[HISTORY: Adopted by the Board of Trustees of the Village
of Dryden L.L. No. 3-1989 (Art.
800 of the 1996 Code); amended in its entirety by L.L. No. 3-1995. Subsequent amendments noted where
applicable.]
By the authority of the resolution of the Village Board of Trustees
of the Village of Dryden, to be adopted on or to be adopted pursuant
to the provisions of Article 7 and § 4-412 of the Village
Law of the State of New York, the Planning Board of the Village of
Dryden shall be authorized and empowered to approve plats showing
lots, blocks, or sites, with or without streets or highways, to approve
development of entirely or partially undeveloped plats already filed
in the office of the Clerk of Tompkins County and to conditionally
approve preliminary plats. It is declared to be the policy of the
Village of Dryden to consider land subdivision plats as part of a
plan for the orderly, efficient and economical development of the
Village. This means, among other things, that land to be subdivided
shall be of such character that it can be used safely for building
purposes without danger to health, or peril from fire, flood, or other
menace; that proper provision shall be made for drainage, water supply,
sewerage and other needed improvements; that all proposed lots shall
be so laid out and of such size as to be in harmony with the development
pattern of the neighboring properties; that the proposed streets shall
compose a convenient system conforming to the Official Map, as such
shall be revised from time to time, and shall be properly related
to the proposals shown on the Village General Plan, as periodically
revised, and shall be of such width, grade and location as to accommodate
the prospective traffic, to facilitate fire protection and to provide
access of firefighting equipment to buildings. In order that land
subdivisions may be made in accordance with this policy, this chapter
which shall be known as and which may be cited as the "Land Subdivision
Regulations of the Village of Dryden," have been adopted as local
law.
For the purpose of this chapter, certain words and terms used
herein are defined as follows:
A street or portion of a street with only one vehicular traffic
outlet and a turnaround at the opposite end.
A subdivider or his/her agent who shall lay out, propose,
contract or perform the development of subdivided land, either immediate
or future.
Written authorization by a property owner for use by another
party, and for a specified purpose, of any designated part of his/her
property.
A person designated by the Planning Board to make the determinations
required to be made by an engineer under this chapter.
When required, shall include but not be limited to the following:
streets, water and sewer lines, drainage facilities, public utilities
and land grading.
A form of security approved by and acceptable to the Board
of Trustees of the Village of Dryden guaranteeing that all improvements
to be made by the subdivider in compliance with this chapter will
be made, and providing funds for engineering and administrative review
and inspection fees.
Any parcel, plot, site or tract of land separated from other
parcels, plots, sites or tracts by description, as on a subdivision
map or record of survey map, or by metes and bounds, for the purpose
of sale, lease, or separate use.
Any drawings clearly marked "preliminary plat" showing the
layout of a proposed subdivision, containing all the supplementary
data required by this chapter and the Planning Board in its action
on the sketch plan.
Any drawings of the proposed subdivision made with sufficient
accuracy and detail to be used by the Planning Board for the purpose
of discussion and classification in accordance with the provisions
of this chapter.
Any street, avenue, boulevard, road, lane, parkway, alley
or other way which is an existing state, county, town or Village roadway
or a proposed street shown on the Village General Plan or a street
or way shown on a plat to be filed or duly filed and recorded in the
office of the County Clerk. Streets include all land between rights-of-way,
whether improved or unimproved. For the purpose of this chapter, streets
shall be classified as follows:
ARTERIALA street which serves or is designated to serve heavy flows of traffic and which is used primarily as a route for traffic between communities and/or other heavy traffic generating areas;
COLLECTOR STREETA street which collects traffic from minor streets and carries it to arterial streets but does not carry heavy volumes of fast or through traffic;
MINOR STREETA street which is used to provide access to abutting land, primarily of residential character.
Any person, corporation, firm, partnership, or association
who shall lay out or propose any subdivision of land for the purpose
of sale or development, either immediate or future.
The division of any parcel of land into two or more parcels,
lots, plots, tracts, sites or other divisions of land, for the purpose,
whether immediate or future, of transfer of ownership whether or not
new building or development is to occur immediately. Subdivision shall
include resubdivision in whole or in part of any plat, filed or unfiled,
which is entirely or partially undeveloped.
The adjustment of boundary lines between neighbors shall not
be deemed a subdivision so long as the adjustment does not result
in the violation of any side lot, setback or other zoning restriction
and the adjustment does not create a new building lot.
Cluster subdivision is subdivision of land into more than 10 parcels where the individual parcels are reduced in size but not increased in number from that which is permitted by Chapter 350, Zoning, for the area under consideration and where residual land created by such reduction in lot size is to be used for recreation and open space purposes, whether under public or private ownership and control.
Major subdivision is any subdivision of land not classified
by the Planning Commission as minor subdivision.
Minor subdivision is the subdivision of any land into not more than two lots (initial lot plus one new lot) and fronting on an existing street, not involving any new street or road or the extension of any municipal facilities, not adversely affecting the development of the remainder of the parcel or of adjoining property and not in conflict with any provisions or portion of the Village General Plan, Official Map, Chapter 350, Zoning, or this chapter.
Any subdivision may be classified by the Planning Board as a
major subdivision, and if so classified, shall require preliminary
plat and final plat approval and submission of all data required for
such approval.
The final map of all or a portion of the subdivision, with
all supporting data, documentation and approvals required by this
chapter, by the Planning Board, submitted to the Village Clerk for
action by the Village, and which, if approved, shall be filed in the
County Clerk's Office.
A form of security required to guarantee all work performed
and materials furnished against defect, failure, inadequacy or breakage.
Whenever any subdivision of land is proposed to be made, and
before any sale of any lots in such subdivision or any part thereof
is made, and before any permit for the erection of a structure in
such proposed subdivision shall be granted, or any existing permit
used, the subdivider or his/her duly authorized agent shall apply,
in writing, for approval of such proposed subdivision in accordance
with the following procedures.
Prior to developing plans or submitting sketch plans of a subdivision
for approval, the subdivider may discuss with the Planning Board the
scope and intent of the proposed subdivision. The purpose of such
a meeting is to afford the subdivider an opportunity to consult informally
at an early stage with the Planning Board to conserve time and expense
for the subdivider and create opportunity for achievement of a desirable
subdivision in the pubic interest.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. III)]
All subdivisions are subject to the procedures required by the
New York State Environmental Quality Review Act (SEQRA), Article 8
of the New York State Environmental Conservation Law, and the implementing
regulations codified in Section 617 of Title 6 of the New York Code
of Rules and Regulations. The applicant may be required to submit
information necessary for compliance with SEQRA in addition to information
required under this chapter.
A.
Submission of sketch plan.
(1)
Any owner of land shall, prior to subdividing or resubdividing land, submit to the Village Clerk at least 12 days prior to a regular meeting of the Planning Board six copies of a sketch plan of the proposed subdivision, which shall comply with the requirements of § 287-6E below for the purposes of classification and preliminary discussion.
(2)
All sketch plan submissions shall be accompanied by a filing fee
as set forth on the Village of Dryden Fee Schedule, which Fee Schedule
may be established by resolution and thereafter amended from time
to time by resolution of the Village Board of Trustees.
[Amended 2-16-2012 by L.L. No. 2-2012]
B.
Discussion of requirements. The subdivider, or his/her duly authorized
representative, shall attend the meeting of the Planning Board to
discuss the requirements of this chapter for street improvements,
drainage, sewerage, water supply, fire protection, and similar aspects,
as well as the availability of existing services and other pertinent
information as determined by the Planning Board.
C.
Study of sketch plan. The Planning Board shall determine whether
the sketch plan meets the purposes and requirements of this chapter
and shall, where it deems it necessary, make specific recommendations
in writing to be incorporated by the applicant in the next submission
to the Planning Board.
D.
Classification. Classification of the sketch plan is to be made by the Planning Board as to whether it is a minor or major subdivision as defined in § 287-2. The Planning Board may require, however, when it deems necessary for the protection of the public health, safety and welfare, that a minor subdivision comply with all or some of the requirements specified for major subdivision. If the sketch plan is classified as minor subdivision, the subdivider shall then comply with the procedure outlined in § 287-7 of this chapter. If it is classified as major subdivision, the subdivider shall then comply with the procedures outlined in §§ 287-8, 287-9, 287-10, 287-11, 287-12, 287-13, 287-16 and 287-17.
E.
Contents of sketch plan.
(1)
The sketch plan initially submitted to the Planning Board shall be
based on Tax Map information or some other similarly accurate base
map at a scale (preferable 200 feet to the inch) to enable the entire
tract to be shown on one sheet.
(2)
Six copies of the sketch plan shall be submitted, showing the following
information:
(a)
The location of that portion which is to be subdivided in relation
to the entire tract, and the distance to the nearest existing street
intersection.
(b)
All existing structures, wooded areas, streams and other significant
physical features within the portion to be subdivided and within 200
feet thereof. If topographic conditions are significant, contours
shall also be indicated at intervals of not more than 10 feet.
(c)
The name of the owner and of all adjoining property owners as
disclosed by the most recent municipal tax records.
(d)
The Tax Map sheet, block and lot numbers, if available.
(e)
All the utilities available, and all streets which are either
proposed, mapped or built.
(f)
The proposed pattern of lots (including lot width and depth),
street layout, recreation areas if any, systems of drainage, sewerage,
and water supply within the subdivided area.
(g)
All existing restrictions on the use of land including easements,
covenants, and zoning restrictions.
A.
Application and fee.
(1)
Within six months after classification of the sketch plan as a minor subdivision by the Planning Board, the subdivider shall submit an application for approval of a subdivision plat. Failure to do so shall require resubmission of the sketch plan to the Planning Board for reclassification. The plat shall conform to the layout shown on the sketch plan with the addition of any and all recommendations made by the Planning Board. Said application shall also conform to the requirements listed in § 287-7I below.
(2)
All applications for plat approval for minor subdivisions shall be
accompanied by a filing fee as set forth on the Village of Dryden
Fee Schedule, which Fee Schedule may be established by resolution
and thereafter amended from time to time by resolution of the Village
Board of Trustees.
[Amended 2-16-2012 by L.L. No. 2-2012]
B.
Number of copies. Six copies of the subdivision plat shall be presented
to the Village Clerk at least 12 days prior to a regular meeting of
the Planning Board.
C.
When officially submitted. The time of submission of the subdivision plat shall be considered to be the date of the regular monthly meeting of the Planning Board at least 12 days prior to which the application for approval of the subdivision plat, complete and accompanied by the required fee and all data required by § 287-7I of this chapter have been filed with the Village Clerk.
D.
Endorsement of state and county agencies. Water and sewer facility
proposals contained in the subdivision plat shall be properly endorsed
and approved by the Planning Board and the Tompkins County Health
Department. Applications for approval of plans for sewer or water
facilities will be filed by the subdivider with all necessary town,
county and state agencies.
E.
Subdivider to attend Planning Board meeting. The subdivider, or his/her
duly authorized representative, shall attend the meeting of the Planning
Board to discuss the subdivision plat.
F.
Public hearing. A public hearing shall be held within 62 days of
the acceptance of a plat in final form by the Planning Board. This
hearing shall be advertised at least once in a newspaper of general
circulation in the Village and a notice mailed to adjacent landowners
at least five days before such hearing.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
G.
Action on proposed subdivision plat.
(1)
The Planning Board shall, within 62 days after the close of the public hearing, approve, modify and approve, or disapprove the final subdivision plat. However, the final subdivision plat shall not be signed by the authorized officer(s) of the Planning Board for recording until the subdivider has complied with the provisions of § 287-10.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
(2)
No building permits required for construction on property to be subdivided
shall be issued until all required documents are filed with the Village
Clerk and all fees paid, as specified in this section.
