A.
Purpose and application.
(1)
The requirements set forth herein will serve as a
guide for land surveyors in the preparation of subdivision plats.
It is to be noted that the requirements contained herein are minimum
requirements. Notwithstanding anything herein contained, each subdivision
plat will be approved or disapproved on its own merits, subject to
meeting such minimum requirements.
(2)
These rules and regulations shall apply to the amendment
or resubdivision of any previously approved plat.
B.
Streets.
(1)
Streets shall be provided for and installed on all
subdivisions unless all the building plots in such subdivision front
on an existing public street.
(2)
The street layout shall be designed in such a way
that will be advantageous to the whole area, with special attention
directed to the following items:
(a)
At the discretion of the Planning Board, existing
or mapped streets adjoining the development may be continued and shall
be at least as wide as the street joined, but not less than a fifty-foot
right-of-way, 30 feet of which shall be paved. Collector and through
streets shall be not less than 50 feet wide unless otherwise permitted
by the Village Board of Trustees.
(b)
Dead-end streets shall not be allowed except
where a continuing street arrangement is impractical. Such streets,
if allowed, shall have a cul-de-sac at the end having a minimum radius
of 60 feet and shall not be longer than 500 feet, unless this provision
is waived by the Planning Board.
(c)
Where sections are zoned for business or are
proposed to be zoned for business, service road, boundary screening
and/or other treatment shall be provided at the discretion of the
Planning Board.
(d)
Street names.
[1]
Streets which join or are in alignment with
existing streets or with streets of an abutting or adjacent or neighboring
subdivision shall bear the same name.
[2]
No duplication of names shall be allowed except
as above provided.
[3]
Streets shall have names and not numbers (such
as 1st, 2nd, 3rd or First, Second, Third, etc., except as above provided),
and all street names must be approved by the Planning Board before
same are placed on the final plats.
(e)
All broken street lines within a block shall
be joined by concentric curves.
(f)
At the discretion of the Planning Board all
curbline intersections at corners shall be joined with a curve having
a radius.
(g)
Streets in a proposed subdivision adjoining
unsubdivided land capable of being subdivided shall extend to the
boundaries of the tract. No reserved strips shall be allowed.
(h)
Where a subdivision adjoins unsubdivided land,
half streets may be shown and dedicated, provided that a release from
the owner of the abutting undeveloped land is obtained, dedicating,
when all requirements have been met, the additional half street for
highway purposes.
(i)
Provisions shall be made by the owner and/or
developer for the access to all proposed streets across watercourses
by culverts or other drainage structures of a design approved by the
Planning Board.
(3)
Streets installed in subdivisions and existing streets
on land to be subdivided shall meet the specifications for the construction
of roads and curbs as established by the Nassau County Department
of Public Works[1] and such other specifications as may be promulgated from
time to time in these regulations by the Planning Board.
(5)
Streetlights shall be installed in conformity with
accepted streetlighting standards.
C.
Blocks and lots.
(1)
Except as may be necessary to match existing street
lines or other special conditions, no block shall be more than 1,000
feet or less than 200 feet in length.
(2)
Through lots fronting on two streets shall not be
allowed unless topographical conditions or existing streets permit
no other form of development. The street proposed for the actual front
of through lots shall be indicated on the plat.
D.
General development plan.
(1)
Street water mains and hydrants as well as electric
service shall be made available to all developments.
(2)
All utility lines shall be placed underground.
(3)
Due regard shall be shown for the preservation of
all natural features which add value to the community, such as trees,
groves, watercourses, beaches, scenic points, historic spots and similar
assets. In this regard the Planning Board is empowered to require
that trees will be left standing in areas upon the subdivision, and
that no live trees with a diameter of five inches or more may be cut
down in such areas without the express consent of the Planning Board
to be indicated upon the approved plan. The Planning Board may also
require that trees shall not be cut down on or removed from any building
lot on the subdivision unless the area is to be occupied by a building
thereon. In such instance, trees may be cut down in areas to be occupied
by buildings or driveways and within a distance of 10 feet around
the perimeter of such building or driveway.
(4)
The owner may place restrictions on subdivision greater than those required by Chapter 138, Zoning. Such greater restrictions shall appear on the subdivision plat.
