[HISTORY: Adopted by the Board of Trustees
of the Village of Plandome Manor 1-11-2006 by L.L. No. 19-2005 as Ch. 144 of the 2005 Code. Amendments noted where applicable.]
The purpose of this chapter shall be to establish
procedures for regulating the subdivision of land and providing fees
and deposits incidental thereto so as to promote the health, safety,
morals and general welfare of the community.
For the purpose of this chapter, certain words
used herein are defined as follows:
The owner of land proposed to be subdivided or developed
or its representative who shall have express written authority to
act on behalf of the owner.
A facility for the temporary storage of stormwater runoff.
A pool, pond or basin used for the permanent storage of water
runoff.
A unit of land bounded by streets or by a combination of
street and public land, railroad, rights-of-way, waterways, or boundaries
of a municipality or any other barrier to the continuity of development.
The Planning Board of the Incorporated Village of Plandome
Manor.
Any form of surety bond in an amount and form satisfactory
to the Board of Trustees of the Incorporated Village of Plandome Manor.
All bonds shall be approved by the Board of Trustees whenever a bond
is required by this chapter.
A retaining wall created along a body of water behind which
fill is placed.
The Clerk of the Incorporated Village of Plandome Manor.
The conferral of certain rights prior to final approval after
specific elements of a subdivision have been approved by the Board
and agreed to by the applicant.
A street with only a single means of ingress or egress and
having a turnaround at the end.
A stone, concrete or other improvised boundary usually marking
the edge of a roadway or paved area.
Plans which indicate the means by which surface water or
groundwater is removed from land by drains, grading or other means,
including controls to minimize erosion and sedimentation during and
after construction or development.
The engineering consultant to the Incorporated Village of
Plandome Manor.
A channel made of concrete, stone or other material for the
purpose of draining water at the edge of a street or driveway.
Any permanent structure that becomes part of, is placed upon
or is affixed to real estate.
Any improvement, facility or service, together with its associated
site or right-of-way, necessary to provide transportation, drainage,
utilities or similar essential services and facilities and that is
usually owned and operated by a governmental agency.
An opening through which entry into a sewer is afforded.
A shaft of concrete four inches square and 36 inches in length
set in the earth to mark a boundary.
The portion or portions of the right-of-way available for
vehicular traffic, the width of which extends from curb to curb.
The planning consultant to the Incorporated Village of Plandome
Manor.
A map of all or a portion of a subdivision that is presented
to the Board for final approval and which, if approved, will be duly
filed by the applicant with the Clerk of Nassau County.
A strip of land occupied or intended to be occupied by a
street, crosswalk, railroad, road, electric transmission line, oil
or gas pipeline, water main, sanitary or storm sewer main, shade trees,
or for any other special use. The usage of the term "right-of-way"
for land platting purposes shall mean that every right-of-way hereafter
established and shown on a final plat is to be separate and distinct
from the lots or parcels. Rights-of-way intended for streets, crosswalks,
water mains, sanitary sewers, storm drains, shade trees or any use
involving maintenance by a public agency shall be dedicated to public
use by the maker of the plat on which such right-of-way is established.
The portion of rainfall, melted snow, irrigation water and
any other liquid that flows across ground surface and eventually is
returned to streams or other water bodies.
A paved, surfaced or leveled area paralleling and usually
separate from the street used as a pedestrian walkway.
The portion of a right-of-way that lies between the right-of-way
and curbline, regardless of whether the sidewalk exists.
An existing state, county or Village road or any road, public
or private, improved or unimproved, shown upon a subdivision plot
heretofore duly filed and recorded in the Office of the Nassau County
Clerk or on the Official Zoning Map of the Incorporated Village of
Plandome Manor, Nassau County, New York prepared by Phillips, Preiss
& Shapiro, Inc., Planning & Real Estate Consultants, 1997.
[Amended 10-17-2006 by L.L. No. 8-2006]
A street that collects traffic from local or minor residential
streets and connects them with arterial streets or highways.
