Any subdivider who proposes to develop a subdivision in the Village of Sloatsburg shall submit plats and documents and comply with the regulations regarding the posting of bonds and construction of improvements and utilities as provided in this article.
A.
Conditional approval shall require six black and white prints, 20 inches by 40 inches, of all required plans, plats or surveys, and four copies of all other supplementary documents. The application and above documents shall be filed with the Village Clerk.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
B.
All original drawings for final approval shall be submitted on sheets of tracing cloth 20 inches by 40 inches together with three black and white copies at horizontal scales of one inch equals no more than 100 feet and vertical scales of one inch equals no more than 20 feet. When more than one sheet is required to show the plat within the prescribed scale, an index sheet of the same size shall be submitted showing the entire proposed subdivision with lot and block numbers clearly legible, at a scale of one inch equals no more than 400 feet.
C.
All submissions shall bear the following information: the proposed subdivision name, identifying title, the words "Village of Sloatsburg, Rockland County, New York," the date of submission or survey, the name and address of the record owner or subdivider, and, where applicable, the names and addresses of engineers, planners or surveyors engaged to prepare drawings, North arrows, and graphic scales.
D.
Space shall be provided on all submissions for required endorsements by appropriate agencies.
A.
The sketch plan may be a free-hand pencil sketch made directly on a print of the topographic survey of the proposed subdivision area. It shall show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions, and shall show all topographic data as the Planning Board considers necessary for its review of the sketch plan.
B.
The location map shall show the relationship of the proposed subdivision to existing community facilities which serve or influence it. It shall include main traffic arteries, public transportation lines, shopping centers, elementary and high schools, parks and playgrounds, principal places of employment and other community features, such as railroad stations, airports, hospitals and churches.
C.
General subdivision information shall describe or outline the existing conditions of the site and the proposed development wherever necessary to explain and supplement the sketch plan and location map. This information should include data on existing covenants, land characteristics, available community facilities and utilities and proposals for number of residential lots, typical lot width and depth, price range, business areas, playgrounds, parks and other public areas, protective covenants, utilities and street improvements.
A.
The plat map shall show both existing topographic data and proposed conditions as follows:
(1)
Existing topographic data (required).
(a)
Locations, widths, identification and purpose of easements and rail rights-of-way.
(b)
Streets on and adjacent to the tract: name and right-of-way width and location; type, width and elevation of surfacing; any legally established elevation of surfacing; any legally established center line elevations; walks, curbs, gutters, culverts, etc.
(c)
Utilities on and adjacent to the tract: location of septic tanks, location, direction of flow, size and invert elevation of sanitary, storm and combined sewers, water mains and gas lines, location of fire hydrants, electric and telephone poles, and streetlights (if water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to and size of nearest ones, showing invert elevation sewers).
(d)
Ground elevations on the tract based on a datum plane approved by the Village Engineer: for land that slopes less than approximately 2% show spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; for land that slopes more than 2%, show contours at intervals of five feet if ground slope is regular and such information is sufficient for planning purposes, or show contours with an interval of two feet if necessary because of irregular land or need for more detailed data for preparing plans and construction drawings.
(e)
Other conditions on the tract: rail lines, water courses, marshes, rock outcrop, wooded area, isolated preservable trees, houses, barns, shacks and other significant features.
(f)
Other conditions on adjacent land: approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influence owners of adjacent unplatted land; for adjacent platted land refer to subdivision plat by name, recordation date and number, and show approximate percent built up.
(g)
Typical lot size and dwelling type.
(h)
Zoning on and adjacent to the tract.
(i)
Proposed public improvements: highways or other major improvements planned by public authorities for future construction on or near the tract.
(j)
Key plan showing location of the tract.
(k)
Title and certificates: present tract designation according to official records in office of the County Clerk; block and lot numbers before subdivision, as shown on the latest municipal Tax Maps; title under which proposed subdivision is to be recorded, with names and addresses of owners, notation stating acreage, datum, bench marks, certification of registered civil engineer and surveyor.
(2)
Existing topographic data (at discretion of Planning Board).
(a)
Subsurface conditions on the tract: locations and results of tests made to ascertain subsurface soil, rock and groundwater conditions; depth to groundwater unless test pits are dry at a depth of five feet; location and results of soil percolation tests of individual sewage disposal systems are proposed.
(b)
Photographs: camera location, directions of views and key numbers.
(3)
Proposed site improvements.
(a)
Streets: names; right-of-way and roadway widths, approximate grades and gradients, similar data for alleys, if any.
(b)
Other rights-of-way or easements: locations, widths and purposes.
(c)
Locations of utilities (if not shown on other exhibits).
(d)
Lot lines, lot areas, lot numbers, block numbers.
(e)
Sites, if any, to be reserved or dedicated for parks, playgrounds or other public uses.