H.
Determination of major/minor subdivisions. After a parcel of land
has been subdivided into four lots through minor subdivisions (initial
lot plus three new lots including any minor subdivisions approved
by the Village since 1964), any subsequent subdivision of the same
parcel may be classified by the Planning Board as a major subdivision,
and, if so, shall require preliminary plat and final plat approval
and submission of all data required for such approval.
I.
Contents of minor subdivision plat. The six copies of the minor subdivision
plat submitted shall include the following information:
(1)
A copy of such covenants or deed restrictions as cover and/or are
intended to cover all or part of the tract.
(2)
An actual field survey of the boundary lines of the tract, giving
complete descriptive data by bearings and distances, made and certified
to by a licensed land surveyor. The corners of the tract shall also
be located on the ground and marked by monuments as approved by the
Engineer, and shall be referenced and shown on the plat.
(3)
All on-site sanitation and water supply facilities shall be designed
to meet the minimum specification of the State Department of Health,
and a note to this effect shall be stated on the plat and signed by
a licensed engineer.
(4)
Proposed subdivision name.
(5)
The date, North point, map scale, name and address of record owner
and subdivider.
(6)
The plat to be filed with the County Clerk shall be printed or clearly
drawn in reproducible form, and shall be submitted to the Village
Clerk with the appropriate County filing fee. The size of the sheet
shall be 8 1/2 inches by 11 inches minimum, or 34 inches by 44
inches maximum. If larger than 8 1/2 by inches 11 inches, a print
on linen or Mylar shall be filed with the Village Clerk.
A.
Application and fee.
(1)
Prior to the filing of an application for the approval of a major subdivision plat, the subdivider shall file an application for the conditional approval of a preliminary plat of the proposed subdivision. Such preliminary plat shall be clearly marked "preliminary plat" and shall be in the form described in § 287-8I hereof. The preliminary plat shall, in all respects, comply with the requirements set forth in the provisions of §§ 7-728 and 7-730 of the Village Law and § 287-8I below, except where a waiver has been specifically authorized by the Planning Board.
(2)
All applications for approval of a preliminary plat approval for
major subdivisions shall be accompanied by a filing fee as set forth
on the Village of Dryden Fee Schedule, which Fee Schedule may be established
by resolution and thereafter amended from time to time by resolution
of the Village Board of Trustees.
[Amended 2-16-2012 by L.L. No. 2-2012]
B.
Number of copies. Six copies of the preliminary plat shall be presented
to the Village Clerk at least 12 days prior to a regular monthly meeting
of the Planning Board.
C.
When officially submitted. The time of submission of the preliminary plat shall be considered to be the date of the regular monthly meeting of the Planning Board at least 12 days prior to which the application for conditional approval of the preliminary plat complete and accompanied by the data required by § 287-8I below, and by the required fee, has been filed with the Village Clerk.
D.
Subdivider to attend Planning Board meeting. The subdivider, or his/her
duly authorized representative, shall attend the meeting of the Planning
Board to discuss the preliminary plat.
E.
Study of preliminary plat. The Planning Board shall study the practicability
of the preliminary plat taking into consideration the requirements
of the community and the best use of the land being subdivided. Particular
attention shall be given to:
F.
Public hearing. Within 62 days of the acceptance of a preliminary
plat by the Planning Board, a public hearing shall be held. The hearing
shall be advertised at least once in a newspaper of general circulation
in the Village and a notice of hearing mailed to adjacent property
owners at least five days before such hearing.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
G.
Action on preliminary plat.
(1)
Within 62 days after the date of such hearing, the Planning Board
shall conditionally approve, approve with or without modifications,
or disapprove such plat. The ground for disapproval, if disapproved,
shall be stated upon the records of the Planning Board.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
(2)
The time in which the Planning Board must take action on such plat
may be extended by mutual consent of the subdivider and the Planning
Board.
H.
Conditional approval.
(1)
When granting conditional approval to a preliminary plat, the Planning
Board shall state the conditions of such approval, if any, with respect
to 1) the specific changes which it will require in the preliminary
plat, and 2) the character and extent of the required improvements
for which waivers have been requested and which in its opinion may
be waived without jeopardy to the public health, safety, morals, and
general welfare. Such conditions shall include the time in which final
approval must be obtained, which in no event shall be more than five
years. If such condition is not met, the conditional approval will
be deemed to be void and of no further force and effect.
(2)
The action of the Planning Board plus any conditions attached thereto
shall be noted on three copies of the preliminary plat. One copy shall
be returned to the subdivider, one retained by the Planning Board
and one forwarded to the Board of Trustees.
(3)
Conditional approval of a preliminary plat shall not constitute approval
of the final plat, but rather it shall be deemed an expression of
approval of the design submitted on the preliminary plat as a guide
to the preparation of the plat, which will be submitted for approval
by the Planning Board and for recording upon fulfillment of the requirements
of this chapter and the conditions of the conditional approval, if
any.
(4)
Prior to approval of the final plat, the Planning Board may require
additional changes as a result of further study of the subdivision
in final form.
I.
Contents of major subdivision preliminary plat and accompanying data.
The following documents shall be submitted for approval:
(1)
Six copies of the preliminary plat prepared at a scale of not more
than 100 but preferably not less than 50 feet to the inch, showing:
(a)
Proposed subdivision name, name of Village, town and county
in which it is located, date, true North point, scale, name and address
of record owner, subdivider and engineer or surveyor, including license
number and seal.
(b)
The name of all subdivisions immediately adjacent and the name
of the owners of record of all adjacent property.
(c)
Zoning district, including exact boundary lines of district, if more than one district, and any proposed changes in the zoning district lines and/or text of Chapter 350, Zoning, applicable to the area to be subdivided.
(d)
All parcels of land proposed to be dedicated to public use and
the conditions of such dedication.
(e)
Location of existing property lines, easements, buildings, watercourses,
marshes, rock outcrops, wooded areas, single trees with a diameter
of six inches or more as measured three feet above the base of the
trunk, and other significant existing features for the proposed subdivision
and adjacent property.
(f)
Location of existing sewers, water mains, culverts and drains
on the property, with pipe sizes, grades and direction of flow.
(g)
Contours with intervals of one foot on slopes of 2% or less;
two feet on slopes of 2% to 10% and five feet on slopes of 10% or
more. The Village Board may alter the contour intervals depending
on the site.
(h)
The width and location of any streets or public ways or places
shown on the Official Map or the Village General Plan, if such exists,
within the area to be subdivided, and the widths, locations, grades
and street profiles of all streets or public ways proposed by the
developer.
(i)
The approximate locations and sizes of all proposed water lines,
valves, hydrants, sewer lines, and fire alarm boxes. Connection to
existing lines or alternate means of water supply or sewage disposal
and treatment as provided in the Public Health Law. Profiles of all
proposed water and sewer lines.
(j)
Storm drainage plan indicating the approximate location and
site of proposed lines and their profiles. Connection to existing
lines or alternate means of disposal, and an outline of watershed
tributary to drainage outlet. Indicate how foundation drains will
be installed.
(k)
Plans and cross sections showing the proposed locations and
types of sidewalks, streetlighting standards, street trees, curbs,
water mains, sanitary sewers and storm drains, and the sizes and types
thereof, the character, width and depth of pavements and subbase,
and the locations of manholes, basins and underground conduits.
(l)
Preliminary designs of any bridges or culverts which may be
required.
(m)
The proposed lot lines with approximate dimensions and area
of each lot.
(n)
Where the topography is such as to make difficult the inclusion
of any of the required facilities within the public areas as laid
out, the preliminary plat shall show the boundaries of proposed permanent
easements over or under private property, which permanent easements
shall not be less than 20 feet in width and which shall provide satisfactory
access to an existing public highway or other public highway or public
open space shown on the subdivision map or the Official Map.
(o)
An actual field survey of the boundary lines of the tract, giving
complete descriptive data by bearings and distances, made and certified
to by a licensed land surveyor. The corners of the tract shall also
be located on the ground and marked by substantial monuments of such
size and type as approved by the Village Engineer, and shall be referenced
and shown on the plat.
(p)
An erosion control plan, indicating what, how and when erosion
control measures will be installed.
(2)
If the application covers only a part of the subdivider's entire
holding, a map of the entire tract, drawn at a scale of not more than
400 feet to the inch showing an outline of the platted area with its
proposed streets and indication of the probable future street system
with its grades and drainage in the remaining portion of the tract
and the probable future drainage layout of the entire tract shall
be submitted. The part of the subdivider's holding submitted shall
be considered in the light of the entire holdings.
(3)
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
A.
Application and fee. The subdivider shall within six months after
the conditional approval of the preliminary plat file with the Planning
Board an application for approval of the subdivision plat in final
form. All applications for major subdivisions shall be accompanied
by a filing fee as set forth on the Village of Dryden Fee Schedule,
which Fee Schedule may be established by resolution and thereafter
amended from time to time by resolution of the Village Board of Trustees.
[Amended 2-16-2012 by L.L. No. 2-2012]
B.
Number of copies. A subdivider intending to submit a proposed final
plat for the approval of the Planning Board shall provide the Village
Clerk with a copy of the application and six copies of the plat, at
least one of which shall be on linen or Mylar, the original and one
true copy of all offers of cession, covenants, and agreements and
two prints of all construction drawings, at least 12 days in advance
of the regular monthly Planning Board meeting at which it is to be
officially submitted.
C.
When officially submitted. The time of submission of the final plat shall be considered to be the date of the regular monthly meeting of the Planning Board at least 12 days prior to which the application for approval of the final plat, complete and accompanied by the required fee and all data required by § 287-9H, has been filed with the Village Clerk.
D.
Endorsement of state and county agencies. Water and sewer facility
proposals contained in the final plat shall be properly endorsed and
approved by the Planning Board and the Tompkins County Health Department.
Applications for approval of plans for sewer or water facilities will
be filed by the subdivider with all necessary town, county and state
agencies. Endorsement and approval by the Tompkins County Health Department
shall be secured by the subdivider before official submission of final
plat.
E.
Subdivider to attend Planning Board meeting. The subdivider, or his/her
duly authorized representative, shall attend the meeting of the Planning
Board to discuss the final plat.
F.
Public hearing. Within 62 days of the date of acceptance of a plat
in final form by the Planning Board, a hearing shall be held. This
hearing shall be advertised at least once in a newspaper of general
circulation in the Village and a notice of hearing mailed to adjacent
property owners at least five days before such hearing. Such hearing
may be waived if there have been no substantial changes made and/or
required to be made to the preliminary plat.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
G.
Action on proposed final plat. The Planning Board shall, within 62 days from the date of acceptance, approve, modify and approve, or disapprove the final subdivision plat. However, the final subdivision plat shall not be signed by the authorized officers of the Planning Board for recording until the subdivider has complied with the provisions of § 287-10.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
H.
Content of major subdivision plat and accompanying data. The following
documents shall be submitted for plat approval:
(1)
Six copies of the plat shall be submitted. The plat to be filed with
the County Clerk shall be on material and in form required by the
County Clerk for filing. Also, at least one copy of the plat to be
retained by the Village shall be on linen or Mylar. The size of the
sheets shall be 8 1/2 inches by 11 inches minimum, or 34 inches
by 44 inches maximum, including a margin for binding of two inches,
outside of the border, along the remaining sides. The plat shall be
drawn at a scale of no more than 100 feet to the inch and oriented
with the North point at the top of the map. When more than one sheet
is required, an additional index sheet of the same size shall be filed
showing to scale the entire subdivision with lot and block numbers
clearly legible. The plat shall show:
(a)
Proposed subdivision name or identifying title and the name
of the Village, town and county in which the subdivision is located,
the name and address of record owner and subdivider, name, license
number and seal of the licensed land surveyor.
