These design standards are a guide to development so that Smithtown will, in the future, be a coordinated, well-planned community of good quality, with provisions for desirable services and facilities.

A. Proposed land uses shall conform to the Building Zone Ordinance of the Town of Smithtown, the Comprehensive Plan and the provisions of this regulation.

B. Land reserved from subdivision shall be of a useful dimension for development in the future, in accordance with current zoning.

C. Subdivision designs shall indicate consideration for the suitable protection of the different types of land uses and the segregation of vehicular and pedestrian traffic incompatible with particular uses.

D. Desirable sites shall be provided for public and semipublic land uses, such as recharge basins, schools, firehouses and churches.

E. Natural areas, parks and playgrounds are vital to a well-balanced community. Each subdivision plat will be required to show an area of at least two acres per 10 building lots for such purposes. In cases where the Planning Board determines that a suitable park of adequate size cannot be properly located in any such plat or is otherwise not practical, the subdivider will be required to pay a cash equivalent. Such payment shall be a condition precedent to the filing of the subdivision plat and shall be deposited to the account of the Smithtown Park Fund and shall be used for the purchase of land for park purposes. The location of parkland purchased with these funds shall be in accordance with a Comprehensive Plan for Town parks. The dollar amount of the required cash equivalent shall be determined by multiplying the number of lots in the subdivision plat by the average value of land per acre at that location, as established by the Town Assessor, and dividing by 50. [Amended 3-26-2002; 4-27-2004]

A. The street and highway layout shall conform to the Comprehensive Plan for streets and highways.

B. Parcels and lots of a subdivision shall back on primary and secondary highways. Further, a limited access and planting area shall be provided to protect such rights-of-way from diminished traffic flow capacity and additional hazards. Limited access and planting areas shall have the following characteristics:

(1) They shall be 15 feet wide and provide additional area in lots where they are required.

(2) The deed easement shall prohibit the construction of any building on this area and also prohibit ingress or egress from the lot or parcel over the easement area.

(3) They shall be provided with appropriate fencing and planting according to Town specifications.

C. The street pattern within a subdivision shall be orderly. Where appropriate, a major street shall be indicated for more direct access to minor streets.

D. Subdivisions abutting Long Island state parkways or state parks shall be designed so that parcels or lots face these areas and a marginal access street is provided along the boundary line.

E. Minor 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.

F. Block dimensions.

(1) The maximum length shall be 1,200 feet. The minimum length shall be 400 feet.

(2) The minimum width shall relate to the zoning district requirements for yards and generally shall provide for two tiers of lots.

(3) Special attention shall be given to blocks in industrial and business zones to provide for access to the lots and areas for parking and truck delivery.

G. Culs-de-sac.

(1) The maximum length shall be 500 feet. The minimum length shall be 200 feet. The length shall be measured on the center line of the street, from the center line of the intersecting street to the center of the turnaround. Streets longer than 500 feet may be extended and connected to other Town roads. [Amended 3-26-2002]

(2) The minimum radius for the right-of-way at the turnaround shall be 60 feet, and the outside curb radius shall be 50 feet.

H. Intersections.

(1) No more than two streets shall intersect or meet at any one point.

(2) No street shall intersect or meet at an angle of less than 60 degrees nor more than 120 degrees.

(3) The center line of all streets entering an intersection shall pass through a single point.

(4) Intersections of minor and major streets shall be spaced a minimum of 150 feet apart, measured from the points of intersection of the center lines.

(5) Intersections on a highway shall be spaced a minimum of B00 feet apart, measured from the points of intersection of the center lines.

A. Subdivision designs shall preserve, insofar as is possible, the natural terrain and natural drainage lines.

B. A conscious effort shall be made to preserve all worthwhile trees and shrubs which exist on a site. Such features may well be suggested for park or playgrounds areas. On individual lots or parcels, care shall be taken to preserve selected trees to enhance the landscape treatment of the development.

C. The natural fertility of the soil shall be preserved by disturbing it as little as possible.

D. Open watercourses shall be recognized as community assets. Subdivision designs may well be enhanced by featuring streams and brooks.

Where the property to be subdivided is next to or includes a railroad right-of-way, suitable provisions shall be made for such things as road crossings, screening and freight access in recognition of the relationship between the railroad and the subdivision.

A. The term "regrading" shall, for the purpose of this chapter, be defined as said term is defined in An Ordinance to Regulate and Control General Regrading of Land, Extraction and Removal of Earth Products and Other Excavations, as adopted by and amended by the Town Board of the Town of Smithtown.

B. It is the policy of the Town of Smithtown to discourage massive regrading of subdivision sites where such earth moving would cause extreme cut or fill for streets or house locations, the stripping of natural ground cover and the destruction of worthwhile topographic features.

C. To this end, subdivision layouts should be designed to fit existing natural conditions of the site insofar as such designs are consistent with the other standards for street and lot grades and drainage set forth in these regulations.

D. Subdivision lots shall provide minimum yard areas having slopes not steeper than 5% in grade, as follows: extending 25 feet in front, 25 feet at the rear and 10 feet on each side of the proposed house.

E. Subdivision lots shall provide driveway access from the street to the garage, carport or parking place at a slope not exceeding 8% in grade.

F. No artificial slope steeper than 5% in grade resulting from the regrading of the natural land shall be permitted to encroach on any front, rear or side yard required in the Building Zone Ordinance, except as approved by the Planning Board.

G. No artificial slope steeper than 33 1/3% resulting from this regrading of the natural land shall be permitted at any location.

H. All regrading areas shall be covered with topsoil to a depth of six inches and seeded according to the specifications set forth in § 248-40F(4) of the construction specifications for public improvements, and a performance bond to guarantee the installation of said topsoil and seeding thereof shall be filed by the subdivider as generally required for public improvements.

I. A general regrading plan shall be submitted by the developer as required by § 248-SE of these regulations and by § 302 of the General Regrading and Excavating Ordinance.