A street designed to provide vehicular access to abutting
property and to discourage through traffic.
The opening of a street along the curbline, at which point
vehicles may enter or leave the street.
A cross section of a street between the right-of-way lines.
A conduit that collects and transports water.
The division of a lot, tract or parcel of land into two or
more lots, tracts, parcels or any other division of land for sale,
development or lease.
The process of precisely ascertaining the area, dimension
and location of a piece of land.
The Incorporated Village of Plandome Manor.
A.
A subdividing owner or his agent shall present at
the Village office, in duplicate, the application for the consideration
of the preliminary plat, together with six prints of the preliminary
plat, accompanied by any required fee and deposit. The Clerk will
notify the applicant of the date and time of the meeting of the Planning
Board at which the application will be considered.
B.
The preliminary plat, street profiles, drainage plan
and plat and all procedures relating thereto shall in all respects
comply with the provisions of the Village Law, Zoning Law and all
applicable laws and regulations, except where variations therefrom
may be specifically authorized by the Board.[1]
C.
The Planning Board shall conduct a public hearing
and render its decision on an application for preliminary plat approval
in accordance with the procedures and requirements of Subdivision
5 of § 7-728 of the Village Law.[2]
D.
The applicant shall, within six months after conditional
approval of the preliminary plat, present the Village office, in duplicate,
the application for consideration of the final plat, the estimate
of the cost of public improvements and utilities and the consent of
the mortgagee(s) to filing of the plat, together with a certificate
of title of an approved title company and in form satisfactory to
the Planning Board certifying record title in the name of the applicant,
and also six prints of the final plat accompanied by the fee or deposit
which may be required by law. Said application shall be filed with
the Village Clerk at least 20 days before the regular meeting of the
Board. The Clerk will then arrange for a public hearing.[3]
E.
If required improvements and utilities have not been
completed under the inspection and to the satisfaction of the Board
prior to final approval of the plat, then and in that event, and before
such final approval of the plat, the applicant will be required to
file with the Planning Board a surety company bond in an amount determined
by the Planning Board and in accordance with the form supplied by
the Planning Board to secure the Village the actual construction and
installation of such improvements required by the Planning Board on
such final approval and at a time fixed by the Planning Board and
in accordance with the requirements of the Planning Board under this
chapter. As to utilities required by the Planning Board on such final
approval, the Planning Board may, in its sole discretion, accept assurance
in writing from each public utility company whose facilities are proposed
to be installed. When such writing is acceptable, it shall be addressed
to the Planning Board and state, in substance or effect, that such
public utility company will make the installations necessary for the
furnishing of its services within the time therein specified satisfactory
to the Planning Board. There may also be included in determining the
amount of such bond the reasonable cost of inspection of such improvements
by the Planning Board, the estimated cost for employing a watchman
to guard any stormwater drainage or storage basins required to be
installed by the Planning Board, the cost of liability insurance and
the estimated cost of installation of necessary water supply facilities.
There shall be further included in said bond a provision that, in
the event of a default on the part of the principal, the bonding company
shall be liable for, which shall be in addition to the principal amount
of the bond, all engineering, legal and other expenses which shall
be incurred or likely to be incurred by the Village in the enforcement
of the bond and the completion of the public improvements covered
by the bond.
F.
The Planning Board shall review and act on an application
for final plat approval in accordance with the procedures and requirements
of Subdivision 6 of § 7-728 of the Village Law. The approval
of the Planning Board shall be endorsed on the final plat, together
with the date thereof, over the signature of the Chairman or the Clerk
or an alternate designated by resolution of the Planning Board. Prior
to such endorsement, the developer shall file with the Planning Board
five prints of the street profiles and drainage plans as approved
by the Commissioner of Public Works of Nassau County and the Village
Engineer.[4]
G.
