05/22/2019 ZONING BOARD OF APPEALS ZBA Decision

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Re: Habitat for Humanity 341 Great Neck Road North Page two 6. The plan contains a note indicating that the lots are to be subject to a covenant to be attached thereto. This suggests that the driveway is to be considered a street for construction purposes and that no building permits could be issued until the street (driveway) is constructed. The alternative is to seek lot releases by providing surety in a form consistent with the Subdivision Rules and Regulations. 7. It is recommended that the plan be revised to show a separate strip of land extending from Great Neck Road North westerly across the northerly portion of the property to the westerly lot line. This would create two lots, each of which would then have frontage on the street (driveway) to be constructed. The width of the layout would be 30 feet. 8. It is also recommended that the street line be established on the ground with two new concrete monuments; one at the intersection of the southerly line of the street with the westerly lot line of Lot A and one at the intersection of the southerly street line with the westerly sideline of Great Neck Road North. These two control points will then be available to establish remaining lot corners for both Lot A and Lot B in the future should the need arise. 9. Creating the separate street eliminates the need for easements over Lot A for the benefit of Lot B and places responsibility for the upkeep on both lot owners. Construction Detail Plan 1. The plan shows a proposed driveway with a width of 17 feet including 12" Cape Cod Berms on each side. The actual driving width is 15 feet. 2. The Pavement Cross Section Detail shows 6 inches of processed stone subbase laid on top of 4 inches of sand. The Detail shows a tapered cross section for the processed stone. It should instead run full depth the full width of the section. 3. The 4 inches of sand is not recommended. The subgrade needs to be prepared so that all root matter and unsuitable soil is removed from the area to a width equal to the road sub-base. If the soil is granular and contains no silt or clay it should be suitable for the processed stone placement. 4. Six inches of processed stone should be increased to 8 inches for a more durable road base. An acceptable substitute material is reclaimed asphalt, commonly known as "Rap", which compacts well, drains well and stands up well for durability. 5. The two-inch binder and 1-1/2 inch wearing surface is adequate for the limited use of the driveway surfacing. 6. The slopes on each side of the proposed driveway should be loamed and seeded and should be graded to a 3:1 pitch according to the shape of the surrounding landscape. 7. The grading of the driveway is flat but pitched toward the single catch basin. Details of grading should be enhanced to show that surface runoff from the site will not drain onto Great Neck Road North and that the grade of Great Neck Road North is such that runoff will not enter the driveway and get to the catch basin. A rolled berm may be required. 8. Will the driveways be paved with Cape Cod Berms all around?