[Adopted 12-8-1976, approved 1-18-1977 (Appendix
A, Part II, of the 1966 Code)]
These regulations are established to provide for the orderly growth and coordinated development of the Village of Northport so as to assure the health, safety and general welfare of its people, with consideration being given to vehicular and pedestrian traffic; to adequate drainage of surface water, recognizing the topographic and geologic character and natural drainage and the groundwater table; to encourage the preservation of such natural features as trees, woodlands, streams and ponds; to provide adequate utility services; and with desirable standards of subdivision design, so as to provide suitable building sites for the land use permitted by Chapter
306, Zoning.
The following list of final drawings shall be
required within six months after conditional approval:
A. Final plat of the overall development or final plat
of the first section. To be acceptable for filing, final plats must
show the following:
(1) Plats shall be at a scale of one inch equals 100 feet
or larger, on sheets 20 inches by 36 inches.
(2) Accurate dimensions on all exterior and interior property
lines, including lot lines.
(3) Street names to be cleared through the Planning Board.
(4) Numbering of all lots, and necessary lettering of
street names and other similar notations, easements, building-line
setbacks and the like.
(5) All reserved areas, whether for drainage or other
municipal or community purposes.
(6) All proposed street widenings within the area covered
by the map.
(7) Existing and proposed water, sewer and gas mains.
(8) A diagram showing proposed methods of water supply
and sewage disposal (required only in areas where municipal or public
utility facilities for those services do not exist).
(10)
A key map, at a scale of one inch equals 600
feet, showing clearly the location of the subdivision in relation
to the surrounding streets.
(11)
A tie-in to the nearest monumented street intersection.
(12)
A condensation of any resolution adopted by
the Planning Board modifying or changing zoning regulations affecting
all or any part of the area within the boundaries of the map.
(13)
Bearings on all exterior and interior property
lines, including lot lines.
(14)
Fire hydrant locations, to be shown on the final
plat in accordance with the approved layout of the Fire Commissioners.
(15)
The computed area of each plot shall be shown.
(16)
The following statements, duly completed and
signed:
(a)
"Lands shown on this map as roads, streets or
highways or for the widening thereof, and also easements for the installation
of sewers, drains or water mains or conduits, and also lands indicated
as to be dedicated for other public use are hereby irrevocably offered
for dedication to the municipality having jurisdiction thereof.
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(signed)
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(Owner and all others having a legal interest
in the title to the premises)
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(date)
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(b)
"All lots in this development comply fully to
the zoning requirements of the residence district in respect to area
and width, except as noted in the Table of Modifications. (If modifications
are requested in a clustered development, a table indicating all modifications
shall be included on a final plat.)
(c)
"I/we hereby certify that this map is made from
an actual survey completed by me/us on____________________, and concrete
monuments have been/will be set as shown by........
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(signed)
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License No. ___________________________ _"
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(d)
"This is to certify that this subdivision map
has been approved by the Northport Village Planning Board on_________________________.
Effective date of final approval is_________________________.
(e)
"No plot may be subdivided or changed in any
manner at any future date unless by special action of the Planning
Board of the Village of Northport.
(f)
Release of building permits for lots on this
map shall be subject to a schedule of operations approved by the Planning
Board and in accordance with these Residential Subdivision Regulations
and Site Improvement Specifications of the Village of Northport.
(g)
Grading of lots, including slopes, on this map
shall be limited to the extent of clearing and grading as shown on
the approved site plans. Trees with a diameter of eight inches or
larger which are located further than 25 feet from a building or further
than 15 feet from a driveway must be left standing and protected from
grade changes. Each individual lot shall be temporarily and/or permanently
stabilized immediately following the backfilling of the foundation
and shall be in compliance with these Residential Subdivision Regulations
and Site Improvement Specifications.
(h)
Dry wells shall be constructed at all roof leaders,
unless waived by the Planning Board or Village Engineer.