If the Planning Board disapproves the final plat,
the grounds for refusal of such plat or proposed development submitted
shall be stated on the records of the Planning Board.
H.
Within 62 days following the endorsement of final
approval by the Planning Board, the plat, together with one duplicate
tracing, shall be duly filed or recorded by the owner in the office
of the County Clerk. Three duplicate tracings of the plat shall be
filed at the Village office.[5]
I.
In the case of a subdivision plat showing premises
located within another town or incorporated village and subject to
the jurisdiction of another planning board, the signature of the County
Planning Commission or Village Planning Board, as the case may be,
must be endorsed on the plat, and a certified copy of the approving
resolution must be filed at the Village office before the Planning
Board of Plandome Manor considers such plat.
J.
Notice
of the application for preliminary or final plat approval shall be
provided to state and county agencies, adjacent municipalities and
affected property owners as required by law, including but not limited
to § 7-728 of the Village Law and §§ 239-l,
239-m, 239-n and 239-nn of the General Municipal Law.[6]
A.
Conformity with Zoning Law. The proposed subdivision
shall conform to the applicable zoning law and map affecting the area,
if any.
B.
Streets.
(1)
The street layout shall be in conformity with an advantageous
development of the area covered by the plat submitted and of the entire
neighboring area.
(2)
The arrangement of streets in the subdivision shall
provide for the continuation of the streets in adjoining subdivisions
or for their proper projection when adjoining property has not been
subdivided, so far as in the judgment of the Planning Board such continuation
or projections are necessary for fire protection, for the proper movement
of traffic or for the construction or extension, presently or when
required, of needed utilities and public services such as sewers,
water and drainage facilities. Where streets are continued, they shall
be not less than 50 feet wide.
(3)
The width of street rights-of-way and paved areas shall be in accordance with the improvement requirements in § 192-7.
(4)
Cul-de-sac or dead-end streets shall be avoided wherever
possible and shall be permitted on minor residential streets only.
When a cul-de-sac is permitted, it normally shall not exceed 600 feet
in length and shall be equipped with a turnaround roadway having a
minimum radius of 35 feet for the curbline at the closed end. A dead-end
street, for the purpose of future development of adjacent property,
may be permitted or required by the Board. In such a case, a turnaround
may be required by the Board.
(5)
Proposed streets shall be adjusted to the contour
of the land and to avoid streets of dangerous gradient. Curved alignment
should be used to secure economic location of street where the terrain
is steep.
(6)
In the location of streets, consideration should be
given to possible underground or overhead crossings in connection
with railroads, traffic separation or major roadways.
(7)
Reservation of the title in any of the platted land
or of any land controlling access to streets or land otherwise reserved
for public use is prohibited.
(8)
Whenever a street abuts property to be subdivided
and is less than 50 feet in width for secondary streets or 40 feet
for minor streets, provision for the widening thereof may be required
as directed by the Planning Board. No right-of-way for a street shall
be more than 50 feet in width.
(9)
Within a block, street lines deflecting from each
other at any point more than 10° shall be connected with a curve,
the radius of which shall be subject to approval by the Board.
(10)
Grades of all streets shall be the reasonable
minimum and, unless warranted by extenuating circumstances, shall
be not less than 0.3% nor more than 10%. Gradients shall be used to
facilitate surface drainage to proper natural or artificial outlets.
All changes in street grades shall be connected by vertical curves,
as approved by the Village Engineer. Such vertical curves shall give
a minimum sight distance of 500 feet on secondary streets and 300
feet on minor residential streets.
(11)
The applicant will be required to install the
facilities for the drainage of streets as approved by the Village
Engineer. Any recharge basins required by the Planning Board shall
be constructed and completed and any other drainage facilities required
to be installed on the plat shall be constructed and completed prior
to the installation of any other improvements required on the plat.
All such drainage structures shall be maintained in good operating
condition until such time as the bond is released.