(5)
All existing or proposed business districts which
extend or may be extended to an adjoining or abutting street shall
have such boundary screening and other improvements as the Planning
Board may deem necessary, in addition to those required by any other
provisions of this Code.
E.
Drainage and profiles. All drainage problems arising
within the limits of the development of the subdivision area shall
be completely resolved, designed and approved before any work is started.
For this purpose, the following requirements shall be complied with:
(1)
The entire area of the development or subdivision
shall be so designed, laid out and constructed that the runoff stormwater
is adequately and expeditiously disposed of. This shall be accomplished
by utilizing sumps or recharge basins, gravel-filled trenches augmented
by slotted drain pipe and/or other means that the Planning Board deems
necessary to suit the particular situation under consideration.
(2)
Drainage of the area of the development or subdivision
shall be in accordance with Nassau County Department of Public Works
Standard Specifications for the Construction of Highways and Bridges
(latest edition) and such other specifications as may be promulgated
from time to time in these regulations by the Planning Board.
(3)
Catch basins shall generally be constructed in the
sidewalk area, utilizing a curb inlet to receive the runoff water.
It may be found practical in some instances to construct a basin with
a grate in the pavement area which will be permitted under special
conditions.
(4)
All profiles shall be drawn to such scale as will
clearly show existing and proposed conditions. The horizontal scale
of the profile shall be the same as the scale of the general development
plan. All drainage structures shall be accurately depicted with percentage
of grade shown on all drainage pipes. Elevation of all pipe inverts
at the catch basins or manholes and discharge at sumps, percentage
of grade and direction of flow shall be indicated for all road or
street surfaces with units of measures for the center line of all
streets clearly indicated.
(5)
All subdivision plats for development in special flood
hazard and/or mudslide locations within the Incorporated Village of
Sea Cliff shall be designed so as to ensure that:
(a)
All such proposed developments recognize and
are consistent with the need to minimize flood and/or mudslide damage.
(b)
Adequate drainage is provided so as to reduce
exposure to flood and/or mudslide hazards.
(c)
Adequate drainage is provided so as not to increase
the exposure to flood and/or mudslide hazards of adjacent lands.
A.
Information to be submitted. The application for approval
shall not be considered to be complete or in proper order and in final
form for review, and no approval shall be granted nor public hearing
held thereon by the Planning Board, until the following are provided:
(1)
One permanent transparency; 10 paper prints of the
plat plan to be filed; 10 prints of all profile drawings; and 10 prints
of the drainage plan. When more than one sheet is to be used for the
profile drawing or drainage plan, each sheet shall be numbered consecutively
with the name of subdivision clearly shown thereon. Ten prints of
the general development plans on which shall be shown the existing
contours, proposed finished grades, etc., and 10 prints of any drawing
pertaining to the subdivision shall also be submitted.
(2)
The Village Clerk shall send one set of prints to
the Village of Sea Cliff Fire Department and one set of prints to
the North Shore Central School District.
(3)
All final plats submitted to the Planning Board for
approval shall be drawn to a scale of 20 feet to one inch, unless
a different scale is specifically permitted by the Board. Such plats
shall contain or be accompanied by the following:
(a)
Name, address and signature of owner, engineer
and/or land surveyor.
(b)
Names of abutting owners, abutting subdivisions
and post office serving the area.
(c)
Date, scale and North point true to the plat.
(d)
Names and widths of all streets.
(e)
Dimensions of all lots and parcels, in feet
and decimals of a foot, including those to be reserved or dedicated
as public parks, playgrounds or recreation areas, recharge or sump
areas. Lines extending to a varying boundary, such as a brook or watercourse,
may be approximate; however, the outside perimeter shall be completed
with a closed boundary traverse. The area in square feet, of every
lot shall be shown.
(f)
Direction by bearing of all lines.
(g)
Radii of all curves.
(h)
Final location of all monuments. There shall
be at least two monuments on each street intersection. On a four-way
street intersection, monuments shall be on opposite corners. Monuments
shall also be placed on all angles and points of curve within a block
and on all outside boundary corners and angles.
(j)
Front property line setbacks.
(k)
Easements and width of easements for any drainage
structures, sumps, public utilities, etc.
