[HISTORY: Adopted by the Planning Board of the Village of
Webster in 1968. Amendments by the Village Board noted where applicable.]
These rules and regulations shall be known and may be cited
as the "Village of Webster Subdivision Regulations of 1968."
By reason of a resolution adopted by the Village Board of the
Village of Webster on the 13th day of August 1962, pursuant to the
provisions of Article 6-A of the Village Law,[1] the Planning Board of the Village of Webster has the power
and authority to approve plats of subdivision of land, with or without
streets or highways. Such approval, in accordance with the procedures
and regulations set forth below, is prerequisite to the recording
of all plats of any subdivision of land within the Village of Webster
in the office of the Monroe County Clerk.
[1]
Editor's Note: Former Article 6-A of the Village Law
was repealed by L. 1972, c. 892. See now Article 7 of the Village
Law.
To carry out the purposes of the Village Law and the Village
Board in providing for such plat approval, these rules and regulations
are adopted by the Planning Board, and approved by the Village Board,
to provide for the future growth and development of the Village and
to afford adequate facilities for the housing, transportation, distribution,
comfort, convenience, safety, health and welfare of its population.
Consistent with such purposes, these rules and regulations will assure
the orderly development of residential areas, the coordination of
existing streets and public utilities with new services, the proper
provision of open spaces for passive and active recreation and the
proper location of future sites for public buildings and shopping
areas, all to the mutual benefit to the developer, in providing more
stable values, and to the future homeowner, in providing the necessary
services at minimum cost and maximum convenience.
A.
Unless otherwise expressly stated, the following terms shall, for
the purposes of these regulations, have the meanings indicated.
B.
Words in the singular include the plural, and words in the plural
include the singular. The word "person" includes a corporation, unincorporated
association and a partnership, as well as an individual. The word
"building" includes "structure" and shall be construed as if followed
by the words "or part thereof." The word "street" includes "road,"
"highway" and "lane"; and "watercourse" includes "drain," "ditch"
and "stream." The words "shall" and "will" are mandatory and not directive;
the word "may" is permissive.
- ALLEY or SERVICE DRIVE
- A strip of land over which there is a right-of-way, municipally or privately owned, serving as a secondary means of access to two or more properties.
- BLOCK
- An area bounded by streets.
- BOARD
- The word "Board" or the words "Planning Board" or "Village Planning Board" shall mean the Village of Webster Planning Board.
- CROSSWALK
- A right-of-way, municipally or privately owned, at least 12 feet in width, which cuts across a block to furnish access for pedestrians to adjacent streets or properties.
- CUL-DE-SAC
- A residential street with one end open for public vehicles and pedestrian access and the other end terminating in a vehicular turnaround.
- DOUBLE FRONTAGE LOT
- A lot having at least two sides fronting on separate streets which do not intersect while adjoining the lot.
- EASEMENT
- A right granted to use certain land for a special purpose not inconsistent with the general property rights of the owner.
- FINAL SUBDIVISION PLAN
- A plan or plat prepared for recording by a registered engineer or surveyor as required by § 137-10.
- GRADING PLAN
- A plan showing all present and proposed grades for stormwater drainage.
- HALF STREET
- One half of a street right-of-way and paving, usually with its center line located on a property line.
- IMPROVEMENTS
- Those physical additions and changes to the land that may be necessary to produce usable and desirable lots (e.g., grading, paving, curbing, fire hydrants, water mains, sanitary sewers, storm sewers and drains, sidewalks, crosswalks, street shade trees, street signs, monuments and fences. (See § 137-7.)
- LOT
- A parcel of land, intended for transfer of ownership or building development, that is presently occupied or capable of being occupied by one principal building or use, and by those buildings or uses accessory thereto, and having as a minimum such open spaces as required by the provisions of Chapter 175, Zoning, as amended and as may be further amended.[Amended 6-9-1994 by L.L. No. 2-1994]
- PRELIMINARY PLAN
- A plan showing existing features of land and proposed street and lot layout within and adjacent to a subdivision, as required by § 137-9.
- RIGHT-OF-WAY
- Land opened for use as a street, alley or crosswalk.
- STREET
- A general term used to describe a right-of-way, municipally or privately owned, serving as a means of vehicular and pedestrian travel, furnishing space for sewers, public utilities and shade trees. The "streets" are classified as follows:
- (1) A street used as the principal means of access to adjacent residential properties, serving only a comparatively small number of dwellings.