(12)
Four-way street intersections shall be avoided,
where possible. Where streets intersect one another, the angle of
intersection shall be as near 90° as possible. Curb radii at intersections
where the angle is greater than 80° shall be not less than 12
feet, and where the interior angle is less than 80°, larger curb
radii shall be provided as determined by the Planning Board and property
lines shall be established concentric thereto.
(13)
Minor or secondary street openings into a major
road shall be at least 500 feet apart.
(14)
The applicant may be required to install sidewalk,
curb and pavement on proposed streets, as well as curbs and sidewalks
on existing streets which bound or intersect the proposed subdivision,
at the discretion of the Planning Board. The developer shall also
be required to install street signs, property line monuments and driveway
aprons.
D.
Lots.
(1)
All lots shall have a minimum depth of 100 feet.
(2)
Side lines of lots shall be at right angles or radial
to street lines, unless otherwise approved by the Planning Board.
(3)
Wherever possible, lots shall not front directly on
(that is to say, have ingress from or egress to) a secondary road
but shall front on a marginal road or on a minor residential street.
E.
Utilities. The Planning Board may require the applicant
to furnish all necessary public utilities in and to the proposed subdivision.
Water supply and sewage disposal must be furnished in accordance with
the regulations of the Nassau County Health Department.
F.
Waterways. The applicant may be required to install
bulkheading on proposed or existing ponds, lakes or waterways, as
approved by the Planning Board.
A.
The preliminary
plat, at a scale of 100 feet to the inch preferred, shall show the
following:
(1)
Street and lot layout covering the entire holding.
Where the subdivision is to be divided into sections for the purpose
of submitting final plats, the preliminary plat shall show the boundaries
of each section, and each such section shall bear a number indicating
numerically the order in which the applicant proposes to submit for
approval the plats covering such sections. Unless otherwise approved
by the Planning Board, the order of submission of final plats shall
follow the sequence of the section numbering.
(2)
Topographic character of the land by means of contours
of existing surface, with intervals not to exceed two feet. Where
the terrain is unusually flat or unusually steep, the Planning Board
may permit a smaller contour interval. The topography shall be drawn
from an actual field survey certified by a licensed land surveyor.
Contours shall be extended to cover an area 200 feet beyond the boundaries
of the parcel to be subdivided.
(3)
Proposed subdivision name or identifying title and
the name of the incorporated village or unincorporated community,
town and county in which the subdivision is located.
(4)
Name and address of record owner and subdivider.
(5)
Name, license number and seal of licensed land surveyor.
(6)
Tax map description from the Nassau County Land and
Tax Map.
(7)
Name of United States post office which will serve
the proposed subdivision and approximate distances to nearest schools
and firehouses serving the proposed subdivision.
(8)
True or accurate magnetic North point and date taken.
(9)
The name and layout of all adjacent subdivisions,
names of owners of record of adjoining properties, and uses of adjacent
lands. This information shall be shown for the area extending 200
feet beyond the boundaries of the proposed subdivision.
(10)
The applicable use districts of the Zoning Law
and the boundaries of such districts that affect the area to be subdivided
and also the area extending 200 feet beyond the boundaries of the
proposed subdivision.
(11)
Location of property lines, school, fire and
other special district lines and municipal subdivision lines.
(12)
Location of existing buildings, watercourses,
streams, ponds, storm sewers, sanitary sewers, water mains, gas mains,
parks and other essential features, as well as easements, rights-of-way
or other encumbrances, and location of connection with existing water
supply or alternate means of providing water supply to the subdivision.
(13)
Approximate key elevations, directions of water
flow and grade on all proposed streets.
(14)
Established and existing elevations on existing
streets.
(15)
Proposed provisions for collecting and disposing
of stormwater.
(16)
Names, widths and proposed widening of existing
streets located within the area to be subdivided or in the area extending
200 feet beyond the boundaries of the proposed subdivision. On existing
streets, the location and type of sidewalk, curb and pavement shall
be shown.