(l)
A statement signed by a licensed land surveyor
as follows:
I hereby certify that this map was made from
actual surveys made and completed by me on ________ 19 ____, and that
the monuments will be set as shown.
|
(m)
Graphic locations and size of all existing and
proposed water mains within and abutting the site.
(n)
Status of existing street or streets, within
or abutting the subdivision, when same are public highways.
(o)
Location and type of pavement, curb and sidewalks
on existing streets.
(p)
Existing and proposed drainage structures with
elevations of all pipe inverts, pipe size and surface elevation of
grate on catch basins.
(q)
The use or proposed use of all open areas.
(r)
Area of the proposed subdivision.
(s)
Control bench mark elevations established on
top of permanent concrete or stone monuments within or abutting the
site.
(t)
Key elevations with arrow indicating the direction
of flow and rate of grade on street surfaces, with key elevations
shown for all plot corners and first floor of any existing building
or dwelling within the confines of the plot, or adjoining the property
within a distance of 300 feet at any boundary line.
(u)
Contour lines showing, with a reasonable degree
of accuracy, the topography of the existing ground surface and the
relationship of such existing surface or surfaces to the proposed
elevations to be established within the confines of the subdivision.
The contour lines shall extend and reasonably depict the existing
surface conditions within the confines of the subdivision and for
a distance of at least 300 feet on all surrounding land.
(v)
Location of all test holes for the purpose of
percolation tests and borings and the determined results from the
examination and tabulation of the subterranean stratas for a vertical
distance of 10 feet from the lowest (either existing or proposed)
surface elevation. If unsuitable soils for drainage purposes are encountered,
holes of a greater depth will be required. Test holes will generally
be located at the proposed sump and cesspool locations and other scattered
locations. However, the Planning Board reserves the right to determine
the location of the test holes, and, if and when the Planning Board
requires, additional holes shall be drilled.
(w)
A certification by the architect or surveyor,
either on the plan or by letter, attesting to compliance in the design
with the requirements and standards of the Village of Sea Cliff and
the County of Nassau.
(x)
Agreement between the owner and the appropriate
utility company for the erection and installation of the necessary
conductors to furnish all plots as shown on the plat with electricity.
(y)
The name, if any, of the subdivision or development,
which name shall not, however, duplicate or too closely approximate
that of any other subdivision.
(z)
In proper cases and when required by the Planning
Board, the location of a park or parks suitably located for playground
or other recreational purposes.
(aa)
Endorsement of approval by the New York State
Department of Health.
(bb)
Endorsement of approval by the Commissioner
of Public Works of Nassau County.
(cc)
Endorsement of approval by other planning agencies,
if any, having jurisdiction.
(dd)
Certification by the Treasurer of Nassau County
as to payment of taxes.
(ee)
Certification by the Town Receiver of Taxes
as to payment of taxes.
(ff)
Certification by the Treasurer of the Village
of Sea Cliff as to payment of taxes.
(gg)
Certification of the Engineer's Office, Nassau
County Department of Assessment, as to the location of the plat on
the Nassau County Land and Tax Map.
(hh)
Such other information as the Planning Board
may reasonably require, such as approximate distances to existing
schools, post offices and firehouses, line of proposed bulkheading,
etc.
B.
As a condition of its approval, the Planning Board
may require the posting of a bond, either in the form of a certified
check or a performance bond issued by a bonding or surety company
approved by the Board of Trustees as to form, sufficiency and manner
of execution. Such bond shall be in such an amount as may be determined
by the Planning Board, covering by either one or more certified checks
or bonds, the total amount of cost of improvements as determined by
the Planning Board and contemplated within the street or road limits.
The maximum term of said bond shall not exceed two years. Included
in this total cost of the work contemplated shall be the cost of the
work for the drainage appurtenances outside of the normal street limits
but necessary to the proper functioning of the drainage system. All
bonds or checks so submitted or delivered to the Village of Sea Cliff
shall insure the faithful performance of all the work contemplated
within the street or road limits and the drainage appurtenances necessary
thereto as shown on the plans or otherwise designated.
C.