(b)
Street lines, pedestrian ways, lots, reservations, easements
and areas to be dedicated to public use.
(c)
Sufficient data acceptable to the Village Engineer to determine
readily the location, bearing and length of every street line, lot
line, boundary line, and to reproduce such lines upon the ground.
Where applicable, these should be referenced to monuments included
in the state system of plane coordinates, and in any event should
be tied to reference points previously established by a public authority.
(d)
The lengths and bearings of all straight lines, radii, lengths
of curves and central angles of all curves, and tangent bearings shall
be given for each street. All dimensions and angles of the lines of
each lot shall be shown in feet and decimals of a foot. The plat shall
show the boundaries of the property, location, graphic scale and true
North point.
(e)
The plat shall also show by proper designation thereon all public
open spaces for which deeds are included and those spaces title to
which is reserved by the developer. For any of the latter, there shall
be submitted with the subdivision plat copies of agreements or other
documents showing the manner in which such areas are to be maintained
and the provisions made therefor.
(f)
All offers of cession and covenants governing the maintenance
of unceded open space shall bear the certificate of approval of the
Village Attorney as to their legal sufficiency.
(g)
Lots and blocks within a subdivision shall be numbered or lettered
in alphabetical order in accordance with the prevailing Village practice.
(h)
Permanent reference monuments shall be shown, and shall be constructed
in accordance with specification of the Village Engineer. When referenced
to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Transportation. They
shall be placed as required by the Village Engineer and their location
noted and referenced upon the plat.
(i)
All lot corner markers shall be permanently located satisfactorily
to the Village Engineer, at least 3/4 inch (if metal) in diameter
and at least 24 inches in length, and located to the ground to existing
grade.
(j)
Monuments of a type approved by the Village Engineer shall be
set at all corners and angle points of the boundaries of the original
tract to be subdivided, and at all street intersections, angle points
in street lines, points of curve and such intermediate points as shall
be required by the Village Engineer.
(2)
Construction drawings including plans, profiles and typical cross
sections, as required, showing the proposed locations, sizes, and
types of streets, sidewalks, streetlighting standards, street trees,
curbs, water mains, sanitary sewers and storm drains, pavements and
subbase, manholes, catch basins, and detailed plans for bridges, culverts
or similar structures. Profile drawing requirements:
(b)
All profiles shall show the existing natural grades, the typical
cross section of existing or proposed roads, the center lines of intersecting
roads and a system of survey stations.
(c)
The center line profile of the proposed roads with dimensions
on vertical curves, and notation as to gradient and critical elevations.
(d)
The invert profile and location of all storm and sanitary drainage
structures (manholes, catch basins, etc.) in street right-of-way and
in drainage easements.
A.
Estimate.
(1)
Before the Planning Board approves the final subdivision plat, the
subdivider's licensed professional engineer shall submit a preliminary
estimate of cost of improvements. This shall be itemized in detail
and shall consist of five major sections:
(2)
This shall be submitted to the Village Engineer together with a copy
of the final subdivision plat. The estimate shall include the following
items:
(a)
Construction costs.
(b)
Construction costs increase.
(c)
Contingencies: 10%.
(d)
Survey monuments and necessary stakeout.
(e)
As-built map ("record plan").
(f)
Street signs.
(g)
Owner's guarantee: 5%.
(h)
Inspection (developer's engineer).
(i)
Project fee for engineering review (office and field).
(j)
Landscaping (where applicable).
(k)
Road maintenance program cost.
(l)
Temporary construction.
(m)
Such other items as the Planning Board may require.
B.
Letter of credit. In an amount set by the Village Board of Trustees,
the subdivider shall file with the Village Clerk a letter of credit.
The letter of credit shall be written so as to comply with the terms
and conditions specified by the Village. Such letter of credit shall
be issued by a bank, or by the owner/subdivider with security acceptable
to the Village Board of Trustees and shall be approved by the Village
Board and the Village Attorney as to form, sufficiency and manner
of execution.
C.
Additional conditions.
(1)
The letter of credit shall be so written to allow the Village to
draw from the funds to perform any and all work if the subdivider
does not diligently, systematically and expeditiously perform the
work.
(2)
If the subdivider fails to perform in accordance with the Village
standards and specifications or the site plan, then the Village shall
give written notice of such failure, and the subdivider shall have
a reasonable time not to exceed 15 days to properly perform as provided
for in such notice. Failure of the subdivider to so correct and perform
the work within such reasonable time, in no event to exceed 15 days
from receipt of such notices, authorizes the Village to perform and
properly complete such items contained in such notice forthwith and
to be reimbursed for the cost thereof under the letter of credit of
the subdivider to the Village in place and instead of the subdivider,
as if the funds under such letter of credit were advanced to the subdivider.
The subdivider will provide for such authority in the letter of credit
that is issued to the Village under this project.
D.
Review and inspection fees.
(1)
The letter of credit shall expressly direct the bank issuing said
letter of credit to pay such portion of the project fee for engineering
review to the Village as the Village indicates are due for review
and inspections, at such times and in such amounts as the Village
so states.
(2)
All engineering services related to construction stage, that have
not been paid from the letter of credit shall be charged directly
to the subdivider, and the plat shall not be signed by the Village
Board until such charges have been paid to the Village.
A.
Estimate of work performed. At such times as the subdivider and his/her
contractor wish to have funds released to cover work performed, the
subdivider's licensed professional engineer shall prepare an estimate
of the work performed as of that date. The estimate shall use the
same format and item breakdown as requested above for the preliminary
estimate of cost of improvements. The licensed professional engineer
shall certify that the quantity of items indicated in the estimate
have, in fact, been installed as determined by his/her own measurements.
The estimate shall be approved by the Village Engineer prior to release
of funds.
B.
Retainage of funds.
(1)
To these periodic estimates the subdivider's engineer shall make
a deduction of 10% retained to cover such items as the cost of clean-up,
minor adjustments to manhole tops, and site restoration.
(2)
The Village Engineer will review the project at two week intervals
to determine the percentage of work completed and the amount of funds
to be released.
C.
Release of funds. The Village shall release from the letter of credit,
upon satisfactory and approved installation of the sanitary and storm
sewers, 60% of the money allocated for these items in the letter of
credit. After approved lamping, testing, cleaning and sealing of manholes,
an additional 40% of the money set aside shall be released. Sewers
may not be tested and lamped until the completion of rough road boxing,
but shall be done prior to the placement of road materials. Any pipe
repair work must be done in an approved manner by using acceptable
patented repair sleeves or by removing and replacing damaged pipe.
Repairs to sanitary sewers by using concrete patches or other inferior
workmanship will not be permitted.
D.
Contingency funds. The contingency item (10%) is intended to cover
unforeseen costs from any extras or changes in quantities or types
of materials used on the project. The contingency amount can be used
at the Village's discretion to reimburse the inspection account or
cover the cost of overruns that occur on the project.
E.
Owner's guarantee.
(1)
The owner's guarantee (5%) assures the Village of funds to cover
the legal and engineering costs or other costs incurred from the transfer
of the contract to another contractor for completion.
(2)
This combined amount (15%) also constitutes a control figure which
guarantees that certain items are completed, which includes survey
monuments in place, as-built maps delivered, warranty bond established,
final inspection completed and final acceptance by the Village of
public improvements has been made.
A.
Term of warranty. The subdivider shall warrant all work performed
and materials furnished against defect, failure, inadequacy, or breakage
for a period of two years from the date of final acceptance of the
work by the Village. Money for warranty shall be deposited with the
Village prior to the acceptance of the work. In the event of such
defect, failure, inadequacy, or breakage during said warranty period,
the subdivider shall commence to make the necessary repairs or replacements
within five days of the mailing of written notice by the Village,
and shall complete the necessary repairs and replacements within 10
days or the time period specified by the Village.
B.
Amount of warranty bond required.
|
Project Construction Cost
|
Amount of Warranty Bond as a Percent of the Construction Cost
|
|---|---|
|
0 to $99,999
|
50%
|
|
100,000 to 499,999
|
25%
|
|
Over to 500,000
|
15%
|
C.
Compliance guarantee. Should the developer fail, neglect, or refuse
to so comply within the specified time, the Village shall make the
necessary repairs or replacements, for the account of the developer,
and deduct all costs therefor from the monies or securities being
held by the Village, to ensure compliance during the warranty period.
It shall be the subdivider's responsibility to notify the Village
45 days prior to the expiration of the warranty period. The Village
will make a final inspection and establish a "punch list" of work
to be corrected as part of the warranty. Subdivider shall make necessary
repairs prior to expiration of warranty period or the Village Board
may extend the warranty period for a six-month increment or may take
the security and do the work itself.
No plat shall be approved by the Planning Board as long as the
subdivider is in default on a previously approved plat.
No building/land use or special permit shall be issued by the
Village until and unless a letter of credit of an amount, and in a
form satisfactory to the Village Attorney and Engineer have been established,
and until all easements have been approved by the Village Attorney
and Engineer and filed and recorded.
A.
Final approval.
(1)
Upon completion of the requirements in §§ 287-9 and 287-10 above, the Planning Board shall mark the final plat "approved" and it shall then be properly signed by the Chairman of the Planning Board and may be filed by the applicant in the office of the County Clerk. In addition, the developer shall file with the Village Clerk a final plat on linen or Mylar.
B.
Filing. Any subdivision plat must be filed or recorded within 62
days of the date upon which such plat is approved or it shall become
null and void. The Planning Board may extend the time for filing and
recording such plat, if in its opinion such intention is warranted
by the particular circumstances thereof, not to exceed two additional
periods of 62 days each.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
C.
Plat void if revised after approval. No changes, erasures, modifications,
or revisions shall be made in any subdivision plat after approval
has been given by the Planning Board and signed by the Chairman of
the Planning Board on the plat, unless the said plat is first resubmitted
to the Planning Board, which must recommend approval of said modifications
and the Village Board must approve such modifications. In the event
that any such final subdivision plat is altered and recorded without
complying with this requirement, the same shall be considered null
and void, and the Board shall institute proceedings to have the plat
stricken from the records of the County Clerk.
A.
Public acceptance of streets. The approval by the Village Board of
a subdivision plat shall not be deemed to constitute or be evidence
of any acceptance by the Village of any street, easement, or other
open space shown on such subdivision plat.
B.
Ownership and maintenance of recreation areas. When a park, playground,
or other recreation area shall have been shown on a plat the approval
of said plat shall not constitute an acceptance by the Village of
such area. The Village Board shall require the plat to be endorsed
with appropriate notes to this effect. The Planning Board shall also
require the filing of a written agreement between the applicant and
the Board of Trustees covering future deed(s) and title, dedication,
and provision for the cost of grading, development, equipment, maintenance,
and liability of any such recreation area.
Pursuant to resolution of the Board of Trustees, the Planning Board is empowered to modify applicable provisions of Chapter 350, Zoning, in accordance with the provisions of § 7-738 of the Village Law for the purpose of enabling and encouraging flexibility of design and development of land in such a manner as to promote the most appropriate use of land, to facilitate the adequate and economic use of streets and utilities, and to preserve the natural and scenic qualities of open lands.
A.