(f)
Sites, if any, for multifamily dwellings, shopping centers, churches, industry or other nonpublic uses exclusive of single-family dwellings.
(g)
Minimum building setback lines.
(h)
Site data, including number of residential lots, typical lot size, acres in parks, etc.
(i)
Approximate locations of all proposed water lines, valves, and hydrants and all sewer lines, indicating grades and sizes, with profiles, indicating connections with existing lines, and alternate means of water supply or sewage disposal and treatment. All elevations are to be based on a datum plane approved by the Village Engineer.
(j)
Approximate grading plan if natural contours are to be changed more than two feet.
B.
C.
A draft of protective covenants or deed restrictions shall be submitted, whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development.
D.
A vicinity map, drawn at a scale of one inch equals not more than 1,000 feet showing the relation of the proposed subdivision to the adjacent properties and to the general surrounding area. The vicinity map shall show:
(1)
All existing subdivisions and tract lines of acreage parcels together with the names of the record owners of adjacent parcels of land, namely those directly abutting or directly across any and all streets adjoining the proposed subdivision.
(2)
Locations, widths, and names of existing or filed streets, easements, building lines and alleys pertaining to the proposed subdivision and to immediately adjacent properties.
(3)
The boundaries and designations of zoning districts affecting the tract, special utility district lines, political boundaries, school district boundaries and parks or other public spaces.
(4)
An outline of the platted area together with its street system and an indication of the future probable street and drainage system of the remaining portion of the tract, if the preliminary layout submitted covers only a part of the subdivider's entire holding.
A.
General requirements.
(1)
Primary control points, approved by the Village Engineer, or descriptions and "ties" to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referred.
(2)
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, and property lines of residential lots and other sites; with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.
(3)
Name and right-of-way width of each street or other right-of-way.
(4)
Location to identify each lot or site; lot areas in square feet.
(5)
Locations, dimensions and purposes of any easements.
(6)
Designation of purpose of all areas to be dedicated or reserved for public use for which deeds of cession are included and any street or other such spaces which are not to be dedicated.
(7)
Proposed street names.
(8)
Minimum building setback line on all lots and other sites.
(9)
Locations and descriptions of monuments.
(10)
Names of record owners of adjoining unplatted land.
(11)
Reference to recorded subdivision plats or adjoining platted land by record name, date and number.
(12)
Certification by surveyor certifying to accuracy of survey and certification by the engineer as to the accuracy of the plat map.
(13)
Certification of title showing that applicant is the owner.
(14)
Statement by owner dedicating streets, rights-of-way, any sites for public uses and easements for public utilities.
(15)
Plans and profiles showing the exact location, size and invert elevations of existing and proposed water mains, sanitary sewers and stormwater drains; profiles of all utility lines at points of interference; and the location of fire hydrants and all gas or other underground utilities or structures.
(16)
The location of all the following improvements are required by law unless specifically waived in writing by the Planning Board on a finding that they are not necessary in the circumstances of the particular subdivision: street paving, street signs, sidewalks, streetlighting standards, telephone poles, cement concrete curbs and gutters, street trees and private sewage disposal system.
(17)
Grading plan showing present and proposed contours at two-foot intervals.
(18)
Sufficient data acceptable to the Village Engineer to determine readily the location, bearing and length of every street line, lot line and boundary line in order to reproduce such lines upon the ground. Where practicable, 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 public authority.
(19)
The length of all straight lines, the deflection angles, radii, length of curves and central angles of all curves, tangent bearings shall be given for each street. All dimensions shall be shown in feet and decimals of a foot. All angles of the lines of each lot shall be given to the nearest 10 seconds.
(20)
All public open spaces for which deeds of cession are included and those spaces to which title is reserved by the developer.
B.
Cross sections and profiles of all proposed streets shall be submitted showing grades approved by the Village Engineer, width of roadways, type and depth of surfacing and subbase, locations and width of sidewalks, and the location and size of utility mains. The profiles shall be drawn to standard scales and elevations along center lines of streets, showing existing and proposed elevations, and shall be based on a datum plane approved by the Village Engineer. Where a proposed new street intersects an existing street, the elevation of such existing street shall be shown for 100 feet from each such intersection. All elevations must be referred to established or approved local bench marks. Present elevations of all proposed streets shall be shown at five points on a line at right angles to the center line of the street, every 100 feet throughout the length of such streets, and said elevation points shall be at the center line of the street, each property line and at points 25 feet inside of property lines.
C.
Protective covenants shall be submitted in form for recording.
D.
A certificate by the Village Engineer shall be submitted certifying that the subdivider has complied with one of the following alternatives:
(1)
That all improvements have been installed to the satisfaction of the Village Engineer as to standards accordance with the requirements of this chapter and with the action of the Planning Board giving conditional approval of the preliminary layout; or
(2)
That a performance bond or certificate check has been posted, which is available to the Village of Sloatsburg, and in a sufficient amount to assure such completion of all required improvements.
