibility.
F.
Continuation of streets into adjacent property. The
arrangement of streets shall provide for the continuation of principal
streets between adjacent properties where such continuation is necessary
for convenient movement of traffic, effective fire protection, efficient
provision of utilities, and particularly where such is in accordance
with the Village Plan, as it may be adopted. If the adjacent property
is undeveloped and the street must be a dead-end street temporarily,
the right-of-way and improvements shall be extended to the property
line. A temporary circular turnaround of a minimum of 50 feet in radius
shall be provided on all temporary dead-end streets, with the notation
on the plat that land outside the street right-of-way shall revert
to abutters whenever the street is continued. The Planning Board may
limit temporary dead-end streets.
G.
Permanent dead-end streets. Where a street does not
extend to the boundary of the subdivision and its continuation is
not needed for access to adjoining property, it shall be separated
from such boundary by a distance of not less than the minimum lot
depth prescribed by the zoning regulations for the zoning district
in which the street is located. Reserve strips of land shall not be
left between the end of a proposed street and an adjacent piece of
property. However, the Planning Board may require the reservation
of a twenty-foot-wide easement to accommodate pedestrian traffic or
utilities. A circular turnaround of a minimum right-of-way radius
of 50 feet shall be provided at the end of a permanent dead-end street.
For greater convenience to traffic and more effective police and fire
protection, permanent dead-end streets shall, in general, be limited
in length to six times the minimum lot width for the zoning district.
H.
Street names. All streets shall be named and such
names shall be subject to the approval of the Planning Board. Names
shall be sufficiently different in sound and in spelling from other
street names in the Village so as not to cause confusion. A street
which is a continuation of an existing street shall bear the same
name.
A.
Street improvements. Streets shall be graded and improved
with pavement, street signs, sidewalks, streetlighting standards,
curbs, gutters, street trees, water mains, sanitary sewers, storm
drains and fire hydrants, except where waivers may be requested, and
the Planning Board may waive, subject to appropriate conditions, such
improvements as it considers are not requisite in the interest of
the public health, safety and general welfare. If placed in the street
right-of-way, underground utilities required by the Planning Board
shall be placed between the paved roadway and street line to simplify
location and repair of the lines. The subdivider shall install underground
service connections at the property line of each lot before the street
is paved. Such grading and improvements shall conform to the Village
minimum road specifications (4 1/2 inches rolled stone, 1 1/2
inches blacktop, with regulation curbs), and shall be approved as
to design and specifications by the Village's Engineer. The developer,
before the approval of the final subdivision plat, shall complete
all improvements to the satisfaction of the Village's Engineer, or
post a performance bond sufficient to ensure the satisfactory completion
of such improvements.
B.
Nassau County requirements. The subdivider will be
required to install such facilities for the drainage of streets as
may be required by the Commissioner of Public Works of Nassau County.
Any storage basins required by the Nassau County Department of Public
Works and any other drainage facilities required to be installed shall
be constructed and completed by the subdivider. All such drainage
structures shall be maintained by the subdivider in good operating
condition until such time as the land is released.
A.
Lot arrangement. The lot arrangement shall be such
that there will be no foreseeable difficulties, for reasons of topography
or other conditions, in securing building permits to build on all
lots in compliance with the Zoning Ordinance,[1] and in providing access to buildings on such lots from
an approved street.
B.
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the street by which it has access,
provision shall be made for installation of a culvert or other structure
of a design approved by the Village's Engineer.
C.
Lot dimensions. Lot dimensions shall at least comply
with the minimum standards of the Zoning Ordinance.[2] Where lots are more than double the minimum required area
for the zoning district, the Planning Board may require that such
lots be arranged so as to allow further subdivision and the opening
of future streets where they would be necessary to serve such potential
lots.
D.
Side lot lines. Side lot lines shall be at right angles
to street lines unless a variation from this rule will give a better
street or lot plan.
E.
Access from major streets. Lots shall not, in general,
derive access exclusively from a major street. Where driveway access
from a major street may be necessary for several adjoining lots, the
Planning Board may require that such lots be served by a combined
access drive in order to limit possible traffic hazard on such street.
A.
Parks and playgrounds. The Planning Board may require
adequate, convenient and suitable areas for parks and playgrounds,
or other recreational purposes, to be reserved on the plot but in
no case more than 10% of the gross area of any subdivision. The area
shall be shown and marked on the plat "reserved for park or playground
purposes."
B.
Widening or realignment of existing streets. Where
the subdivision borders on an existing street, and the Official Map
or Master Plan, as they may be adopted, indicated plans for realignment
or widening of the street that would require reservation of some land
of the subdivision, the Planning Board may require that such areas
be shown and marked on the plat "reserved for street realignment (or
widening) purposes."
C.
Utility and drainage easements. Where topography or
other conditions are such as to make impractical the inclusion of
utilities or drainage facilities within street rights-of-way, perpetual
unobstructed easements at least 20 feet in width for such utilities
shall be provided across property outside the street lines and with
satisfactory access to the street. Easements shall be indicated on
the plat.
D.
Easement for pedestrian access. The Planning Board,
where it deems it necessary, may, in order to facilitate pedestrian
access from streets to schools, parks, playgrounds or other nearby
streets, require perpetual unobstructed easements at least 20 feet
wide. Easements shall be indicated on the plat.
E.
Responsibility for ownership of reservations. Ownership
shall be clearly indicated on all reservations for parks and playground
purposes.
A.
Preservation of existing features. Existing features
which would add value to residential development, such as large trees,
watercourses and falls, historic spots and similar irreplaceable assets,
should be preserved insofar as possible through harmonious design
of the subdivision.
C.
Modification of standards. The Planning Board may,
when authorized by the Board of Trustees pursuant to § 7-738
of the Village Law, modify the specified requirements in any individual
case when, in the judgment of the Planning Board, such modification
is in the public interest or will avoid the imposition of unnecessary
individual hardship.
[Amended 10-13-1975 by L.L. No. 15-1975]
