A.
An application and eight sets of plans shall be submitted
to the Village Clerk.
(1)
All plans are to be submitted in black-and-white prints.
It is suggested that a minimum of one square foot be reserved for all required
stamps.
(2)
The Village Clerk will issue receipts for all fees and
application plans.
(3)
The Planning Commission will forward for review and comment
one copy each of said plat to the Department of Public Works and Village Engineer.
B.
A meeting will be set up with the Planning Commission
of the Village of Colonie for review of said plat. (Planning Commission meetings
are held on the first and third Tuesdays of each month).
C.
The Planning Commission will review the plans and issue
to the subdivider a letter of corrections, if any, within 60 days of receipt
of the plans.
D.
The subdivider will resubmit eight sets of corrected
plans (black-and-white) to the Planning Commission for preliminary approval.
The Commission will then forward two approved sets to the subdivider for submission
to the State and County Health Departments.
E.
After approval from the State and County Health Departments,
the Village Engineer and the Superintendent of Public Works, with all corrections
made, the plat is submitted for final approval to the Planning Commission
of the Village of Colonie.
F.
After all requirements for final approval are met, the
Planning Commission will schedule a public hearing and advertise the same
at least five days in advance.
(1)
The Planning Commission will analyze any data submitted
at the public hearing and determine the effects of the Commission's approval
or disapproval of the proposed subdivision in the public interests.
(2)
The subdivider will submit to the Planning Commission
nine sets of plans, two of which shall be on cloth, with all supporting documents
for each cloth set. One set will remain on file with the Planning Commission
for its records, the other set to be furnished to the Board of Trustees. Other
sets will be stamped and signed for the subdivider's use and for other
village and town departments. Final action and approval by the Planning Commission
must take place within 45 days of the public hearing.
G.
Within 30 days after final approval, the subdivider must
file and record the subdivision plat or sections thereof with the Albany County
Clerk. In addition, two paper copies of the filed subdivision, date and time
stamped, together with drawer and map numbers, shall be filed with the Village
Assessor. Should the plat not be recorded within such time, the Commission's
approval of such subdivision plat or section thereof shall become null and
void.
[Amended 11-26-2001 by L.L. No. 2-2001]
H.
The request for preliminary approval shall be accompanied
by any required deeds, easements and/or bond for review and approval. Their
effective date will be entered as the date of final approval.
I.
Any final subdivision approval shall become void:
(1)
In the case of a major subdivision, if all required improvements
have not been completed and certified as having been satisfactorily completed
within one year of the date of final approval.
(2)
In the case of a minor subdivision, if no building permit
has been issued within one year of the date of final approval.
When the sketch plan is satisfactory to all concerned, preparation may
begin on the more accurately drafted preliminary subdivision plan.
A.
This plan should provide the following data:
(1)
Streets, rights-of-way and roadway widths; the approximate
grades and gradients.
(2)
Other rights-of-way or easements.
(3)
Storm drainage system.
(4)
Sanitary sewer system.
(5)
Water supply system.
(6)
Spot elevations and slope ratios for any heavy grading.
(7)
Lot lines and lot numbers.
(9)
Minimum building setback lines.
(10)
Key plan, legend and notes.
(11)
Site data, including acres.
(12)
Title, scale, North arrow and date.
B.
All data that are listed under preliminary subdivision
plans will be ultimately incorporated in the final plans.
A.
Topographic and other data shall be accurately prepared
by a competent engineer or land surveyor. The topographic survey shall show
existing conditions on both the site and lands immediately adjacent for a
minimum distance of 200 feet (or as may be required by the Planning Commission)
and shall be at an appropriate engineering scale preferably at 50 feet to
one inch.
B.
The topographic survey on and adjacent to the tract.
(1)
Boundary lines showing bearings and distances.
(2)
Location, width and purpose of all easements.
(3)
Size of the area in acres under consideration.
(4)
Proposed number of building sites, areas of lots and
house sizes in square feet.
(5)
Lot or house numbers in consecutive order. If the street
is a continuation, the house numbers shall be in order.
(6)
Building setback lines from the street right-of-way line.
(7)
Exact layout and dimensions of lots.
(8)
All existing streams, marshes, rock outcrops, wooded
areas, isolated preservable trees, houses, barns and any existing structures
and any other significant features.