Request of subdivider. A subdivider may request the use of § 7-738 simultaneously with or subsequent to presentation of the sketch plan as per procedure described in § 287-6. Any submission, subsequent to preliminary approval of a plat shall require a reapplication for sketch plan review.
B.
Sketch plan. A subdivider shall present along with a proposal in accordance with the provisions of § 7-738, a standard sketch plan which is consistent with all the criteria established by this chapter, including streets being consistent with the street specification, and lots being consistent with Chapter 350, Zoning.
C.
Purposes. This procedure shall be applicable only to lands zoned for residential purposes, and its application shall result in a permitted number of dwelling units which shall in no case exceed the number which could be permitted, in the Planning Board's judgment, if the land were subdivided into lots conforming to the minimum lot size and density requirements of Chapter 350, Zoning, applicable to the district or districts in which such land is situated and conforming to all other applicable requirements.
D.
Structures allowed. The dwelling units permitted may be, at the discretion
of the Planning Board and subject to the conditions set forth by the
Board of Trustees, in detached, semidetached, attached, or multistory
structures.
E.
Park, recreation, open space or other municipal purposes. If the
application of this procedure results in a plat showing land available
for park, recreation, open space, or other municipal purposes, directly
related to the plat, then conditions as to ownership, use and maintenance
of such lands as are necessary to assure the preservation of such
lands for their intended purposes shall be set forth by the Planning
Board.
F.
Plat submission. Upon determination that such sketch plan is suitable
for the procedures under § 7-738 and subsequent to the resolution
by the Village Board authorizing the Planning Board to proceed, a
preliminary plat meeting all of the requirements of the resolution
shall be presented to the Planning Board, and thereafter the Planning
Board shall proceed with the required public hearings and all other
requirements of this chapter.
G.
Filing, notation on Zoning Map. On the filing of a plat in the office
of the County Clerk in which § 7-738 has been used, the
subdivider shall file a copy with the Village Clerk, who shall make
appropriate notations and reference thereto on the Village Zoning
Map. The Clerk will notify the Zoning Officer when such a plat is
filed.
In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. The said standards shall be considered to be minimum requirements, and recommendation for waiver to the Board of Trustees shall be made only under circumstances set forth in § 287-27 herein.
A.
Character of land. Land to be subdivided shall be of such character
that it can be used safely for building purposes without danger to
health or peril from fire, flood or other menace.
B.
Conformity to Village general plan. Subdivisions shall be in harmony
with the Village General Plan.
C.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the Village specifications.
A.
Introduction.
(1)
Streets, sidewalks, and pathways are important to the developer because
they can substantially affect the cost of land development. They are
important to the community because they must be maintained in perpetuity.
Both capital cost and maintenance costs can be reduced if streets
are economically designed and constructed; and this is true not only
of the pavement but also of the utilities, such as water mains and
sewers, which usually follow the length and configuration of the streets.
(2)
The Village General Plan sets forth the principles to be followed
in designing the street system. It contains maps which show the recommended
street design for specific sections. Developers should become familiar
with this material and must consult with the Village Planning Board
in developing the street system for any major subdivision.
B.
Arrangement.
(1)
Street systems shall be designed with due regard to the needs for:
convenient traffic access and circulation; traffic control and safety;
access for firefighting, snow removal, and street maintenance equipment;
stormwater drainage and sewage disposal. Streets shall be designed
to accommodate the prospective traffic, and so arranged as to separate
through traffic from neighborhood traffic insofar as it is practicable.
(2)
The streets in contiguous subdivisions shall be coordinated so as
to compose a convenient system to include construction or extension,
presently or when later required, of needed utilities and public services,
such as sewers and water and drainage facilities. Where a subdivision
adjoins undeveloped land, its streets shall be laid out so as to provide
suitable future street connections with the adjoining land when the
latter shall be developed. A street thus temporarily dead-ended shall
be constructed to the property line and shall be provided with a temporary
turnaround of the same dimensions as for permanent dead-end streets
if in excess of 200 feet, with a notation on the construction plat
providing for temporary easements for the turnaround until such time
as the street is extended. These same requirements shall apply at
the discretion of the Planning Board in those cases where the adjoining
land is another section of the same subdivision, and which is not
scheduled for development at the same time.
(3)
Streets shall be logically related to the topography, and all streets
shall be arranged so as to allow as many as possible of the building
sites at or above the grades of the streets. Grades of streets shall
conform as closely as possible to the original topography. A combination
of steep grades and sharp curves shall be avoided.
(4)
Where a subdivision abuts on or contains an existing or proposed
arterial street or other existing Village, county or state highway,
the Village may require marginal access streets, reverse frontage
with screen planting contained in a nonaccess reservation along the
rear property line, deep lots with or without rear service alleys,
or such other treatment as may be necessary for adequate protection
of residential properties and to afford separation of through and
local traffic.
(5)
Subdivisions containing 20 or more lots shall have at least two street
connections with existing public streets, or streets on an approved
subdivision plat.
(6)
Reserve strips of land shall not be left between the end of a proposed
street and an adjacent piece of property.
(7)
Where a street does not extend to the boundary of the subdivision and its continuation is not needed for access to adjoining property, it shall be separated from such boundary by a distance sufficient to accommodate a lot meeting the requirements of Chapter 350, Zoning. However, the Planning Board may require the reservation of a twenty-foot-wide easement for pedestrian or bicycle traffic or for utilities to such adjoining property.
C.
Street types.
(1)
Cluster streets (culs-de-sac; dead-end streets). Cluster streets
provide vehicular access from one end, terminating in a T-turnaround.
They are relatively narrow and not more than 600 feet long, or six
times the minimum lot frontage for the zoning district (measured to
the center point of the T-turnaround). T-turnarounds shall be constructed
in accordance with the diagrams which follow.[1] No driveways shall enter or exit from a turnaround.
[1]
Editor's Note: So in original.
(2)
Minor streets. Minor streets provide vehicular access from both directions,
connecting to other minor streets and/or collector streets. Minor
streets should not be used for through traffic; this may be accomplished
by curvilinear street designs, one-way traffic, and/or rigid speed
limits.
(3)
Collector streets. Collector streets serve to channel the flow of
traffic from cluster and minor streets leading to the commercial,
industrial or activity centers of the Village. Individual residential
driveways are prohibited along collector streets.
(4)
Arterial streets. Arterial streets are state highways which traverse
the Village.
(5)
Private roads and drives. Private roads and drives are those in which
ownership is retained by property owner(s). They must provide for
adequate access and traffic circulation, drainage, maintenance and
ability to support expected traffic loads.
(6)
Service streets or loading space. Service streets or loading space
provide rear access for commercial use.
(7)
Half streets. Half streets are areas of land reserved for future
development of a street, of which only half the required width for
the proposed street is located in the subdivision (along a boundary
of the subdivision). They are deemed essential to the reasonable development
of the subdivision in conformity with the other requirements of this
chapter, and the dedication of the other half will be required when
the adjoining property is subdivided.
D.
Design standards. All streets shall be designed and constructed to
conform to the requirements set forth in the following table entitled
"Standards for Street Design." The Village will select the type of
road to be used.
(1)
Table: Standards for Street Design.
[Amended by L.L. No. 2-2014]
|
Table: Standards for Street Design (1)
| |||
|---|---|---|---|
|
Cluster Street
|
Minor Street
|
Collector Street
| |
|
Minimum width of ROW (2)
|
60 feet
|
60 feet
|
60 feet
|
|
Minimum width of pavement (3)
|
26 feet
|
26 feet
|
26 feet
|
|
Guttered curbed
|
26 feet
|
26 feet
|
26 feet
|
|
Minimum roadway width
|
30 feet
|
30 feet
|
30 feet
|
|
Minimum radius of cluster circular turnaround ROW
|
60 feet
| ||
|
Minimum paved radius of turnaround
|
50 feet
| ||
|
Minimum radius of horizontal curves (4)
|
150 feet
|
150 feet
|
300 feet
|
|
Minimum length of vertical curves
|
100 feet but in no case less than 20 feet for each 1% difference
of grade
|
Same as cluster street
|
200 feet but in no case less than 30 feet for each 1% difference
of grade
|
|
Minimum length of tangents between curves
|
100 feet
|
200 feet
| |
|
Maximum grade
|
10%
|
10%
|
10%
|
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
|
Minimum sight distance (5)
|
150 feet
|
200 feet
|
300 feet
|
|
Sidewalks
|
Required
|
Required
|
Required
|
|
(1)
|
Standards of the American Association of State Highway and Transportation
Officials shall govern in determining safe operating speeds and signing
requirements.
|
|
(2)
|
Additional width may be required in certain areas such as where
deep cuts or fills are required, or adjacent to drainage structures.
Less width may be required if gutters and curbs are installed.
|
|
(3)
|
In front of areas zoned and designed for commercial use, or
where a change of zoning to a zone which permits commercial use is
contemplated, the street width shall be increased by such amount on
each side as may be deemed necessary by the Planning Board to assure
the free flow of through traffic without interference by parked or
parking vehicles, and to provide adequate and safe parking space for
such commercial district. Paved rear service streets of not less than
20 feet in width, or in lieu thereof, adequate off-street loading
space shall be provided for commercial use.
|
|
(4)
|
Radius of horizontal curves shall be measured to the center
line of the street.
|
|
(5)
|
Sight distance shall be measured between two points along the
center line of the street on a straight line entirely within the street
right-of-way and clear of obstructions, one of the points to be at
the surface of the street and the other 4 1/2 feet above surface.
|
(2)
Widening of existing street right-of-way. Where a subdivision adjoins
an existing street which does not conform to the minimum right-of-way
width given in this chapter, the developer shall dedicate whatever
additional right-of-way width is necessary to provide, along the development
side of the normal street center line, a width which is equal to at
least 1/2 of the minimum standard width for the respective type of
street.
E.
Street intersections.
(1)
Intersections of arterial streets shall be held to a minimum and
spaced at least 1,000 feet apart, and intersections of collector streets
by other streets shall be at least 800 feet apart. Between offset
intersections there shall be a distance of at least 150 feet. Within
50 feet of an intersection streets shall be approximately at right
angles and in no case shall the angle of intersection be less than
75° without additional channelization. Minimum edge of pavement
radii shall depend on the intersecting street types, and shall be
as follows:
(2)
Access streets into the subdivision from an arterial street shall
have minimum edge of pavement radii of 40 feet. All property corners
at street intersections shall be rounded with a radius of 20 feet,
or have comparable cutoffs or chords, as the Planning Commission determines.
Within triangular areas formed by the intersecting street lines, for
a distance of 75 feet from their intersection, and the diagonals connecting
the end points of these lines, visibility for traffic safety shall
be provided, by exclusions of plantings or structures and regrading
as necessary.
(3)
Grades within the intersection should not exceed 1%. They should
not exceed 1 1/2% for a distance of 50 feet from the intersections.
From 50 feet to 100 feet the grades should not exceed 3%, and in no
case shall they exceed 10%.
(4)
Triangles, circles or other traffic channeling islands may be required
at intersections where present or anticipated traffic conditions indicate
their advisability for traffic control or safety.
F.
Street grading and shoulders.
(1)
Areas within street rights-of-way shall be graded as necessary to
eliminate any slopes steeper than one foot vertical in three feet
of horizontal distance.
(2)
Street shoulders shall not exceed a slope of 10% at right angle to
the street center line. Shoulders at least eight feet wide shall be
provided on both sides of the streets. Minor streets shall have shoulders
that are at least eight feet wide on one side of the street and at
least four feet wide on the other.
(3)
Shoulders and all other unpaved areas within the street right-of-way
shall be treated with topsoil and seeded to grass except where noted
differently on the typical road cross section.