Following approval by the Planning Board, either with
or without modification, and the posting of a bond if required, the
Chairman of the Planning Board shall place the following certification
on the original documents:
This is to certify that this subdivision
plat has been approved as provided in § 7-728 of the Village
Law.
Date of Approval _________, 19 ____.
Village of Sea Cliff Planning Board
by____________________________
Chairman
|
Any approval of plats granted or obtained hereunder
shall expire 90 days from the date of same unless such plat or a section
thereof shall have been duly filed or recorded by the owner in the
Nassau County Clerk's office within such ninety-day period and the
proposed development of such plat completed or any required bond therefor
posted. In the discretion of the Planning Board, an owner may be authorized
to file his approved plat in sections, as provided by law.[1] Should an approval expire as herein provided, a new application,
including payment of filing fee, shall be required.
[1]
Editor's Note: See Village Law § 7-728,
Subdivision 6.
A.
The Planning Board may require that an applicant for development or subdivision plat approval submit a preliminary plat for initial consideration by the Planning Board as a prerequisite to such applicant's submission of an application for development or subdivision plat approval. Five paper prints of the preliminary plat containing the information required in § A145-10 hereof (application for development and subdivision plat approval) shall be submitted, except that:
(1)
All dimensions may be approximate.
(2)
Proposed rather than final location of monuments may
be shown.
(3)
Section A145-10B(2)(f), (g), (m) and (hh) of § A145-10B(2)
need not be complied with.
(4)
Vertical curve details and design, actual sizes of
drainage structures and/or sumps and other final details need not
be shown.
B.
Information to be submitted.
(1)
All preliminary plats submitted shall show all existing
and mapped streets, including profiles of such streets within 300
feet of any boundary of the proposed development. The location of
any proposed sump or sumps intended for the storage of stormwater
shall be clearly shown on the horizontal plat.
(2)
All physical and topographic features that will affect
the proposed street, drainage and lot layout shall be shown, directing
particular attention to the contour lines which shall be at one-foot
intervals for any other surface condition. The data for all elevations
and contour lines shall be in accordance with standard Nassau County
data, and no assumed data will be allowed. Proposed street grades,
contours and drainage elements of the entire tract shall be submitted
with the preliminary plat.
(3)
Existing trees with a diameter of five inches or more
shall be shown, and the proposed removal of any such trees shall be
indicated.
C.
In any case where the preliminary plat indicates that
a variance, special permit or other approval will be required to be
obtained from the Zoning Board of Appeals or the Board of Trustees
in order to use the premises as proposed, the applicant will be so
advised.
Subject to the approval of the Board of Trustees, the Planning Board may retain the services of an inspector and/or a consulting engineer to assist in a determination as to the progress of work, satisfactory completion of improvements required by the Planning Board and compliance with the provisions of Chapter 112, Subdivision of Land, and these rules and regulations. The fee for such services shall be as set forth in Chapter A142, Schedule of Fees, and shall be paid by the applicant prior to final approval of a subdivision plat.
Upon completion of all work, and before any
bond may be released, the following shall be complied with:
A.
The owner's surveyor shall certify that the work as
contemplated has been fully completed in accordance with all plans
submitted and the specifications of the Village of Sea Cliff pertaining
to public improvements within the limits of the subdivision. The certification
shall include a statement that all monuments as shown on the filed
map of the subdivision are in place and properly located.
B.
Proof shall be submitted that all taxes have been
paid on any property being deeded to the Village of Sea Cliff, and
title to such property shall be certified by an approved title company.
C.
The Planning Board shall determine, upon inspection,
that all of the required improvements have been constructed in accordance
with the approved specifications.
Nothing contained herein shall, or is intended
to, limit or reduce the provisions or requirements of the Village
Law relating to the approval of subdivision plats.[1] In the event of conflict between said Village Law and
these regulations, the Village Law shall control.
[1]
Editor's Note: See Village Law, Article 7.
Where practical difficulties or hardships will
be caused, the Planning Board may approve a subdivision in variance
with these rules and regulations, provided that the granting of such
variance protects the interest of the Village of Sea Cliff and the
general welfare of the community. When the proposed subdivision or
plat is of minor importance and is in locality where conditions are
well-known and well-defined, the Planning Board may relax the above
requirements to the extent deemed just and proper.