(9)
All elevations to be based on the Village Master Datum
and the Official Village Map Coordinate System.
(10)
The plot plan, to be an engineering scale of one inch
equals 50 feet.
(11)
All survey ties to subdivision bench marks and property
monuments.
C.
Utilities on and adjacent to the tract.
(1)
The existing location, size and invert elevations of
sanitary and/or storm sewers.
(2)
The existing location and size of water mains, fire hydrants,
etc.
(3)
The existing location and size of gas mains.
(4)
Any existing telephone poles, electric poles and streetlights.
(5)
If water mains and sewers are not on or adjacent to the
tract, indicate the direction and distance to and size of the nearest.
(6)
Any proposed water and gas lines.
(7)
Any proposed storm and sanitary drainage systems; the
size and kind of pipe; the location and size of all catch basins, drop inlets,
head walls, manholes, detention basins, etc.
D.
Streets on and adjacent to the tract.
(1)
The alignment and right-of-way width of proposed and/or
existing streets.
(2)
Proposed street names must be checked with the Village
of Colonie; check to avoid duplications; if 911 system is operational, the
Village 911 Coordinator must be consulted.
(3)
Any existing established center-line elevations.
(4)
The type of street surfacing and width.
(5)
Any proposed gutters, curbs and type, sidewalks, if required,
etc.
E.
Ground elevations on the tract.
(1)
The existing contours at two-foot intervals of the original
ground surface at the time of proposal.
(2)
Any adjoining land showing lots and streets abutting
the tract.
(3)
The existing surface elevations and proposed profile
of streets that will be either directly or indirectly affected by the subdivision,
to a scale of one inch equals five feet vertically and one inch equals 50
feet horizontally.
(4)
For land that slopes less than approximately 2%, show
spot elevations at all breaks in grade at center-line stations along all drainage
channels or swales and at selected points not more than 100 feet apart in
all directions.
F.
Subsurface conditions on the subdivision tract.
(1)
The location and results of tests made to ascertain subsurface
soil.
(2)
The location and number of soil percolation tests.
(3)
The depth of groundwater, unless test pits are dry at
a depth of five feet.
(4)
The method of sewage disposal for residents or commercial
unit.
(5)
The location of percolation tests, if individual sewage
disposal systems are expected, in accordance with the requirements of the
Albany County Health Department and the New York State Health Department.
G.
General conditions on and adjacent to the proposed tract.
(1)
The approximate area of off-site watersheds draining
into or the outflow of the proposed tract.
(2)
The owners of adjacent land or undeveloped plots.
(3)
The type of zoning on the proposed tract and adjacent
land.
(4)
Any proposed public highways or other major improvements
planned by any municipal authority for future construction on or near the
tract.
(5)
Screen planting or a buffer strip shall be at the discretion
of the Village Planning Commission.
(6)
Each street in any subdivision shall be planted with
at least two trees to every proposed lot frontage, unless otherwise directed
by the Village Planning Commission.
(7)
All street shoulders shall be seeded from the gutters
to the entire width of the street right-of-way and kept protected until there
is sufficient turf to shed water.
(8)
The purpose for which a subdivision site is to be used,
other than residential.
(9)
A copy of all deed restrictions.
(10)
The subdivision title, key map and certification of a
professional engineer or licensed land surveyor; the date of the survey.
(11)
Subdivision plans shall carry a preliminary stamp of
approval by the Village Planning Commission before submission to the County
and State Health Departments.
H.
Additional requirements.
(1)
The Village Planning Commission will receive and consider
any data and/or information presented by any owner or his representative and
may require any additional information and/or data which it deems necessary
to properly review the application. The Planning Commission shall have the
right to inspect the location of the proposed subdivision and to collect any
further information and/or data it may consider pertinent or necessary to
properly review the application.
(2)
Any street shall meet the following minimum requirements:
(a)
The street or road shall not be less than 60 feet in
width at its narrowest point.