G.
Watercourses.
(1)
Where a watercourse separates a proposed street from abutting property,
provision may be made for access to all lots by means of culverts
or other structures of design approved by the Engineer.
(2)
Where a subdivision is traversed by a watercourse, drainage way,
channel or stream, there shall be provided a stormwater easement or
drainage right-of-way as required by the Engineer, and in no case
less than 20 feet in width.
H.
Improvements.
(1)
In addition to the required improvements specifically referred to
elsewhere in this chapter, plats shall provide for all other customary
elements of street construction and utility service which may be appropriate
in each locality as determined by the Village. Such elements may include,
but shall not be limited to, street pavement, signs, trees, gutters,
stormwater, inlets, manholes, curbs, sidewalks, streetlighting standards,
water mains, fire hydrants, fire alarm signal devices, and sanitary
sewers.
(2)
All street improvements and other construction features of the subdivision
shall conform to Village specifications which may be established from
time to time and shall be subject to approval as to design, specifications,
and construction by the Village Engineer.
(3)
Pedestrian and bicycle easements shall be provided and improved as
required by the Village Board.
(4)
Proposed names of all streets shall be provided, but such names shall
be subject to the review by the Planning Board and approval by the
Board of Trustees. Names shall be sufficiently different in sound
and spelling from other street names in the county so as not to cause
confusion. A street which is a continuation of an existing street
shall bear the same name. Generally, no street should change direction
by more than 90° without a change in street name. Relating street
names to features of local historical, topographical, or other natural
interest is encouraged.
(5)
Concrete sidewalks shall be provided. The exact locations shall be
determined by the Planning Board.
(6)
The developer shall take adequate measures to preserve desirable
existing trees in suitable locations with the development. In general,
the street right-of-way shall be cleared of existing trees, but occasional
existing trees of unusual value may be preserved within the street
right-of-way if approved by the Village Board.
(7)
Fire hydrants shall be installed plumb and in conformity with all
requirements of standard thread and nut as specified by the New York
Fire Insurance Rating Organization and the Division of Fire Safety
of the State of New York.
(8)
Streetlighting facilities shall be in conformance with the lighting
system of the Village. Such lighting standards and fixtures shall
be installed after approval by the appropriate power company and the
authorized Village Electrical Inspector.
I.
Monuments.
(1)
Permanent survey monuments shall be set in the boundary of rights-of-way
at intersecting streets, PC and PT of curves, though the PI of short
curves may be used instead, where such is practical, at the discretion
of the Village Engineer.
(2)
Monuments shall be placed as recommended by the Village Engineer.
(3)
Monument locations shall be shown on the plat; field notes of ties
to monuments or a tie sheet shall be submitted to the Village after
installation of monuments.
(4)
Monuments shall be of stone or concrete and not less than four inches
in diameter or square, and not less than 42 inches long or from the
top of underlying rock. Concrete monuments shall be reinforced with
steel rods, and a plug, brass plate, or pin shall serve as the point
of reference. If stone, a drilled hole shall serve as the point of
reference and a magnetic rod or other suitable metal shall be placed
adjacent to the monument to allow for recovery.
J.
Utilities.
(1)
Utilities shall be constructed underground.
(2)
Underground utilities shall be placed in the street right-of-way
between the paved roadway and street line to simplify location and
repair of lines when they require attention. The subdivider shall
install underground service connections to the property line of each
lot within the subdivision for such required utilities before the
street is paved.
(3)
Where topography is such as to make impractical the inclusion of
utilities within the street rights-of-way, perpetual unobstructed
easements for such utilities at least 20 feet in width shall be provided
with satisfactory access to the street. Wherever possible, easements
shall be continuous from block to block and shall present as few irregularities
as possible. Such easement shall be cleared and graded where required.
A.
Materials — general requirements.
(1)
All materials used in the work shall meet the requirements as specified,
unless the same are altered by specific requirements under any itemized
specification or by modifying notes shown upon the plans. In the absence
of any specific reference to specifications, the material to be incorporated
into any project, and work to be performed are intended to conform
to the New York State Department of Transportation specifications.
(a)
Subbase course materials. Provide a well graded bank-run gravel
which is sound, durable, free of other deleterious materials, free
of boulders in excess of three inches long with no more than 10% by
weight finer than the No. 200 sieve.
(b)
Base course materials. Provide a naturally or artificially graded
crusher-run stone, or sand and gravel, which is sound, durable and
free of organic and other deleterious material. Material shall have
a plasticity index of five or less for material passing No. 40 sieve.
Shall have less than 20% loss based on the NYSDOT Magnesium Sulfate
Soundness Test (STM II), and gradation conforming to the following
limits:
|
Percent Passing by Weight
|
Sieve size
|
|---|---|
|
100%
|
2 inches
|
|
30% to 65%
|
1/4 inch
|
|
5% to 40%
|
no. 40
|
|
0% to 10%
|
no. 200
|
(c)
Surface treatment asphalt concrete. Provide three inches compacted
NYSDOT Type 3 dense binder and one inch compacted NYSDOT Type 6 or
Type 7 top coat for driving lanes and turnaround areas.
(d)
Testing. All testing shall be done by an approved testing lab
at the developer's expense. The Village shall have the right to accept
or reject the testing lab.
(2)
Perforated drain pipe and/or geotextile fabric may be required by
the Superintendent of Public Works in any area where seepage or groundwater
will impair the integrity of the street.
B.
Basis of construction. In order to assure the structural integrity
of the subgrade and foundation course the following general rules
shall apply:
(1)
Underground utilities shall be constructed outside the pavement area.
(2)
Where crossover trenches are required for utility services, the trenches
shall be backfilled with the excavated material, if acceptable and
approved by the Village Engineer, or No. 2 crusher-run stone. Material
shall be compacted in six-inch layers with vibrating tamping equipment.
(Developers note that this includes crossovers for gas mains and other
utilities and services.)
(3)
After properly shaping and obtaining approval of the subgrade, the
crusher-run foundation course may be placed. The entire foundation
course - out to out- must be vibra-tamped.
(4)
Foundation courses for permanent streets must not be used for access
streets in wet weather, or at such times when the subgrade could become
"pumped" into the foundation course.
(5)
Where pavements must be placed in an embankment condition, the entire
height of embankment must be constructed with the use of standard
and appropriate compaction equipment. This equipment shall consist
of sheepsfoot rollers, vibratory roller or similar equipment. Entire
embankment area shall be compacted to 95% modified AASHT density.
The developer shall provide results of certified compaction tests
undertaken by a competent soil testing laboratory.
C.
Roadway excavation. Material from clearing and grubbing and the removal
of sod and topsoil shall be stored for later use, or placed in the
embankment beyond the pavement limits as directed by the Village Engineer.
All stumps, brush, trees, and other rubbish shall be disposed of in
a manner satisfactory to the Village Engineer.
D.
Preparing road subgrade.
(1)
The contractor shall excavate for the base, pavement, gutters, and
ditches to the designed subgrade elevation and six inches wider on
each side than the designed pavement and gutter width as shown on
the "Typical Road Cross Section" and as indicated in the following
specifications.
(2)
The subgrade shall be excavated or "boxed" following the depth and
alignment of the stakes established by the developer's licensed land
surveyor or engineer for this purpose. These stakes shall be at intervals
of not more than 50 feet and at 25 feet in areas on grades of less
than 0.5%.
(3)
Proper subgrade elevations shall be established by compacting suitable
on site soils in maximum twelve-inch vertical lifts. On-site soils
that do not contain organic or deleterious materials and that are
not excessively wet or frozen shall be used, if available. Such soils
shall not be placed over frozen material. If on-site soils are not
available, a well graded bank-run gravel shall be imported. Bank-run
gravel shall be sound, durable, free from Organic material. The portion
passing the No. 4 sieve shall have the following gradation: sieve
size No. 40, 0% to 70%, sieve size No. 200, 0% to 15%.
(4)
After being excavated to the proper depth, the subgrade shall be
graded and crowned 1/2 inch to each foot of width on each side of
center line, allowing for extra three feet by eight feet wedge excavation
and compacted to at least 95% of "Modified Proctor" maximum density
with a smooth drum roller. Any unsuitable material found below subgrade
shall be removed and replaced by approved No. 2 crusher-run stone
and compacted in six-inch lifts. If the fine grade becomes rutted,
it shall be regraded and rolled before the base is put in. The final
subgrade shall be rolled and smoothed to provide drainage of ground
and surface water to ditches.
(5)
No base shall be put in over unstable areas, soft spots, or deleterious material. If this condition exists, the soil and/or deleterious material should be removed and filled with bank run gravel. The decision of the Superintendent of Public Works as to whether such condition exists shall be binding upon the contractor. The contractor is responsible for any settling in finished pavement. (See § 287-22J for warranty provisions).
E.
Street subbase course.
(1)
The subgrade must be inspected and approved by the Superintendent
of Public Works prior to beginning work on the subbase course. Proof
rolling shall be accomplished with a smooth drum roller weighing at
least seven tons. Any settlement or movement of the subgrade ahead
of or under the roller that indicates a soft spot area will require
removal and replacement with suitable compacted granular material.
(2)
Subbase material shall be placed in layers of uniform thickness no
more than six inches at a time and no less than three inches at a
time. There shall be 12 inches of subbase material when fully compacted
to 95%.
(3)
The subbase shall be crowned to 1/4 inch per foot. The final subbase
shall be rolled and smoothed to provide drainage of surface water
to ditches.
F.
Road base.
(1)
The contractor shall furnish and put in place a 12 inches base of
No. 2 crusher-run dolomite limestone in two courses consisting of
six-inch and three-inch lifts as shown on the "Typical Road Cross
Section" and as further described in the following specifications.
(2)
The material shall conform to a No. 2 crusher-run dolomite limestone,
NYS DOT 304-2, Type 4.
(3)
The base shall be placed on a graded, crowned and compacted subgrade,
free of ruts and disturbed earth as follows:
(a)
After proper rolling and grading of the subgrade, the three-by-eight
wedge shall be lined with Mirafi 140 filter fabric (or approved equal).
A six-inch galvanized corrugated perforated underdrain shall then
be installed, and the wedge backfilled with a processed mix of No.
1 and No. 2 crushed stone.
(b)
The first lift of six inches shall be placed and graded, maintaining
the specified crown of 1/4 inch per foot within the driving lanes
and 1/2 inch per foot within the shoulder areas, and rolled thoroughly
with a vibratory compactor capable of minimum dynamic vibration force
of 27,000 lbs.
(c)
The last lift of three inches shall be placed and graded to
conform to the lines and grades as shown on Figure 1. All depressions
and/or bony areas shall be brought to grade and/or choked with No.
00 and No. 1 crushed dolomite limestone. The material shall then be
rolled thoroughly with a vibratory roller from the gutter to the center
line.
(d)
Special care should be taken during this operation not to harm
the concrete gutters, i.e., scraping with grader blade or hitting
with roller wheels. Special attention should also be paid to obtaining
good compaction next to the gutter.
G.
Optional types of shoulder and ditch construction.
(1)
If approved by the Village Engineer, minor streets and cluster streets
may be constructed with swales to handle drainage.
(2)
If construction with swales for drainage is used, special care should
be taken to insure that the swales drain properly and are free of
low spots where puddles will develop. Swales will be graded with four
to one slope or flatter and seeded so that they can be mowed and maintained.
(3)
Ditches shall be designed to the minimum dimension shown on the detail
which follows and have a minimum grade of 0.5%. Grades exceeding 5%
may be required to be protected with rip rap of the weight and size
required.
