The following minimum improvements may be required by the Planning Board to assure that all lots in subdivisions are adequately and properly served with streets, utilities, sanitation facilities which provide a healthy and safe environment and other safeguards to assure the property is properly identified, accessible to pedestrians and vehicles and protected against such dangers as flooding and erosion. Minimum improvements and construction standards required of all subdivisions shall be as set forth in this section and Article
III. Where not set forth, they shall be in accordance with the prevailing standards as established by the Village Board of Trustees upon advice of the Planning Board and the proper authorities. Alternate improvement standards may be substituted if the Planning Board finds them equal or superior in performance characteristics to the specified improvements. Additional or more elaborate improvements may be required where the Planning Board believes it necessary to create conditions essential to the health, safety, and general welfare of the citizens of the Village of Naples or to avoid damage to the environment as a consequence of subdivision development.
A. Monuments and markers.
(1) Monuments shall be placed so that the scored or marked
point shall coincide exactly with the intersection of the lines to
be marked and shall be set so that the top of the monument or marker
is at or above ground.
(2) Monuments shall be set at the intersection of all
lines forming angles in the boundary of the subdivision. Monuments
may be of the following three types:
(a)
Cut stone five inches by five inches by three
feet zero inches long with a drill hole in the center;
(b)
Concrete five inches by five inches by three
feet zero inches long with a 1/2 inch round brass pin in the center;
or
(c)
Galvanized pipe 3/4 inch in diameter, 30 inches
long.
(3) Markers shall be set at the beginning and ending of
all curves along street property lines, at all points where lot lines
intersect curves either front or rear, at all angles in property lines
of lots and at all corner lots. Markers shall consist of galvanized
pipes 30 inches long and 3/4 inch in diameter.
B. Streets.
(1) Streets shall be constructed to provide adequate means
of access to each lot of a subdivision.
(2) Street and alleys shall be graded, surfaced and improved
to the grades and dimensions shown on plans, profiles and cross sections
submitted by the subdivider and approved by the Planning Board and
Village Engineer.
C. Public water supply. The subdivision shall be provided
with a complete water distribution system, including a connection
for each lot, vaults, valves and master meters, and appropriately
spaced fire hydrants.
D. Storm sewers and drainage. Storm sewers and other
stormwater management improvements shall be installed when, in the
opinion of the Planning Board, they are deemed necessary to provide
adequate drainage for development of the subdivision and protection
of neighboring properties.
E. Site and surface improvements. These improvements
are required to assure that the ecology of a subdivision site is not
disturbed adversely and that the subdivision serves the needs of residents
and presents an attractive appearance.
(1) Erosion control. Erosion and sedimentation control
methods shall conform to the requirements contained herein:
(a)
During the development process, the developer
shall expose the smallest practical area of land at any one time.
Proper erosion control measures shall be in place prior to any area
being disturbed. Examples of normal erosion control are straw baling,
silt dams made of synthetic materials and siltation collection depressions.
[1]
The volume of topsoil moved during the course
of construction which must be stacked or stored at any one time shall
be kept to a minimum. The stacking or storage period shall be kept
as short as possible.
[2]
Removal, storage and redistribution of topsoil
should be consistent with the phasing of construction in order to
reduce the need for the storage of large volumes of soil over a lengthy
period. Soil shall be redistributed so as to cover all areas of the
subdivision adequately and shall be stabilized by seeding or planting
and/or mulching. Topsoil which is stored shall be stabilized by seeding
wherever possible; otherwise by straw, fiber mats, or such other materials
approved by the Village Engineer for the purpose of preventing erosion.
[3]
Topsoil may only be removed from the site with
the approval of the Planning Board.
(b)
Where establishment of permanent vegetative
cover is not practical, temporary vegetation and/or mulching shall
be provided to prevent erosion during construction.
(c)
Upon completion of the project, the subdivider
shall remove any hills or mounds of soil or spoils around the tract.
All surfaces must be restored within six months of the time of the
completion of the approved phase of the subdivision.
(d)
Upon completion of the project, the subdivider
shall not be permitted to leave any surface depressions which will
collect pools of water except as may be required for retention of
stormwater runoff.
(2) Landscaping. Landscaping is the improvement of land
by contouring and planting vegetative ground cover and may include
the planting of decorative vegetation.
(a)
All lots which are disturbed during the course
of construction and which are not covered by structures or paving
shall be properly landscaped by the developer.
(b)
Individual homeowners, by written agreement
with the developer, subdivider or builder, may landscape their yards
independently so long as soil erosion and sedimentation control on
the site are not compromised thereby.
(c)
Additional landscaping may be required by the
Planning Board to screen or buffer the subdivision from a visually
incompatible use.
(3) Street signs. Permanent street signs of the same type
and design in general use throughout the Village, showing the names
of intersecting streets, shall be erected at each intersection.