Purpose and application.
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.
These rules and regulations shall apply to the amendment or resubdivision of any previously approved plat.
Streets shall be provided for and installed on all subdivisions unless all the building plots in such subdivision front on an existing public street.
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:
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.
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.
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.
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.
No duplication of names shall be allowed except as above provided.
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.
All broken street lines within a block shall be joined by concentric curves.
At the discretion of the Planning Board all curbline intersections at corners shall be joined with a curve having a radius.
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.
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.
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.
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 and such other specifications as may be promulgated from time to time in these regulations by the Planning Board.
Streetlights shall be installed in conformity with accepted streetlighting standards.
Blocks and lots.
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.
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.
General development plan.
Street water mains and hydrants as well as electric service shall be made available to all developments.
All utility lines shall be placed underground.
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.
The owner may place restrictions on subdivision greater than those required by Chapter 138, Zoning. Such greater restrictions shall appear on the subdivision plat.
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.
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:
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.
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.
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.
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.
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:
All such proposed developments recognize and are consistent with the need to minimize flood and/or mudslide damage.
Adequate drainage is provided so as to reduce exposure to flood and/or mudslide hazards.
Adequate drainage is provided so as not to increase the exposure to flood and/or mudslide hazards of adjacent lands.
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:
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.
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.
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:
Name, address and signature of owner, engineer and/or land surveyor.
Names of abutting owners, abutting subdivisions and post office serving the area.
Date, scale and North point true to the plat.
Names and widths of all streets.
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.
Direction by bearing of all lines.
Radii of all curves.
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.
Front property line setbacks.
Easements and width of easements for any drainage structures, sumps, public utilities, etc.
A statement signed by a licensed land surveyor as follows:
Graphic locations and size of all existing and proposed water mains within and abutting the site.
Status of existing street or streets, within or abutting the subdivision, when same are public highways.
Location and type of pavement, curb and sidewalks on existing streets.
Existing and proposed drainage structures with elevations of all pipe inverts, pipe size and surface elevation of grate on catch basins.
The use or proposed use of all open areas.
Area of the proposed subdivision.
Control bench mark elevations established on top of permanent concrete or stone monuments within or abutting the site.
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.
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.
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.
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.
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.
The name, if any, of the subdivision or development, which name shall not, however, duplicate or too closely approximate that of any other subdivision.
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.
Endorsement of approval by the New York State Department of Health.
Endorsement of approval by the Commissioner of Public Works of Nassau County.
Endorsement of approval by other planning agencies, if any, having jurisdiction.
Certification by the Treasurer of Nassau County as to payment of taxes.
Certification by the Town Receiver of Taxes as to payment of taxes.
Certification by the Treasurer of the Village of Sea Cliff as to payment of taxes.
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.
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.
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.
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:
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. Should an approval expire as herein provided, a new application, including payment of filing fee, shall be required.
Editor's Note: See Village Law § 7-728, Subdivision 6.
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:
All dimensions may be approximate.
Proposed rather than final location of monuments may be shown.
Section A145-10B(2)(f), (g), (m) and (hh) of § A145-10B(2) need not be complied with.
Vertical curve details and design, actual sizes of drainage structures and/or sumps and other final details need not be shown.
Information to be submitted.
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.
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.
Existing trees with a diameter of five inches or more shall be shown, and the proposed removal of any such trees shall be indicated.
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:
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.
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.
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. In the event of conflict between said Village Law and these regulations, the Village Law shall control.
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.