H.
Construction of concrete gutters and/or curbs (if required by Village).
(1)
The contractor shall furnish and place portland cement concrete gutters
as shown on the plans and in accordance with the thickness and cross
section stated in the following specifications.
(2)
The material shall conform to the State of New York Department of
Transportation requirements then in effect. The concrete shall have
a minimum compression strength of 3,500 psi after 28 days, using a
six-bag mix with 6% plus or minus air entrained cement.
(3)
The concrete gutters shall conform to the lines and grades shown
on the plans and as approved by the Village.
(4)
Standard six inches steel forms shall be used and set to the grade
and alignment by stakes established by the project engineer for this
purpose. These stakes shall be set at intervals of not more than 50
feet and 25 feet in flat areas on grades of less than 0.8%. The base
that these forms are set upon shall be graded to obtain a full six
inches of concrete particularly under the invert. This base material
between forms shall be compacted by mechanical means (preferably a
vibra-tamper). These forms shall be oiled before the pouring of concrete.
(5)
Expansion joints shall be installed every 50 feet with fracture (or
dummy) joints every 10 feet. An expansion joint shall be installed
at the end of a day's work or wherever the pouring of concrete is
stopped for any reason. (The intent of this last clause is to prevent
the disturbance of concrete which has reached its initial set.) Expansion
joints shall be constructed of one-half-inch premoulded joint material.
(6)
To ensure positive flow, the gutter shall be screeded longitudinally
with a suitable straight edge. The screed shall be worked laterally,
i.e., parallel with the center line of the gutter from the invert
of the gutter to the outer edges. This process shall be done at the
appropriate time during the setting of the concrete. When gutters
are installed by this "hand method" special attention should be paid
to the "spading" of the concrete along the sides of the forms.
(7)
The gutter may also be installed by use of an approved gutter machine
using the proper screed to form the invert and equipped with a vibrator
attachment.
(8)
At the appropriate time the concrete shall be broomed lightly with
a fine-bristled broom and edged with a proper metal edging tool. This
brooming is to fill small voids, thus making it unnecessary to do
an excessive amount of floating and troweling which brings too much
water to the surface causing spalling of the finished concrete in
the future.
(9)
The forms shall not be removed until the concrete is sufficiently
set to prevent chipping edges. The gutter shall be backfilled as soon
as possible to prevent undermining of the gutter in case of precipitation.
The gutters shall be protected from traffic for a sufficient length
of time to avoid damage to them.
(10)
Concrete gutters shall not be installed while there is frost
in the ground. Gutters installed in the cold weather shall be suitably
covered by straw, hay or other means to prevent freezing.
(11)
Concrete gutters shall not be installed where there is water
lying between the forms or where the gravel is soft from rain. Gutters
installed (unavoidably) during a rainstorm shall be covered by a waterproof
material immediately.
(12)
The concrete gutter shall be cured by spraying with "Accure"
manufactured by the Allerton Chemical Company, "Polyclear" manufactured
by the UPCO Company, or an approved equal. The spray shall be applied
to the gutter at the coverage rate as specified by the manufacturer.
(13)
The Planning Board may, in its discretion, require curbs to
be installed in accordance with DOT standards.
I.
Bituminous concrete pavement.
(1)
The contractor shall furnish and construct a two-course bituminous
concrete pavement laid to conform to the required thickness and cross
section as shown on the plan and on the "Typical Road Cross Section"
and as further described in the following specifications.
(2)
The material shall conform to the State of New York, Department of
Public Works specification as then in effect. Upon request, the contractor
shall furnish to the Village in writing the source of the material
and provide a written description of the material to be used including
size and percentage of the aggregate and asphalt. The Village reserves
the right to modify the percentages of the aggregates to be used.
All testing shall be done by an approved testing lab at the contractor's
or developer's expense. The Village shall have the right to accept
or reject the testing lab selected.
(3)
Before starting the laying of the asphalt pavement the base shall
be graded and compacted between the concrete gutters according to
the plan. Also, manholes should be adjusted to the proper grade to
meet the crown and slope of the finished pavement. Any voids or areas
of settling shall be filled and compacted to grade with base course
material.
(4)
The asphalt shall be applied in two courses consisting of a three
inches compacted NYSDOT Type 3 dense binder course and a one-inch
compacted NYSDOT Type 6 or Type 7 top course for driving lanes and
turnaround areas. The pavement shall be laid by an approved self-propelled,
crawler mounted, asphalt spreader manned by competent operators. The
one-inch topping shall be laid in the year following the installation
of the binder surfacing.
(5)
Each course will be compacted by rolling with a 10 ton to 12 ton
vibrating dual drum roller (e.g., a Barber-Greene B-260 or approved
equivalent) by a competent operator. The top course shall be applied
the next season. (Binder shall be through a freeze-thaw cycle prior
to topping.)
(6)
All raking shall be done by skilled help to maintain a smooth and
uniform finish at intersections, curves and around manholes, valve
boxes, etc.
(7)
Before applying the top course any irregularities found in the binder
course will be eliminated. At no time will "cold patch" or winter
mix be used for any purpose.
(8)
Protection of new pavement shall be provided until properly set.
This protection is necessary on subdivisions where the traffic is
mostly by cars starting and stopping or by heavy trucks.
(9)
The finished pavement shall be level with or slightly above (maximum
1/4 inch) the concrete gutters; at no time shall it be below.
(10)
Pavement shall be placed after June 1 and before October 15.
J.
Maintenance of roadway.
(1)
All streets and improvements therein shall be guaranteed and warranted
for one year from final acceptance by the Village of Dryden.
(2)
The developer shall be responsible for maintaining and protecting
the roadway and temporary cul-de-sac and/or turnaround during the
warranty period.
(3)
If subsequent subdivision sections are built utilizing the roadway
for access and/or haul road during construction, the developer shall
be responsible for special maintenance provisions. These provisions
could be placing or replacing topping, periodic cleaning and flushing
of the road surface and repair of any structural damage.
(4)
The developer shall submit a schedule of his/her proposed "road maintenance
program" to the Village Engineer indicating how the roadway will be
maintained, a timetable for the proposed maintenance and an estimate
of cost. This schedule shall be reviewed and approved by the Village
Engineer and shall become part of the project work. The approved estimated
amount for maintenance shall be included in the letter of credit.
K.
Temporary turnarounds.
(1)
In areas where a temporary turnaround is proposed, the developer
shall provide sufficient details on the plan showing the road section,
dimensions of the roadway and the materials proposed.
(2)
The turnaround shall comply with all requirements herein, except
topping could be omitted.
(3)
The developer shall provide funds in the letter of credit to cover
the cost of proposed temporary construction.
A.
Sizes and configuration.
(1)
Minimum size. Lot sizes unless modified in subdivision review, must be in conformance with minimum lot sizes specified in Chapter 350, Zoning. Minimum lot size shall also conform to County Health Department regulations where no public sewer is available. In the case of any conflict between Chapter 350, Zoning, and the County Health requirements, the higher standard shall apply.
(2)
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each street and provide
a desirable building site.
(3)
Resubdivision. Where a tract is subdivided into lots substantially
larger than the minimum size required in the zoning district in which
a subdivision is located, the Village may require that streets and
lots be laid out so as to permit future resubdivision in accordance
with the requirements contained in this chapter.
(4)
Block size. Blocks generally shall not be less than 400 feet nor
more than 1,200 feet in length. In general, no block width shall be
less than twice the normal lot depth. In blocks exceeding 800 feet
in length, the Village may require the reservation of a twenty-foot-wide
easement through the block to provide for the crossing of underground
utilities and pedestrian and bicycle traffic where needed or desirable,
and may further specify, at its discretion, that a six-foot-wide paved
footpath be included.
(5)
Side lines. All side lines of lots shall be approximately at right
angles to straight street lines and radial to curved street lines,
unless a variance from this rule will give a better street or lot
plan.
B.
Access.
(1)
Driveway access. Driveway access and grades shall conform to specifications
of the Village. Driveway grades between the street and the setback
line shall not exceed 10%.
(2)
Driveway culvert pipes. Driveway culvert pipes shall be at least
15 inches in diameter.
(3)
Private street access. Access from private streets shall be deemed
acceptable only if such streets are designed and improved in accordance
with this chapter.
C.
Lots to be buildable. The lot arrangement shall be such that in constructing a building in compliance with Chapter 350, Zoning, there will be no foreseeable difficulties for reasons of topography or other natural conditions. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear.
D.
Site preparations.
(1)
Approval. Any cleaning, grading, and/or shaping of the topography
for nonagricultural purposes must have prior approval of the Village,
and is subject to the same restrictions and reviews as are subdivisions.
(2)
Topsoil. If any topsoil is removed from its natural position in the
process of grading the subdivision site, such topsoil or other material
as approved by the Village shall be replaced to a depth approximately
equivalent to that existing prior to such grading, except in street,
driveways, and foundation areas.
E.
Monuments, bench marks and lot corner markets. Permanent monuments
and one or more bench marks meeting specifications approved by the
Village Engineer as to size, type and installation, shall be set as
block corners, angle points, points of curves in streets and other
points as the Village Engineer may require, and their location shall
be shown on the subdivision plat.
F.
Natural features and preservation. The Village shall, wherever possible,
require the preservation of all natural features which add value to
residential developments and to the community, such as large trees
or groves, watercourses, and historic spots, vistas and similar irreplaceable
assets.
(1)
Existing trees. No tree with a diameter of six inches or more as
measured three feet above the base of the trunk shall be removed unless
such tree is within the right-of-way of a street as shown on the final
subdivision plat. Removal of additional trees shall be subject to
the approval of the Village, except for dead or diseased trees. In
no case, however, shall a tree with a diameter of six inches or more
as measured three feet above the base of the trunk be removed without
prior approval by the Village Board.
(2)
Shade trees. The Planning Board shall require on all new streets,
one hardwood shade tree with a diameter of at least 1 1/2 inches
to be planted at least six feet from the street right-of-way and any
sidewalk easement on the owner's side on each lot and at intervals
of not more than 100 feet along both sides of said street.
G.
Erosion prevention. In order to ensure that the surrounding land
and watercourses will not be subjected to siltation or erosion, the
Village shall require the developer to follow certain erosion control
practices as it deems necessary. The developer shall take steps to
prevent erosion of topsoil and subsoil from all areas, whether inside
or outside the subdivision. Such steps shall include, but not be limited
to:
(1)
Provision for adequate drainage facilities to accommodate effectively
the increased runoff caused by changed soil and surface conditions
during and after development, including installing and maintaining
temporary sedimentation basins at the point or points of stormwater
discharge from the property. The developer's engineer shall show,
as part of their submitted plans, the interceptor swales and sedimentation
basins along the lower edges of all developments. Significant topographic
data and design grades for the swales shall be shown on the plans;
(2)
Fitting of the development plan to the topography and soils so as
to minimize the erosion potential in areas affected by the subdivision;
(3)
Retention and protection of natural vegetation wherever possible;
(4)
Seeding or sodding, or the use of antierosion mats or spreading straw
on denuded areas of soil; and
(5)
See drainage improvements, § 287-24, for further specifications. The Village Engineer or Planning Board will determine if any of the erosion control requirements are not applicable to a specific development.
(a)
Culverts shall be placed in natural waterways and low points
in the road grade. Where culverts cross the roadway, the top of the
culvert shall not extend above the elevation of the roadway subgrade.
Driveway culverts shall have a minimum of one foot of cover. Driveway
culvert pipes shall be at least 15 inches in diameter and street culvert
pipes at least 18 inches in diameter.