(i)
Subject to the approval of the Department of
Law of the State of New York of an offering plan for the sale of lots
of this subdivision (applicable in cases of the sale of land subject
to § 355 of the General Business Law, i.e., condominiums
and/or developments with homeowners' associations).
(j)
Subject to the provisions of Chapter
180, Homebuyer Protection, of the Code of the Village of Northport.
(k)
Final maps filed with the office of the Village Clerk pursuant to §
A312-13, that are not filed with the Suffolk County Clerk, shall contain the following: "Conveyances made from any of the lots shown on this map shall be by metes and bounds description only, including reference to the lots, parts of lots or combination of lots as shown on the original subdivision map upon which the resubdivision was made."
[Added 10-3-1989]
B. Grading plan. A grading plan shall be prepared, by
competent professional personnel licensed to do the work, in dimensions
of 20 inches by 36 inches and to a scale of one inch equals 50 feet
or larger. This drawing shall indicate the boundary lines of the subdivision,
street and lot lines, existing buildings on and within 200 feet of
the property, all existing substructures on this property and, if
bordering existing roads, shall indicate substructures. The plan shall
also show existing contours by a two-foot contour interval, unless
a greater or lesser interval is required by the character of the terrain.
Contours must extend 200 feet beyond the boundary of the subdivision.
Proposed elevations must be shown within the subdivision at all changes
in direction of lot lines; at lot corners; at curbs, the edge of pavement
and the center line of the road fronting the property; and at basements
and first floors. The proposed manner of grading to provide for flow
or rainfall runoff for each plot shall be shown by arrows or other
appropriate symbols. It shall be mandatory that runoff from each plot
shall be self-contained or allowed to run off to the street in an
approved manner. Dry wells are required for all roof leaders where
a recharge basin is not provided and where soil conditions permit.
No water shall be allowed to encroach on neighboring property, either
public or private, except as noted herein. The plan shall show also
the outline of proposed structures. The extent of the proposed clearing
and location of proposed structures shall be shown on the grading
plan. The subdivision name, date prepared, North point, scale and
datum shall also be indicated.
C. Road and drainage plan. A drainage plan shall be prepared
in dimensions of 20 inches by 36 inches and to a scale of one inch
equals 50 feet or larger. This plan must be prepared by competent
professional personnel licensed to do the work. Computation sheets
shall accompany the plan and shall show all computations pertaining
to drainage features of the drawing and further showing determinations
of pipe sizes, pipe gradients, contributing areas and all other calculations
necessary for design of the drainage system. This drainage plan shall
indicate the boundary of the property, street and curblines, leaching
basins, catch basins, manholes and piping. Surface- and flow-line
elevations of storm-sewer structures shall be shown. Center-line stations
of fifty-foot intervals on roads or streets with elevations at change
of grade and the percent of grade of each also shall be indicated.
Road gradients approaching intersections shall not exceed 3%. A separate
detail of each intersection shall be drawn with twenty-foot scale
or larger, showing sufficient grade information to develop the intersection.
Stations, referenced to the center line of the street, of all drainage
structures must be shown. The name of the subdivision, date prepared,
North point, scale and datum shall also be indicated.
D. Road and drainage profiles. Profile drawings shall
be prepared on plan and profile paper or cloth in dimensions of 20
inches by 36 inches at a scale of one inch equals 50 feet or larger.
This plan must be prepared by competent professional personnel licensed
and qualified to perform this work and is to be accompanied by computation
sheets which shall show all computations pertaining to horizontal
and vertical alignment, vertical curves and sight distance; existing
and proposed grade, station elevations of existing and proposed grade,
percent of grade and stations at change of grade; drainage structures
and invert and road center-line elevations; and vertical curve data,
with stations at PVC, PVT and PVI, and center-line stations at intersecting
stations. All pipe sizes shall be shown. Vertical and horizontal scales
and the date that the drainage drawing was prepared shall also be
indicated.