(17)
The location of streets, public ways or any
other features shown on the Zoning Map affecting the area.
(18)
The names of all proposed streets, which names
shall be the same as the names of the streets of which they are continuations
or, if not continuations, shall not be similar to the names of streets
within the district served by the same United States post office.
(19)
All parcels of land proposed to be dedicated
for public use, such as parks, playgrounds, recharge basins and the
conditions of such dedications.
(20)
The proposed location of any type of sidewalks,
electric and telephone wires and lines, streetlighting standards,
sign posts; the location of curbs, gutters, water mains and storm
drains and the sizes and types thereof; the character, width and depth
of pavements and subbase; the location of manholes and basins and
underground conduits; the location of swimming pools and drainage
thereof.
(21)
Boundaries of proposed easements over, under
or through private property. Permanent easements shall not be less
then 10 feet in width and shall provide satisfactory access to an
existing public street or other public open space shown on the layout.
(22)
Proposed lot lines with approximate dimensions
shall be shown.
(23)
A typical plot plan shall be shown indicating
the general location of buildings to be erected.
(24)
Boundary description.
(25)
Key map at a scale of 400 feet to the inch.
(26)
Total number of acres and total number of lots
in proposed subdivision.
(27)
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 104, Articles I and II shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 104, Article II. The approved preliminary subdivision plat shall be consistent with the provisions of Chapter 104, Articles I and II.
[Added 3-22-2006 by L.L. No. 1-2006;
amended 3-22-2006 by L.L. No. 2-2006]
A.
The final
subdivision plat presented to the Board shall show the following:
(1)
Street and lot layout. The original shall be clearly
and legibly drawn in India ink upon tracing cloth. The size of the
sheet shall be not greater than 36 inches by 48 inches. The drawing
shall be at a scale not more than 100 feet to the inch. When more
than one sheet is required, an additional key sheet shall be filed
showing upon a reduced scale the entire subdivision on one sheet with
lot and block numbers.
(2)
Sufficient data to enable any surveyor to determine
readily the location of every street line, lot line, and boundary
line and to reproduce such lines upon the ground. This data shall
be made by a licensed land surveyor and tied in, where possible, with
reference points previously established by a public authority or by
a licensed land surveyor.
(3)
The length and bearing of all straight lines, and
the radius, length and central angle of all curves. All dimensions
shall be shown in feet and decimals of a foot.
(4)
By proper designation thereon of all public open spaces
for which deeds of cession are to be given and those spaces title
to which is reserved by the developer. For any of the latter, there
shall be submitted with the final subdivision plat copies of agreements
or other documents showing the manner in which such areas are to be
maintained and the provisions made therefor.
(5)
A representation that all lots conform and are in
accordance with the minimum requirements of the applicable zoning
use districts of the Village wherein the plat is located.
(6)
Lot and block numbers in accordance with the Nassau
County Land and Tax Map.
(8)
Title of proposed subdivision as approved by the County
Clerk, and location of proposed subdivision.
(9)
North arrow. The north direction shall be at the top
of the map or within 20° east or west thereof.
(10)
Location of Village, town, city, school district
and other special district lines.
(11)
Proposed widening of existing streets.
(12)
Approval of street grades and drainage by the
Village Engineer and the Commissioner of Public Works of Nassau County.
(13)
Approval of water supply and sewage disposal
by the Nassau County Health Department.
(14)
Key map at scale 400 feet to the inch.
(15)
Typical cross section of the proposed streets
showing general specifications for the public improvements.
(16)
A note signed by the owner stating: "The lands
shown on this map as roads, streets or highways, or for the widening
thereof, and also easements for the installation of sanitary sewers
or drains in all streets shown and locations indicated on the map
for other public use are hereby irrevocably offered for dedication
to the municipality having jurisdiction thereof."
(17)
A note signed by the applicant's surveyor that:
"The land shown on this map lies wholly within the limits of the Village
of Plandome Manor and not within 300 feet of the boundary of said
Village." The note shall be appropriately amended when the foregoing
statement does not accurately describe the location of the plat.
