A.
The construction of the subdivision shall proceed in accordance with
the final plat approval.
B.
Requirements of the subdivider during construction are herein stated
for the following purposes:
(1)
To ensure that the subdivision is constructed in accordance with all plans and details submitted and approved under Article VI, Final Plats, of these regulations.
(2)
To ensure that the proposed subdivision meets all requirements of Article IX, Design Standards, of these regulations.
(3)
To ensure the public health, safety and welfare during the construction
of the subdivision.
(4)
To finalize all agreements, transfer of land and improvements
to be dedicated for public use.
A.
Availability of plans. During construction operations, the subdivider
shall maintain a copy of the approved drawings on the site. Such plans
will be used for the review of work in process. If such drawings are
not available on site, construction may be stopped until such time
as the subdivider can provide and maintain the appropriate plans at
the construction site.
B.
Construction sequence. Prior to installation of road pavement, the
developer shall, at his own cost and expense, cause to have installed
utilities and services, including storm drains, sanitary sewers and
underground electric, cable television, telephone and gas lines, including
laterals to the property lines or storm or sanitary sewer.
C.
Signing.
(1)
Street signs shall be installed as soon after beginning of construction
of the road as possible to ensure proper inspection and for identification
by emergency vehicles, especially fire trucks and ambulances.
(2)
Prior to constructing any buildings, each lot shall have posted,
visible from the public road, the lot and block number to ensure proper
inspection and identification for emergency vehicles, especially fire
trucks and ambulances.
(3)
Street signs shall conform to Town Highway Department specifications
and must be approved by the Highway Department prior to purchase.
D.
Review by Town officials. The Zoning Administrator and Highway Superintendent
shall act as agents to the Planning Board for the purpose of assuring
the satisfactory completion of improvements required by the Planning
Board and shall determine an amount sufficient to defray costs of
inspection. Each phase of road construction, including but not limited
to water, sewer and drainage, must be inspected by the appropriate
department, and each phase must be inspected and approved by the appropriate
department head before commencement of any subsequent phases. At least
one days' notice must be provided prior to inspection.
E.
The applicant shall pay the Town's costs of inspection before the
subdivision plat is signed for filing as set forth in fee schedules
determined by the department staff and authorized and approved by
the Town Board. The Planning Board is authorized to contract for professional
inspections and/or a licensed professional engineer and shall be reimbursed
by the applicant. All payments must be made prior to the Town Board's
consideration of dedication. If the Town Engineer, Highway Superintendent,
the Water Superintendent, Wastewater Supervisor or the Zoning Administrator
find, upon inspection, that any of the required improvements has not
been constructed in accordance with Planning Board recommendations
or the approved construction plans or details, the applicant and the
bonding company, if any, will be severally and jointly liable for
the costs of completing such improvements according to specifications.
F.
Professional certification upon completion.
(1)
Within 30 days after completion of construction set forth in
the plans and specifications for the plat, and not less than 21 days
prior to submission to the Town Board for acceptance of dedication,
the professionals designing the same shall furnish to the Planning
Board a certification to the Town of Queensbury that the construction,
installation and/or work was performed in accordance with the plans
or specifications approved by the Planning Board.
(2)
Where the professional designing the plat does not issue such
certification, the owner, contractor or subdivider shall provide to
the Planning Board satisfactory explanation for the change in professionals
and certifying the work performed to the Town.
G.
Monuments.
(1)
A system of permanent monuments shall be located at all corners
of all lots, intersections and angle points after the subdivision
improvements are completed. Such monuments shall be installed by the
engineer or land surveyor during the performance of the field work.
(2)
Monuments at intersections and angle point of streets shall
be substantial granite posts with a cross on top, or concrete posts
four inches square. Monuments shall be accurately set, not less than
three feet in the ground. Monuments at the corners of lots not coincidental
with the street corners shall be iron rods set accurately not less
than three feet in the ground.
H.
Driveway permits. A driveway permit shall be required for all lots
to be developed in the subdivision.
I.
Record drawings. Prior to release of any funds in escrow or moneys
or commitments held by the Town to the subdivider, approved record
drawings conforming to construction records shall be submitted to
the Town Planning Office. Such drawings shall be reviewed, approved
and signed off by the Highway Department (for drainage), Water Department
(for water), Wastewater Department (for sewer) and the Zoning Administrator.
A.
Preconstruction conference. Once the subdivision plat has been filed
and prior to any clearing, demolition or excavation on the subdivision
site, the subdivider or his authorized agent shall meet with the Town
officials to discuss Town requirements, scheduling, inspection procedures
and other issues pertinent to the construction phase of the subdivision
as set forth in this article. The Zoning Administrator shall coordinate
such preconstruction conferences.
B.
Variance from plans.
(1)
If, upon inspection, any required improvements are not able to be constructed in accordance with the approved plat or construction plans or details to the extent that the lot lines of the subdivision will be altered or where construction cannot be completed in accordance with the design standards established under Article IX of these regulations, the subdivision shall be resubmitted to the Planning Board for review and approval under Article VI, Final Plats, and approval of these regulations.
(2)
In the event that any such modification is constructed without
Planning Board or Zoning Administrator approval, the plat approval
shall be deemed null and void and the Town shall institute proceedings
to have the plat stricken from the records of the County Clerk.
C.
Public streets, sanitary sewer infrastructure, parks and recreation
uses.
(1)
Public acceptance of streets. The approval by the Planning Board of a subdivision plat shall not constitute an acceptance by the Town of a street or road in accordance with Article IX, Design Standards, and other Town standards related to the construction of roads and highways. Before the Town accepts the street or road, the Town Highway Superintendent shall review such road or street and make recommendations to the Town Board for acceptance.
(2)
Public acceptance of sanitary sewer infrastructure. The approval by the Planning Board of a subdivision plat shall not constitute an acceptance by the Town of sanitary sewer infrastructure in accordance with Article IX, Design Standards, and other Town standards related to the construction of sanitary sewer infrastructure. Before the Town accepts the sanitary sewer infrastructure, the Town Wastewater Superintendent shall review such infrastructure and make recommendations to the Town Board for acceptance.
(3)
Ownership and maintenance of parks and recreation areas. When a park,
playground or other recreation area or open space shall have been
shown on a plat, the approval of the plat shall not constitute an
acceptance by the Town of such area. The Planning Board shall require
the plat to be endorsed with appropriate notes to this effect. The
Planning Board may also require the filing of a declaration of dedication
for any such area which shall dedicate that area for the common use
approved by the Town Board, which declaration shall be recorded in
the Warren County Clerk's office at the developer's expense. Such
common area shall be assessed from the time of filing of the approved
subdivision plat to all parcels in the plat benefiting therefrom.
(4)
Title insurance and fees. A title insurance policy shall be required
for all lands to be dedicated to the Town. The subdivider shall be
required to pay any and all deed recording fees and taxes required
for the transfer of property.