(b)
Temporary dead-end streets shall be provided with a turnaround
at the end of not less than a fifty-foot radius. The turnaround where the
end of the street abuts adjoining property of other owners shall have the
perimeter of the one-hundred-foot diameter circle touch but not intersect
such property line, and the gores of land bounded by the adjoining property
and by the perimeter of the circle shall be shown on the map as proposed dedication
to the village and shall be included in any dedication of a street. Where
a plot submitted shows a turnaround at the end of the street and such turnaround
does not touch the property line of adjoining property, the Village Planning
Commission may, when, in its judgment, the terrain is suitable for an extension
of such dead-end streets at some future date, require that a strip of land
of the same width as the proposed street and extending from the dead end of
the proposed street to the property line of adjoining property be dedicated
to the village as a right-of-way for future extension of such dead-end street.
No reserve strips shall be shown or retained by the owner on any plot or map
submitted to the Village Planning Commission.
(c)
The street or road shall contain water mains, storm sewers,
sanitary sewers and their respective appurtenances, including but not limited
to fire hydrants, valves, catch basins and manholes, as the Planning Commission
shall require. The street or road pavement shall conform to current subdivision
regulations.
(d)
It shall have a rate of grade of not less than 0.5% (six
inches per 100 feet) and not greater than six feet per 100 feet unless a grade
greater than these limits is specifically approved by the Village Planning
Commission due to conditions making it impractical to comply with the stated
limits.
(e)
Where a natural waterway, crossing or adjacent to any
proposed street or road, may drain and is deemed insufficient to carry off
drainage upon a proposed street or highway and extension thereof, then and
in that event, in the discretion of the Village Planning Commission, a storm
sewer of a type, size and construction acceptable to the Commission shall
be installed.
(f)
A permanent easement across private property shall be
reserved to the village for the installment and maintenance of a ditch, sanitary
sewer or storm sewer from the outlet of any culvert or ditch. A natural watercourse
shall be provided by the owner and shall be shown on the map and shall be
included in the deed of dedication to the village. Such permanent easement
shall not be less than 30 feet in width.
(g)
Curbs, gutters and catch basins shall be installed on
both sides of all streets. Catch basins shall be installed at intervals and
of a type, size and construction acceptable to the Planning Commission. The
street surfacing shall be brought to the line of the paved gutters and catch
basins. Where any street grade is less than 1.5% (18 inches per 100 feet),
the Village Planning Commission shall require paved ditches, curbs and gutters,
storm sewers or other means to facilitate drainage.
(h)
In the construction of every street or road, all trees,
stumps and logs shall be removed from the proposed right-of-way; the Planning
Commission may order the retention of specific trees.
(i)
Intersections with existing roads shall have pavement
radii of 25 feet and right-of-way radii equal to 50 feet unless modified by
the Planning Commission or otherwise required by the New York State Department
of Transportation or the Albany County Department of Public Works. Setback
lines at street intersections shall continue to be the intersection of their
respective tangent lines.
(j)
The street or road shall connect with an existing public
highway.
(k)
When and in the event that a street or road shall intersect
a state or county highway, the owner shall submit to the Village Planning
Commission, prior to final approval, in writing, approval from the New York
State Department of Transportation or the County Department of Public Works
for said intersection.
(l)
Any owner, developer or contractor, in order to comply
with these regulations, shall, at the time of application, provide a performance
bond, letter of credit or certified check in an amount determined by the Village
Engineer to be equal to the cost of required street, utility, drainage and
landscaping work. The proposed bond shall be submitted at the time of request
for preliminary approval for review and approval. The effective date of the
bond shall be the date of final approval; the bond shall remain in effect
until the date of final acceptance, and the bond shall stipulate that it covers
all work necessary to complete the approved project.
(3)
All completed streets shall be offered for dedication
to the village without cost, unless a note to the contrary is entered on the
final plan.
(4)
Dedications of public highways approved pursuant to this
chapter shall be supported by a letter of recommendation from the Village
Engineer after an on-site review and shall be submitted to the Planning Commission
for approval.
(5)
Survey monuments sufficient to reestablish the line of
the subdivision shall be set and shall be accessible as of the date of the
offer of dedication. All easements shall have survey monuments at corners.
(6)
Signatures and certifications of professionals.