(18)
Certification by a licensed land surveyor.
(19)
A stormwater pollution prevention plan consistent with the requirements of Chapter 104, Articles I and II and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 104, Article II. The approved final subdivision plat shall be consistent with the provisions of Chapter 104, Articles I and II.
[Added 3-22-2006 by L.L. No. 1-2006; amended 3-22-2006 by L.L. No. 2-2006]
B.
Street cross section.
(1)
Where the right-of-way is 50 feet, there shall be
28 feet of paved surface between curblines.
(2)
The required width of pavement shall be the distance
between curblines, unless otherwise approved by the Board. Sidewalks,
if required, shall be four feet in width and shall be placed at least
two feet outside the property line. The placing of any street trees,
shrubbery or retaining walls within the right-of-way is not permitted
without the approval of the Planning Board.
C.
Grading.
(1)
All grading of streets shall be in accordance with
the grades approved by the Village Engineer and the Department of
Public Works of the County of Nassau.
(2)
All streets shall be graded between property lines
to conform to the established cross section and to provide for required
pavements, drainage, utilities, sidewalks and driveway aprons. Where
sidewalks are provided, all driveway aprons shall be constructed to
meet the sidewalk grade. All sidewalk, street and curb gradings shall
comply with the Americans with Disabilities Act.
D.
Utilities.
(1)
All gas and water mains required by the Planning Board
shall be installed in accordance with the specifications of the utility
company or municipal authority or district serving the area.
(2)
All electrical utilities, including streetlights,
shall be installed in accordance with the specifications of the electrical
utility serving the area. Where required by the Planning Board, the
developer shall install streetlighting in compliance with Village
determined standards.
(3)
Electric utility and telephone wires shall be underground.
E.
Stormwater drainage or storage basins.
(1)
Permits. No construction of any stormwater drainage
or storage basins required to be constructed by the Planning Board
upon its approval of a subdivision plat shall be commenced without
first notifying the Planning Board when such work is to begin and
permission in writing be given by the Clerk to the developer or his
agents to begin such work.
(2)
Fences. No excavation for the pit in such a stormwater
drainage or storage basin shall be made unless and until there shall
be constructed a permanent fence entirely surrounding the proposed
excavation, built in accordance with the specifications of the Nassau
County Department of Public Works.
(3)
Safety. On and after the time of the commencement
of the excavation for the pit on the site of the stormwater drainage
or storage basin and until such time as the Village or County of Nassau
shall have accepted title to the plot on which it is located, the
developer shall:
(4)
Liability insurance. No permit shall be issued by
the Clerk to commence work on such a stormwater drainage or storage
basin unless there shall be filed in the Clerk's office by the developer,
a public liability insurance policy insuring the Village and the developer,
covering the operation of such developer and the construction of such
stormwater drainage or storage basin, with such limits as required
by the Village Board of Trustees, such insurance to continue in force
until the performance bond has been discharged; the form and manner
of execution of such policy of insurance is to bear the approval of
the Village Attorney.
F.
Monuments. Monuments shall be reinforced concrete
or stone and shall be four inches square with a length of at least
36 inches and shall be embedded the full depth.
G.
Street signs. Street signs shall be placed at all
intersections and shall be constructed as follows:
(1)
Standard: Steel post three inches in diameter or galvanized
iron 2 1/2 inches in diameter, 10 feet in length, 2 1/2
feet embedded in concrete, 7 1/2 feet above grade, finished at
top with post cap.
(2)
Sign: Galvanized or bonderized steel, 12 gauge, 4 1/2
inches in width by a length of between 19 and 30 inches, securely
fastened to a post cap to prevent swinging or turning. The sign shall
be of durable finish with letters at least two inches in height. Alternatively,
street signs of different design and specifications may be placed
upon approval of the Planning Board.
H.