(b)
Culverts shall be installed beginning at the low point of the
drainage system, true to grades and in alignment with unbroken continuity
of the invert. Pipe(s) and couplings shall be joined and installed
in accordance with manufacturer's instructions.
(c)
Temporary soil erosion control devices shall be provided in
newly excavated drainage ways with geotextile silt fence and/or staked
straw bales. Any silt or debris shall be removed periodically from
drainage ways to avoid a backup of stormwater. Soil erosion control
devices shall be maintained until drainage ways are firmly established
with vegetation or lined.
(d)
Driveways shall be graded so that runoff from the driveways
will not sheet across the road surface (i.e., graded so that runoff
onto the road surface is kept to a minimum).
H.
Stream protection. All streams designated on the Village of Dryden Zoning Map which are located within or immediately adjacent to an improvement or a subdivision shall be protected by the subdivider. All channels and waterways must have erosion control carried out in accordance with Subsection G.
I.
Reserve strips prohibited. Reserve strips of land, which might be
used to control access from the proposed subdivision to any neighboring
property, or to any land within the subdivision itself shall be prohibited.
J.
Topsoiling and seeding. All disturbed areas within the street right-of-way
shall be restored with a minimum of six inches of topsoil and seeded
with an approved mixture of annual and perennial rye grass. Sloped
areas may require seeding with crown vetch if not mowable.
A.
Removal of spring, surface, and subsurface water. All subdivision
plans shall be related to the natural drainage pattern with proper
provision to be made for adequate storm drainage facilities, retention
facilities, or both. The subdivider shall be required to carry away
by pipe or open ditch (as determined by the Village) any spring, surface,
or subsurface water not retained. Such drainage facilities shall be
located in the street right-of-way where feasible, or in perpetual
unobstructed easements of appropriate width.
B.
Drainage design.
(1)
Drainage design shall accommodate potential development upstream. In general the preservation of natural watercourses is preferable to the construction of drainage channels, and wherever practicable such natural watercourses should be preserved. Attention is called to the possibilities of using easements for natural watercourses to satisfy the open space requirements of developments under Chapter 350, Zoning. Storm sewers, subdivision drainage facilities and open watercourses shall be based upon a design flow with a minimum return interval as follows:
|
Design Return Intervals
| |
|---|---|
|
Drainage Area
|
Recurrence Interval
|
|
Less than 1 square mile
|
25 years
|
|
1 square mile or more
|
50 years
|
(a)
Where the developer's engineer can justify a lower design return
interval, the Village Board may allow such design.
(2)
Drainage design shall accommodate potential, as well as existing, development downstream. The subdivider's engineer shall also study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Village Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a fifty-year storm, the Planning Commission shall not approve the subdivision until the subdivider has made provisions to reduce the anticipated flow rate to the level prior to his/her proposed development. See § 287-24D(5) for further clarification on allowable storm runoff.
C.
Storm drainage.
(1)
Particular attention should be given to storm drainage facilities.
These facilities shall be designed to take the runoff from streets,
lawns, paved areas, and roof areas. Full engineering attention shall
be given to the interception and conveyance of stormwater by either
the street drainage system, a system of back lot drainage swales,
main drainage channels through the subdivision, or a combination of
the preceding.
(2)
Storm drains and channels shall be designed and provided to adequately
convey the anticipated runoff from the development as well as all
future development upstream or uphill from the development in question.
(3)
The developer and his/her engineer shall be responsible for furnishing
as part of their plans to be presented before the Planning Board,
full, sufficient details of all hydraulic structures. This includes,
but is not limited to, cross sections of drainage channels, details
of wall construction, erosion control structures, special manholes,
and all such other items as may be necessary to establish fully the
methods and materials to be followed in construction.
D.
Construction and design details.
(1)
Storm pipe.
(a)
Storm pipes shall be built in accordance with the latest New
York State Department of Transportation specifications.
(b)
Strength classification. The pipe shall be designed as to proper
strength classification by the developer's licensed professional engineer
and shall be stated on the plans. Heights of cover, nature of foundation
soil, type of bedding and trench width shall be considered in specifying
the pipe. The developer shall be responsible for providing extra strength
bedding, cradle or encasement if the design conditions cannot be met
in the field. Whenever the storm sewer is under the road, the Village
requires that the developer's engineer specify the correct class for
H-20 loading at sewer depth.
(c)
No culvert pipe shall be smaller than 18 inches in diameter
unless approved by the Village Engineer.
(d)
Fitting and cutting pipe. The joint surfaces of all pipes and
fittings shall be clean, and shall fit together to form a tight joint.
When setting pipe the workmanship and tools used shall be such that
the quality and strength of the pipe is not impaired.
(2)
Manholes and catch basins.
(a)
The materials used in the construction of sewer lifts, box culverts,
headwalls, bridges, erosion control structures, any necessary special
manholes or catch basins, etc., shall be submitted to the Village
Engineer for his/her approval prior to construction.
(b)
Catch basins shall be spaced at intervals of not over 400 feet,
at low points, and at intersections. They shall conform to the Village
Engineer's specification.
(c)
Manhole tops shall be accurately designed to conform with finished
grade.
(d)
Catch basins or drop inlets shall be constructed in order that
surface water be intercepted.
(e)
Manholes shall be provided in drain lines not more than 300
feet apart, and wherever branches are connected or sizes are changed,
and wherever there is a change in alignment or grade.
(f)
Alignment of pipes shall be in a straight line between manholes.
(g)
Not more than two catch basins shall be interconnected before
being connected to a manhole.
(h)
All three-way manholes are to be five feet in diameter or greater
depending on size of pipe.
(i)
The invert of a three-way manhole will have a minimum radius
equal to 1/2 the diameter of the manhole. No T-intersections will
be acceptable.
(3)
Storm drainage (design, structures, channels).
(a)
The drainage system and/or culverts shall be designed in accordance
with established engineering principals, approved by the Village Engineer.
(b)
Drainage pipe culverts shall be installed to carry the present
requirements of the subdivisions as well as that which may reasonably
be anticipated from future construction, both from within the subdivision
and from adjoining properties which normally drain across the area
of the proposed development.
(c)
The discharge of established natural watercourses and stormwater
into open ditches shall be permitted only after specific approval
by the Village. If, in its opinion, public health or safety is jeopardized,
or there is danger of erosion, approval shall be denied. In such case,
pipe of the proper kind and size shall be installed or the required
paved sluiceways constructed. It shall be the responsibility of the
developer to set aside areas for the collection and passage of both
natural and stormwaters.
(d)
Sewer line and grade. All pipe shall be laid true to line and
grade with bells upstream and shall have a full, firm and even bearing.
Boulders or other natural obstructions shall not be considered cause
for varying from true line and grade.
(e)
The top of any drainage pipe shall not be less than 18 inches
below the finished grade of the pavement. Where soft, spongy or unsuitable
soil is encountered, or where rocks, boulders, or ledges are present,
such shall be removed and replaced with suitable materials and in
a manner as directed by the Village Engineer.
(f)
Trenches in which pipe is placed shall be of sufficient width
to permit thorough tamping of the backfill under the haunches and
around the pipe.
(g)
The minimum grade for any drainage pipe or culvert shall not
be less than 0.05%.
(h)
The minimum size pipe used for storm drains shall be eighteen-inch
diameter.
(i)
In the design of storm drainage piping systems, an "N" of 0.013
shall be used for smooth pipe and an "N" of 0.024 shall be used for
corrugated metal pipe, unless the corrugated metal pipe is of the
smooth-flo type. In this case an "N" of 0.013 may be used.
(j)
Open channels serving as main drainageways normally will not
be accepted by the Village where, by engineering design, it has been
established that the future flow (under conditions of full development)
could be conveyed in a pipe system having an "N" value of 0.013 up
to and including a size of 48 inches diameter or equivalent. Developers
and their engineers bear the responsibility of providing technical
design data in this regard which shall be submitted to the Village
and its Engineer, whose approval or disapproval of this data shall
be final and binding.
(k)
Drain lines shall be placed between the center line of the road
and the gutter line and shall, as far as practical, parallel the center
line of the road.
(l)
Surface drainage in gutters shall be limited to the equivalent
of that flowing from 1.5 impervious acres; however, where the tributary
impervious area exceeds the runoff from 1.0 impervious acre, a double-inlet
catch basin shall be used.
(m)
If, in the opinion of the Village Engineer, it is necessary
to intercept and carry away groundwater to protect the stability of
the road bed, subdrainage as required by the Village shall be installed.
Perforated pipe having a minimum diameter of four inches shall be
used for such purpose if deemed necessary by the Village Engineer.
(n)
Storm drains conveying drainage along side lot lines shall extend
to the rear lot line or to the main channel to which the drain is
discharging.
(o)
All open drainage lines (watercourses and ditches) shall be
protected by easements guaranteeing to the Village the right-of-access
and power to improve the channels, as well as prohibiting structural
or terrain encroachments within the easement except on approval by
the Village Engineer. Such easement shall have a minimum width of
20 feet.
(p)
Drainage structures which are located on state or county highway
rights-of-way shall be approved by the State or County Highway Engineer's
office, and a letter from said office indicating such approval shall
be directed to the Village.
(q)
Headwalls of concrete or stone masonry shall be constructed
at the inlet and discharge end of the culvert pipe. Culverts shall
extend beyond the toe of the embankment, or, if carried in easement
through or along lots, to a point of no less than 75 feet beyond the
rear of proposed residences.
(4)
Erosion.
(a)
All open drainage lines and swales shall be protected against
erosion by suitable stabilizing materials or construction.
(b)
Exposing the smallest practical area of land at any one time
during development shall be required. Erosion prevention measures
shall be completed within five day after the soil is exposed except
in areas in the immediate vicinity of active construction where such
construction would preclude the preventive measures from becoming
effective.
(c)
Provision for temporary vegetation and/or mulching to protect
critical areas shall be made. Such steps shall include but not be
limited to seeding or sodding, or the spreading of straw on denuded
areas of soil.
(d)
Erosion measure shall be deemed effective when at least 75%
of the area to which the prevention measures have been applied is
successfully covered and protected from erosion.
(e)
Temporary sedimentation basins and/or check dams shall be erected
before the subdivision is under construction. These facilities shall
be maintained until such time as all construction is completed and
permanent erosion prevention measures are effective, at which time
the subdivider shall dispose of the erosion materials collected and
remove any remaining temporary facilities.
(5)
Drainage runoff design criteria.
(a)
While the Village reserves the right to establish particular
parameters in each individual instance, the general philosophy is
to permit runoff from any particular development of an amount no more
than would normally occur under a natural, undeveloped condition,
for the particular design storm. That is, the Village generally agrees
that the property owners along the downstream channel should be prepared
to accept a rate of discharge from the upstream areas equivalent to
the discharge from the upstream area under a natural or agricultural
condition. (For undeveloped design runoff, a minimum runoff coefficient
of 0.4 shall be used.)
(b)
The Village also reserves the right to establish other more
restrictive parameters. For example, if the downstream areas has been
subjected to floods in the past, even while the upstream areas were
not developed, and if the Village deems it desirable and appropriate
to remedy this situation, it may, at its discretion, require an appropriate
size and type impoundment area as well as storm sewers and culverts,
which can assist in rectifying the downstream flooding situation.
This downstream flooding situation might be a case where backyards
flood rather frequently, or where downstream piping systems are overtaxed,
possibly causing backup into cellars and yards, etc. (Additional costs
for this problem rectification shall be borne by both the developer
and the Village. Costs shall be distributed on a benefit basis as
determined by the Board of Trustees.)