E. Stabilization-planting plan.
(1) A stabilization-planting plan shall be prepared in dimensions of 20 inches by 36 inches to a scale of one inch equals 50 feet or larger. This plan shall be prepared by a professional landscape architect, as recognized by the American Society of Landscape Architects by association of membership, or any other individual or firm that is recognized by the Planning Board as being competent to prepare such plans. The stabilization-planting plan shall show the extent of the proposed clearing of existing vegetative growth, the location of proposed street trees and shall indicate stabilization, erosion and sediment control procedures as required in §
A312-18D of these subdivision regulations.
(2) In subdivisions where a recharge basin is proposed,
the stabilization-planting plan shall also show the entire recharge
basin area, fence lines, top of slope, curblines and property lines,
gates, drainage structures at road curb, piping, areas to be planted
around the recharge basin and interior plantings on the berm and slope,
along with a plant schedule giving plan symbols for plant material
to be used and the kind, size and quantity. In addition to the foregoing,
the following shall also be shown: North point, scale, the name of
the person who has prepared such plan and the name of the subdivision,
with section number, if any.
F. Statement of Suffolk County Clerk: approval of subdivision
name and date of name approval.
G. Letters from the public utilities, fire and water
districts and electric company: a statement as to the availability
of their facilities and a letter from the Board of Fire Commissioners
approving the location of fire hydrants.
H. Progress schedules and stabilization control procedures.
(1) The progress schedule shall show the sequence of construction and the approximate completion dates of drainage facilities, street and curb construction and building occupancies. The stabilization control procedures shall be prepared and submitted as indicated in §
A312-18D.
(2) Planning Board approval of progress schedules and stabilization control procedures must be obtained before or simultaneous with requests for approval of original bonds or bond extensions. Failure to comply with such a schedule shall result in the withholding of building permits and/or certificates of occupancy by the Code Compliance Director, as provided in Chapter
219 of the Code of the Village of Northport.
I. All roads and/or easements to be dedicated to the
Village of Northport shall be irrevocably offered for dedication in
the form of a letter to the Village Board of Trustees, approved prior
to submission by the Village Attorney.
The developer, having submitted prints of the
above list of final drawings and supporting papers, shall then make
the official application for the approval of the final plat.
The developer shall submit to the Clerk of the
Planning Board three prints made from each of the original five final
drawings. The Planning Board will hold a public hearing, notice of
which will be advertised at least once in a newspaper of general circulation
in the village and in a notice of hearing posted in at least three
prominent places at least five days before such hearing. At such hearing,
the developer or his authorized representative and his engineer or
surveyor shall appear. The developer shall also post a sign on the
subject property, four feet by three feet, within 10 feet of the nearest
public way. Said sign shall contain sufficient information describing
the proposed subdivision and setting forth the date of the public
hearing. Said sign shall be erected two weeks prior to the public
hearing and shall be approved in form and content by the Code Compliance
Director of the Village of Northport.
A fee as set forth from time to time by resolution of the Board of Trustees (see Chapter
147, Fees) shall be collected by the Planning Board prior to the signing of the plat to be filed and shall be paid by certified check payable to the Village of Northport.
The Planning Board shall require the dedication of land to be set aside as a neighborhood playground or park area in each plat filed with it. Up to 10% of the land may be designated as a park or recreational area if, in the Planning Board's opinion, it is in the interest of the general public due to topography, historical interest, natural features or unusual conditions. In cases where the Planning Board determines that the land or property offered for dedication for these purposes is inappropriate or insufficient for park or playground purposes due to size, topography, natural features or unusual conditions, it may approve the plat for filing on condition that the subdivider pay to the Village of Northport a sum of money, by cash or certified check made to the order of the Village of Northport, in accordance with the fees as set forth from time to time by resolution of the Board of Trustees; see Chapter
147, Fees. Such sums shall be used for the purchase or improvement of neighborhood parks or playgrounds readily accessible to the residents or occupants of the proposed subdivision. These requirements may be waived for less than five-lot subdivisions if unusual circumstances are indicated.