Bulkheading. Bulkheading shall be constructed in accordance
with the specifications of the Nassau County Department of Public
Works.
I.
Inspection. The Village shall employ inspectors to
ensure the satisfactory completion of improvements and utilities required.
If the applicant elects to install such improvements and utilities
before the final approval of the plat, the applicant shall notify
the Village Engineer in writing and an inspector will be assigned
thereto. If a bond is to be given to ensure completion of such improvements,
the Village will assign an inspector to ensure such satisfactory completion
after final approval of the plat. The developer shall pay to the Village
the cost of such inspections.
J.
Design waivers.
(1)
The Board may waive or vary, subject to appropriate
conditions, such design requirements of the foregoing regulations
as in its judgment of the special circumstances and conditions relating
to a particular plat are not requisite in the interest of the public
health, safety and general welfare. When making its determination
as to the improvements to be required, the Planning Board shall take
into consideration the prospective character of the development and
the allowed density of population under the applicable Zoning Law.
(2)
The Planning Board shall also hear and decide all
matters upon which it is required to pass under this chapter.
(3)
Where the applicant desires the waiver or variation
from any provision of the foregoing regulations, he shall include
a request therefor, with a statement of reasons for such request,
with his application for the approval of the preliminary or final
plat.
K.
Pavement specifications. All street paving, curbs,
gutter slab, sidewalks and driveway aprons shall be constructed in
accordance with specifications for subdivisions as prepared by the
Nassau County Department of Public Works and in effect at the time
of final approval of the plat. The general types, thickness and other
requirements are as follows:
(1)
Bituminous type of pavement.
(a)
The base may be one of the following three compositions:
[1]
Macadam base of broken stone, compacted to a
thickness of five inches and penetrated with a bituminous material;
[2]
Broken stone base, compacted to a thickness
of five inches, filled with sand and mechanically bonded; or
[3]
Concrete base five inches thick, mixed proportionately
using one part portland cement, three parts sand and six parts screened
gravel or broken stone, measured separately by weight.
(b)
The top wearing course shall be bituminous concrete
compacted to a minimum thickness of two inches, with the exception
of the concrete base, in which case the compacted thickness shall
be a minimum of 1 1/2 inches. In order to produce a wearing course
of uniform thickness and smooth surface, such bituminous concrete
shall be applied and spread by a power-driven bituminous concrete
paver.
(2)
Concrete-type pavement. A concrete-type pavement shall
consist of a six-inch-thick portland cement reinforced concrete pavement
mixed proportionately using one part portland cement with two parts
washed sand and four parts broken stone aggregate, measured separately
by weight.
L.
Curb specifications. Curbs shall be 18 inches in depth
with five inches extending above the waterline and six inches in width
at the top expanding to a width of seven inches at the waterline and
continuing at that width to the bottom. The curb shall be constructed
of concrete with a 1-2-4 mix.
M.
Gutter slab specifications. A gutter slab of concrete
shall be required in conjunction with a bituminous-type pavement where
the gradient is less than 0.3% and shall be constructed three feet
wide adjacent to the curb with a 1-2-4 mix and six inches thick.
N.
Sidewalk specifications. Sidewalks shall be four inches
thick and at least four feet wide, constructed of one course with
a 1-2-4 mix. Where the sidewalk is laid in driveway entrances, it
shall be six inches thick. All sidewalks shall comply with the provisions
of the Americans with Disabilities Act.
O.
Driveway apron specifications. Driveway aprons shall
be six inches thick, with a minimum 10 feet in width at the face of
the curb and a minimum of seven feet in width at the sidewalk and/or
street line, with a step in the face of the curb of one inch, constructed
of one course concrete using a 1-2-4 mix.
P.
The foregoing specifications are subject to change
by the Village at any time. Specifications for any subdivisions approved
prior to any change shall remain in force.
A.