(a)
All licensed professional signatories and/or sealers
of the design drawings must have signed, sealed and delivered to the Planning
Commission one complete set of black-on-white linens and two sets of black-on-white
paper prints of record plans of such street and/or public development prior
to final acceptance by the Commission of said work. Said plans shall contain
a prominent statement that all work was preformed as required by:
(b)
Since said certification shall constitute professional
liability, any work objected to by the signatories and not corrected to their
satisfaction by the developer during construction shall be documented and
immediately presented to the Planning Commission in writing. The Planning
Commission will then notify both the contractor and his bonding company that
failure to immediately correct said deviations will result in both suspension
of the right to continue construction and payment by the bonding company or
from the letter of credit or the cash deposit of the cost of rectifying said
deviation by some other contractor of the Planning Commission's selection
at a cost acceptable to the Commission. The expense of the requirements of
this subsection shall be borne by the developer.
(c)
Major change orders typified by the following five examples
must be approved or disapproved, in writing, by the Commission prior to commencing
work upon submission of adequate documentation of the need for an extent of
the requested change:
[1]
Any displacements or percentage changes in excess of
those permitted under minor change orders.
[2]
Any changes in sewer pipe diameter, strength or material.
[3]
Any modification of approved parking plans.
[4]
Any changes resulting from gross differences between
the design and construction surveys.
[5]
Any changes in sewer or pavement location.
(d)
Minor change orders typified by the following examples
may be ordered by the designer, provided that the change order, effective
date and justification for each specific occurrence is noted on the record
plans:
[1]
The relocation of storm drainage structures; water main
valves, interconnections and hydrants; and sanitary sewer structures, as long
as the integrity of the design is maintained.
[2]
The dropping of a water main under some other utility.
[3]
Any grade changes on sewers and pavements amounting to
less than 15% of the design value.
[4]
Any undercutting and backfilling to remove deleterious
material.
A.
General.
(1)
Final development plans must show the design for the
location and improvement of streets, residential lots and other features in
the proposed development, including grading and drainage plans, utility plans,
street improvement plans and plans for other neighborhood improvements.
(2)
The exhibits shall clearly show all proposed improvements
so that full consideration may be given to them in Village Planning Commission
valuations. Skillful arrangement of improvements and their suitable adoption
to topography produce both substantial savings in construction costs and maximum
values in the completed properties.
(3)
To avoid wasted effort, final development plans should
be prepared by competent professionals but only after the sponsor's preliminary
subdivision plan has been accepted by the local authorities.
(4)
If a development is sectioned, the final development
plans shall be prepared separately for each section as construction progresses,
rather than for the entire development at one time. Each successive section
must have sufficient area and proper boundaries to provide street traffic
circulation and satisfactory drainage without depending upon proposed future
construction of other sections.
B.
Custom building. Where land development is for individualized
custom building, the developer's final development plans should show
only the neighborhood improvements for which he is responsible. These are
not only the off-lot improvements but also those on-lot improvements necessary
to make each lot a buildable site independent of other lots. An example of
the latter is rough grading of a block area to establish a workable pattern
for surface drainage.
C.
Operative building by others.
(1)
Where land development is for the sale of groups of lots
to others for operative building, the land developer's final development
plans are similar to the above for custom building. For these developments,
however, each operative builder furnishes for his own part of the development
a master plot plan.
(2)
The master plot plan and master lot grading plan show
the relationship of the improvements on each individual lot to the street
and to adjoining properties. They permit each property to be studied and adjusted
in relation to nearby properties to resolve potential grading and drainage
problems and to obtain a sound, attractive development. These master plans
may be prepared by adding data directly on translucent prints of the original
drawing of the accepted preliminary subdivision plan, provided that it is
at an appropriate scale, no smaller than one inch equals 50 feet.
(3)
All information which is basically the same for each
of a number of properties of a single type should be shown on a single typical
plot plan. However, special lot conditions will always require the preparation
of individualized plot planning data either on the master plot plan, if its
scale permits, or on an enlarged portion of the master plot plan or on individual
plot plans, as required in the minimum property standards.
D.
Development combined with building. Where the same firm
does both the land development and all the home building in the tract, the
data required on the final development plans is the same as outlined above
for operative building by others. Since all is done by the same firm, however,
the data may be prepared either on a series of drawings, as indicated above,
or on a single drawing. The single composite development plan is preferred
because it is easier to prepare and analyze and is more useful during construction
and inspection. The scale shall be one inch equals 50 feet.
E.
Special types. The kind and the extent of information
to be shown on the final development plans vary for different developments
according to existing conditions and the characteristics of the development.