(c)
Parameters of rules regarding stormwater discharge are simply
stated below:
[1]
No developed area shall discharge more stormwater into adjacent
culverts and channels than occurs under a natural undeveloped condition.
[2]
The flow capacity of channels and culverts immediately downstream
from a development does not necessarily govern the adequacy of the
total drainage system downstream.
(d)
Engineering procedures for stormwater retention structures.
The Village may determine it to be desirable to require stormwater
retention basins in certain areas. There are various reasons for this,
not the least of which is that continual upstream development overtaxes
downstream natural watercourses as well as man-made drainage facilities.
Secondly, these increased rates of stormwater runoff cause environmental
problems downstream, such as highly erosive velocities, flooding,
and over-topping of the banks. Consequently, it has been determined
advisable to insist upon retention basins where appropriate and to
have these retention basins designed in a manner compatible with the
particular problem. In order to arrive at an engineering estimate
of storm flows and proposed retention pond size, the Engineer must
proceed according to the following steps:
[1]
Determine the design storm recurrence (25 to 50 years) in accordance
with this chapter.
[2]
Using topographic maps and the appropriate charts and graphs,
determine the maximum expected natural runoff (minimum C = 0.2) for
the design storm. Factors affecting this number include slope of land,
surface cover, area of drainage basin, and the presence or lack of
well defined natural channels. This number now places a ceiling on
the allowable discharge from any development in the area under question
for the given design storm.
[3]
Design the collection system using the standard rational method
(min. C = 0.4).
[4]
With an area designated for the location of the pond, determine
the maximum depth of the pond.
[5]
Design an outlet structure which discharges water as a continuous
function of head and which will discharge the maximum allowable flow
at maximum pond depth.
[6]
Draw inflow hydrographs for a number of design storms of different
durations and make a straight line approximation to an outflow hydrograph
starting with Qo = 0 at t = 0 and assuming that good pond design is
based on the outflow reaching its peak just as the inflow equals the
outflow.
[7]
Calculate the accumulated volume for each of the above cases.
The one giving the greatest volume is the critical storm for this
retention pond.
[8]
If desired, make a more detailed analysis using the now determined
critical storm and standard flood routing techniques. Otherwise, use
the above estimated volume and size the area of the pond.
[9]
If an outlet which discharges water as a continuous function
of head is used, lesser storms should discharge approximately proportional
lesser flows.
(e)
Plan details shall show the pond location, size, inlet and outlet
structures, and safety features, such as fencing, etc.
(f)
The developer's engineer shall submit with the final plans drainage
calculations justifying the sizes of pipes, channels, impoundment
basins and related structures.
(g)
Developers and their engineers shall so design the vertical
control of their subdivision that surcharge of storm drainage systems
will not cause a backup or flooding of cellars. This will normally
require that cellar drains not be connected to the storm drainage
system unless a) the cellar floor is higher than pavement grade in
order that the street drain system can run fully surcharged, or b)
the cellar drainage discharges through a sump pump and check valve.
A.
Recreation areas. Where a proposed park, playground or open space is to be provided, such area or areas shall be shown on the plat in accordance with the requirements specified in Subsection B below. Such area or areas may be dedicated to the Village by the subdivider if the Board of Trustees approves such dedication.
B.
Information to be submitted. The area to be used for a park or playground
is required to be shown and the subdivider shall submit, prior to
final approval, to the Planning Board, six prints at a scale of not
less than 30 feet to the inch, showing such areas and the following
features thereof:
(1)
The boundaries of the said area, giving lengths and bearings of all
straight lines; radii, lengths, central angles and tangent distances
of all curves.
(2)
Existing features, such as brooks, ponds, clusters of trees, rock
outcrops, and structures.
(3)
Existing and, if applicable, proposed changes in grade and contours
of the said area and of area immediately adjacent.
A.
General. Purpose. The purpose of these specifications is to assure
that streets, utilities, and parks which are to be turned over to
the Village for maintenance shall be so constructed as to cause a
minimum of maintenance and a maximum of benefit to the Village. Failure
of the developer, his/her agents, employees, or subcontractors to
comply shall be considered sufficient cause by the Village not to
accept the street, utilities and parks, or any portion thereof, for
dedication until all work is satisfactory.
B.
Inspection.
(1)
All construction shall at all times be subject to inspection by the
Village. The work may be stopped when the developer or his/her contractor
has no competent foreman in charge of the work, or when the work or
materials does not meet these specifications, or when circumstances
are such that continuance of that phase of the work would not be in
the best interest of the Village.
(2)
Costs incurred for inspection services shall be borne by the developer,
and sufficient funds shall be part of the letter of credit.
(3)
Failure of the Village to reject improper work or inferior material
during construction shall not be considered as nor imply final acceptance.
If subsequent inspection, operation, or circumstances cause defects
to become evident, the developer shall make, or cause to be made,
such cuts or other exposures of the work as may be required to determine
the cause of such defects. Such defects shall then be corrected to
the satisfaction of the Village at the expense of the developer.
(4)
At least five days prior to commencing construction of the required
improvements, the subdivider shall notify the Village Engineer in
writing of the time when he/she proposes to commence construction
of said improvements.
C.
Responsibility for work. The developer is solely responsible to the
Village for proper construction of streets, utilities and parks. It
will normally be of benefit to both the developer and the Village
to have municipal representatives deal directly with the developer's
contractors where such are employed, both as a matter of expediency
and to avoid needless liaison. Nevertheless, such action shall not
be construed as relieving the developer of his/her prime responsibility
to the Village.
D.
Safeguarding existing utilities, other property and persons.
(1)
The developer, or his/her contractor where work and responsibility
have been so delegated, shall locate all existing sewers, water mains,
underground conduits, gas mains or other utilities in the work area
prior to commencing operations. Appropriate utility officials shall
receive prior notice of intent to start construction, and their recommendations
and orders shall be followed.
(2)
Care shall be taken to protect persons and property, as well as to
avoid potentially hazardous conditions or nuisances. The developer
and his/her contractor shall comply with all stipulations of the Occupational
Safety and Health Act of 1970 and all revisions and amendments therein.
E.
Stake-out.
(1)
All construction work shall be properly staked out by competent personnel
in accordance with the approved plan. Such stake-out shall be in sufficient
detail to ensure correct elevations of tops of structures, proper
crowns, slopes, and alignments.
(2)
Where pavement base courses or subgrades are left unfinished during
the winter, they shall be restaked in the spring and regraded accordingly.
F.
Protection of uncompleted works. Where work is left uncompleted,
because of weather or other reasons, it shall be protected. Road beds
shall be left well-drained. Sanitary sewers (and storm drains, where
applicable) shall be so protected that surface water, mud, silt, and
debris cannot enter. Sewer laterals, water services, and valves shall
be suitably marked with stakes, and shall be protected.
G.
Final drawings.
(1)
Prior to acceptance of the utilities by the Village, the developer
shall submit an "as-built" plan. This plan shall be drawn to scale
and shall indicate by dimensions, angles and distances, as applicable,
the locations of sewer and drain Y-branches, laterals, septic tank
cleanouts, manholes, catch basins, hydrants, valves, curb shutoffs,
road profiles and center-line elevations and final grading plan showing
swales and ditches. Plan shall show easements and dedicated roadways.
(2)
As-built plans shall be submitted to the Village in reproducible
form.
H.
Full completion of work and cleanup.
(1)
Prior to acceptance of the utilities by the Village, the developer
shall fully complete the work and leave the site in a neat and orderly
condition. Slopes, drainageways and other graded areas shall be fully
stabilized by planting grass or other vegetation or by such means
acceptable to the Village.
(2)
Grading between adjacent lots as well as between lots and the street
area shall have a continuity without abrupt changes in elevation or
unfinished ground surface.
(3)
All areas shall be so graded that runoff from higher elevation lots
does not create a nuisance on lower elevation lots. To this extent,
lots shall normally be graded to drain front-and-back with street
gutters taking the front drainage and shallow swales taking the back-lot-line
drainage.
(4)
Valve boxes, manhole covers and curb shutoff boxes shall be left
at a proper elevation.
I.
Permits. The developer shall obtain from the proper authorities all
necessary permits for building, blasting or construction work within
public streets.
J.
Modification for design of improvements. If at any time before or
during the construction of the required improvements it is demonstrated
to the satisfaction of the Village Engineer that unforeseen conditions
make it necessary or preferable to modify the location or design or
such required improvements, the Engineer may authorize modifications,
provided these modifications are within the spirit and intent of the
Village's approval and do not extend to the waiver or substantial
alteration of the function of any improvements required by the Board.
The Engineer shall issue any authorization under this section in writing
and shall transmit a copy of such authorization to the Planning Board
at its next regular meeting.
A.
Waiver of improvements. Where the Village finds that, due to the special circumstances of a particular plat, the provision of certain required improvements is not requisite in the interest of the public health, safety and general welfare or is inappropriate because of inadequacy or lack of connecting facilities adjacent or in proximity to the proposed subdivision, it may waive such requirements subject to appropriate conditions, provided that such waiver will not have the effect of nullifying the intent and purpose of the Official Map, the Village General Plan, or Chapter 350, Zoning, if such exists.
B.
Conditions of waivers. In granting waivers, the Village shall require
such conditions as will, in its judgment, secure substantially the
objectives of the standards or requirements so waived.
C.
Enlarging a lot. Where the Village finds that a proposed purchase of a parcel of land is for the purpose of enlarging the purchaser's existing lot; is contiguous to land already owned by the prospective purchaser; does not require any connecting municipal facilities, street or road; will be combined by the purchaser with the original parcel, and will become one parcel; does not result in the seller's lot being in violation of Chapter 350, Zoning; and will conform to all laws, regulations and General Plan provisions, such purchase shall not be deemed a subdivision and any or all other subdivision regulations contained herein shall not be deemed to apply.
A.
Violations. The violation of any rule or regulation approved by the
Board of Trustees herein shall be deemed an offense against such regulations.
B.
Failure to comply with any of the provisions of this chapter shall
be deemed a violation, and the violator shall be punished as set forth
on the Village of Dryden Fine Schedule, which Fine Schedule may be
established by resolution and thereafter amended from time to time
by resolution of the Village Board of Trustees.
[Amended 4-10-2014 by L.L. No. 3-2014]
C.
Trustees action. In addition to other penalties, the Village may
institute any appropriate action or proceeding to prevent the unlawful
erection, construction, alteration or use of any building, structure
or premises in violation of the requirements of this chapter or any
other applicable federal, state or local law.
Any person or persons, jointly or severally, aggrieved by any
decision of the Planning Board or Village Board concerning such plat
may bring a proceeding to review in the manner provided by Article
78 of the Civil Practice Law and Rules, providing the proceeding is
commenced within 30 days after the filing of the decision in the Office
of the Village Clerk, as set forth in § 7-740 of the Village
Law.
A.
No building/land use permit, special permit or certificate of zoning
compliance shall be issued except where all the provisions of this
chapter have been complied with.
B.
If the Zoning Officer receives an application for a building/land
use permit or special permit for a lot which constitutes subdivision
of land which has not been approved by the Village and recorded in
the County Clerk's Office, such application shall be denied and referred
to the Planning Board for further action pursuant to and in accordance
with the terms and provisions of this chapter.
[Amended 2-16-2012 by L.L. No. 2-2012]
Fees provided for in this chapter shall be as set forth on the
Village of Dryden Fee Schedule, which Fee Schedule may be established
by resolution and thereafter amended from time to time by resolution
of the Village Board of Trustees.