Fee on filing application for preliminary approval
of subdivision plats.[2]
(1)
On the filing of the application with the Village
Clerk, there shall be paid a fee as provided in the Village Fee Schedule.
(2)
The developer shall be obligated to pay to the Village
all costs of advertising, engineering, legal, planning and other expenses
of the Village in connection with obtaining the approval of the plat
by the Planning Board. On the filing of the application, there shall
be deposited with the Village Clerk the sum as provided in the Village
Fee Schedule to defray the aforesaid costs and expenses. If the deposit
shall be insufficient to cover such costs and expenses, the balance
shall be due and payable on or before the signing of the approval
of the Planning Board on the plat. Any sum over and above such actual
costs shall, by resolution of the Board of Trustees, be returned to
the person depositing the same either after the approval of the plat
by the Planning Board or on certification of said person filing the
plat that the plat be withdrawn.[3]
C.
Deposit for costs and expenses on filing application
for preliminary approval of subdivisions showing new streets or showing
five or more lots without new streets; deposit for inspection of public
improvements during the course of construction and other expenses.
The developer shall be obligated to pay to the Village all costs for
inspections, engineering, planning, attorneys' fees, publication and
other costs incurred by the Village in connection with the completion
of the improvement in the subdivision plat. There shall be deposited
with the Village Clerk at the time of the approval of a plat a sum
not less than 6% of the estimated costs of the improvements required
by the Planning Board or such larger sum as, in the discretion of
the Planning Board, is required to reimburse the Village of Plandome
Manor, which sum shall be applied by the Village to the cost of inspection,
engineering, planning, attorneys' fees, publication and other costs.
In the event that the sum so deposited is insufficient to cover the
aforesaid costs, any additional sum required to reimburse the Village
of Plandome Manor shall be paid before acceptance by the Village of
the completion of the improvements. Upon the completion of the improvements
and discharge of the bond, if a bond shall have been furnished, any
sum so deposited in excess of the actual costs shall be returned to
the party making the deposit upon the approval of the Board of Trustees.
D.
Refunds.
(1)
Any sums deposited with the Village as provided in
this chapter over and above the actual cost shall become the property
of the Village if no demand is received by the Village for a refund
within 60 days from:
(a)
The date of the approval of the Planning Board
of the plat or the date certification is received that the plat is
withdrawn with respect to deposits made pursuant to this section;
and
(b)
The date of the completion of the improvement
or, if a bond has been furnished, within 60 days from the date of
the discharge of the bond.
(2)
All demands for refunds shall be in writing.
A.
Definition. "Minor subdivision" as used herein means
the division of any parcel of land into two and not more than four
lots, plots, sites or other divisions of land for immediate or future
sale or for building construction where no new streets are required.
B.
Procedure.
(1)
The subdividing owner or his agent shall present at
the Village office, in duplicate, the application for the consideration
of the preliminary plat with six prints of the preliminary plat showing
no new streets, accompanied by any required fee or deposit. The Clerk
shall notify the applicant of the date and time of the meeting of
the Planning Board at which the application will be considered.
(2)
The applicant or his duly authorized representative
shall be prepared to attend the designated meeting to discuss the
preliminary layout. Presentation of a preliminary plat shall not be
deemed a submission of the plat for approval.
(3)
At the preliminary, informal conferences, the applicant
may be required to submit to the Planning Board, before further consideration
of the layout, a topographical map, a grade map of existing streets
and a drainage plan.
(4)
If tentative approval of the Planning Board is given to such a subdivision of the parcels, the applicant shall then file with the Village Clerk an application for final plat approval in accordance with the requirements of § 192-3 of this chapter.
(5)
If the Planning Board approves such a subdivision
after a public hearing, then a copy of the survey of each parcel shall
be filed in the office of the Village Clerk. If a drainage plan is
required and approved, the applicant shall, upon filing of the application
for a building permit, furnish to the Village a surety company bond
in such sum as shall have been fixed by the Planning Board for construction
and installation of the required drainage facilities.