The developer shall file with the Suffolk County
Clerk, within 90 days of the date of the Planning Board's approval
of the final plat, two copies thereof along with an abstract of title.
In cases of a resubdivision or a subdivision where there is no legal
requirement that a plat be filed with the Clerk of the County of Suffolk,
the final plat shall be filed in the office of the Village Clerk.
The following site improvements are required
in all land subdivisions which may be approved by the Planning Board
(see itemized specifications):
A. Clearing and grading of all streets to a minimum required
width in residential developments as required by the Planning Board.
B. Street paving between curbs to a minimum width of
34 feet in residential developments or as required by the Planning
Board.
C. Standard enameled street signs at each intersection.
D. Sidewalks four feet wide; concrete sidewalks will
be required in Residence B, C, D and E Districts.
E. Concrete curbs on all streets.
F. Street trees, landscaping of recharge basins and seeding
of area between the curb- and street right-of-way line.
G. Adequate drainage facilities, either in the form of
leaching basins or recharge basins and storm sewers, shall be decided
in individual cases.
H. Adequate recreational or park facilities, as may be
decided in each case, dedicated to the Village of Northport.
I. Monuments. A minimum of two monuments shall be set
at each street intersection. In addition, monuments shall be set on
all property-line corners of recharge basins, including access strips,
exterior property lines, recreational area or other lands to be dedicated
to the village. Monuments will also be required at the beginning and
end of each curve along one side of the street right-of-way. All monument
locations shall be shown on the filed map.
J. Retaining walls, where called for.
The developer shall be on the subdivision site
when the village officials make the dedication inspection. Dedication
of all roads, easements, etc., shall be accomplished pursuant to § 6-620
of the Village Law of the State of New York.
At the time of the acceptance of the dedication
and the release of the performance bond, a surety company bond or
a certified check, at the discretion of the Planning Board, made payable
to the Village of Northport shall be posted to guarantee all site
improvement work for a period of one year from the date of acceptance
by the village. This bond or check shall be in an amount which is
1/2 of the estimated total site improvement costs.
If any clause, sentence, paragraph, article
or item of these Residential Subdivision Regulations and Site Improvement
Specifications of the Northport Village Planning Board shall be adjudged
by any court of competent jurisdiction to be invalid, such judgment
shall not impair nor invalidate the remainder hereof, but such adjudication
shall be confined in its operation to the clause, sentence, paragraph,
article or item directly involved in the controversy in which the
judgment shall have been rendered.
[Adopted 8-9-1977, approved 10-4-1977 (Appendix
A, Part IV, of the 1966 Code)]
These regulations are established to provide for the orderly growth and coordinated development of the business and commercial areas of the Village of Northport, pursuant to the provisions of Chapter
219, Planning Board, §
219-5, of the Code of the Village of Northport, involving the subdivision of business properties, so as to assure the health, safety and general welfare of the people of Northport, with consideration being given to vehicular and pedestrian traffic and to adequate drainage of surface water, recognizing the topographic and geologic character, natural drainage and the groundwater table; to encourage the preservation of such natural features as trees, woodlands, streams and ponds; and to provide adequate utility services, and with desirable standards of subdivision development, so as to provide suitable building sites for the business land uses permitted by Chapter
306, Zoning, of the Code of the Village of Northport.
All of the provisions of and procedures set
forth in the subdivision regulations (residential zones) adopted by
the Planning Board on the eighth day of December 1976, and approved
by the Board of Trustees of the Village of Northport on the 18th day
of January 1977, shall be applicable to all applications for business subdivision approval. Additionally, the specific requirements set forth in Chapter
247, Site Plan, Article
I, Business Zones, § 247-2D(2)(b), (h), (j), (k), (l) and (m), shall also apply to applications for business subdivision approval. In the event of conflict between the subdivision regulations (residential zones) and the above-cited specific sections of the site plan regulations (business zones), the latter shall apply.