E.
Written agreement between the subdivider and the Board of Trustees covering title, dedication and provision for the cost of grading, development, equipment and maintenance of any parks, playgrounds or open public spaces; also, covenants governing the maintenance of unceded open space. Such agreements and covenants shall bear the endorsement of the Village Attorney as to their legal sufficiency.
F.
Written agreements, in accordance with § 345-17A, that public utility companies will make necessary service installations where required by the Planning Board.
G.
Three black-and-white prints of the final plat shall be submitted to the Planning Board after filing with the County Clerk, showing the recording data of the County Clerk thereon.
H.
Other data such as other certificates, affidavits, endorsements or approvals shall be submitted as may be required by the Planning Board in the enforcement of this chapter.
I.
No changes, erasures, modifications or revisions shall be made on any subdivision plat after final approval has been given by the Planning Board and/or the plat has been duly filed with the County Clerk, unless such plat has first been resubmitted to the Planning Board and such change, etc., has been approved by the Board. Any plat so changed without first being resubmitted to the Planning Board and approval granted 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.
Bonds posted by the subdivider in compliance with § 345-8D(1) shall be in the amount determined by the Planning Board, or other appropriate Village departments designated by the Planning Board, to cover the full cost of required public improvements. In addition, such bonds shall contain a clause which permits an increase in their face value in the event that any improvements have not been installed as required by the Planning Board within one year of the posting of such performance bond. At the end of that one-year period, and annually thereafter, the Planning Board, or other appropriate Village departments designated by the Planning Board, shall determine the current cost for the installation of said improvements, and the face value of such performance bond shall thereupon be increased accordingly.
[Amended by L.L. No. 9-1980]
B.
Such performance bonds shall be issued by a bonding or surety company approved by the Board of Trustees, or by the subdivider with security acceptable to the Board of Trustees.
C.
Such performance bonds shall be approved by the Village Attorney as to form, sufficiency, surety and manner of execution.
D.
Such performance bonds shall run for a term to be fixed by the Planning Board, but in no case for a longer term than three years. Such term may be extended by the Planning Board with the consent of the parties thereto.
E.
If the Planning Board shall decide at any time during the term of the performance bond that:
(1)
The extent of building development which has taken place in the subdivision is not sufficient to warrant all the improvements covered by such performance bond; or
(2)
Improvements have been installed in accordance with § 7-730 of Village Law and as required by the Planning Board in sufficient amount to warrant reduction in the face amount of such bond; or
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(3)
The character and extent of such development requires additional improvements previously waived for a period stated at the time of fixing the original terms of such bond; then the Planning Board may modify its requirements for any or all such improvements, and the face value of such performance bond shall thereupon be reduced or increased by an appropriate amount so that the new face value will cover the cost in full of the amended list of improvements required by the Planning Board, and any security deposited with the bond may be reduced or increased proportionately.
F.
In the event that any improvements have not been installed as required by the Planning Board within the term of such performance bond, the Board of Trustees may thereupon declare such bond to be in default and collect the sum remaining payable thereunder; and upon receipt of the proceeds thereof, the Village shall install the improvements covered by such bond which are commensurate with the extent of building development that has taken place in the subdivision, but not exceeding in cost the amount of such proceeds.
G.
If the Planning Board, or an appropriate Village Officer appointed by it, shall find upon inspection that any of the required improvements have not been constructed in accordance with the plans and conditions approved and specified by the Planning Board, then the subdivider and the bonding company (if any) shall be severally and jointly liable for the costs of completing said improvements as originally specified by the Planning Board.
H.
Such performance bonds shall be released to the subdivider only upon certification by the Village Board of Trustees that all required improvements have been satisfactorily completed.
A.
In making determinations regarding the necessity and extent of the installation of such public improvements, the Planning Board shall take into consideration the prospective character and uses in the proposed subdivision whether dense residential, open residential, business or industrial.
B.
Public improvements shall at the discretion of the Planning Board include any or all of the following:
C.
All improvements as required shall be installed in accordance with standards, specifications and procedures acceptable to the appropriate Village departments or as provided in this chapter.
D.
Unless a bond is posted in accordance with § 345-8D(1) or 345-15, all improvements as required shall have been completed, installed or constructed and so certified before approval of final plat shall be granted and before any building permits or certificates of occupancy shall be issued in accordance with § 345-9.
A.
When public utility facilities are required by the Planning Board, the subdivider shall submit to the Board written assurance from each public utility company that such company will make the necessary service installations within the time limit and according to specifications satisfactory to the Planning Board.
B.
The final plat shall show statements by the owner granting the necessary easements or other releases for installation of required public utilities.