- (2) A street or road connecting local residential streets to each other, to community facilities and to primary or major thoroughfares, serving only neighborhood traffic.
- (3) Streets connecting district centers, serving large volumes of through, fast traffic, preferably located outside or bounding the residential neighborhoods.
- SUBDIVIDER
- A person who is the registered owner, or the authorized agent of the registered owner, of land to be subdivided.
- SUBDIVISION
- A division of any part, parcel or area of land by the owner or agent, either by lots or by metes and bounds, into lots or parcels two or more in number for the purpose of conveyance, transfer, improvements or sale. A "subdivision" shall not include, however, the division into not more than two parcels of not less than five acres each.
A.
General requirements. The Planning Board must hold a public hearing
before the plat of a subdivision receives final approval, thus permitting
the plat to be recorded in the Monroe County Clerk's office.
The Board shall give final approval to a plat before completion of
required improvements only if their installation is assured through
an approved performance bond or letter of credit.
B.
Summary of procedure. The subdivider shall develop the proposed plat
and present it for final action by the Board in the following consecutive
steps:
(1)
The subdivider shall present and discuss a rough sketch of the proposed
subdivision at an informal meeting with the Board.
(2)
The subdivider shall present a preliminary plan and other required
data for consideration and advice by the Board.
(3)
The subdivider shall submit a formal application for approval of
the final plat upon which the Board will hold its public hearing and
thereupon approve, modify and approve, or disapprove such plat.
C.
Informal meeting and rough sketch. The Board will meet informally
with the subdivider to discuss the proposed subdivision and make available
to the subdivider its knowledge of development activities and requirements.
A written request for such informal meeting shall be filed with the
Village Clerk. The Chair of the Planning Board shall give the applicant
at least five days' advance notice of the time and place of the
informal meeting, which shall take place not later than the second
regular meeting of the Board after the filing of the request. The
subdivider shall present sketch plans at such informal meeting which
shall roughly indicate contours, street and lot locations and future
development of the total surrounding area owned or controlled by the
subdivider. It is recommended that no detailed engineering work be
done until after such informal meeting.
D.
Preliminary plan. After informal consideration with the Board of the subdivider's rough sketches, the subdivider shall file with the Village Clerk a preliminary plan of the proposed subdivision which shall include all layouts, plans and data and which shall be in the form specified in § 137-9. The Village Clerk shall refer the preliminary plans to the Village Engineer who shall in turn report the Village Engineer's recommendations to the Planning Board. Not later than 30 days after such filing, the Board shall notify the subdivider in writing of any specific changes which may be required in such plan. The Board and subdivider shall then meet to discuss informally such preliminary plan and such specific changes, if any may be required.
E.
Formal application. The subdivider's formal application for approval of the final plat shall be in writing and submitted to the Board by filing it in triplicate with the Village Clerk. The application shall contain, in the form specified in § 137-10 and in precise detail, all of the data and material specified in said section.
F.
Public hearing. The Planning Board shall hold a public hearing within
62 days after the receipt of a complete final plat by the Clerk of
the Planning Board. Such hearing shall be advertised at least once
in a newspaper of general circulation in the Village at least five
days before such hearing. The Planning Board may provide that the
hearing be further advertised in such manner as it deems most appropriate
for full public consideration of such final plat.
[Amended 6-9-1994 by L.L. No. 2-1994]
G.
Action of Board.
[Amended 6-9-1994 by L.L. No. 2-1994]
(1)
The Planning Board shall by resolution conditionally approve, with
or without modification, disapprove or grant final approval and authorize
the signing of such plat within 62 days after the date of the public
hearing. The ground for modification, if any, or the ground for disapproval
shall be stated upon the records of the Planning Board.
(2)
Extension of time. Notwithstanding the foregoing provisions of this
subsection, the time in which the Planning Board must take action
on such plat may be extended by mutual consent of the owner and the
Planning Board.
(3)
Approval by default. In the event that the Planning Board fails to
take action on a final plat within the time prescribed herein, or
for such extended period established by the mutual consent of the
owner and the Planning Board, the plat shall be deemed approved, and
a certificate of the Village Clerk as to the date of submission and
the failure to take action within such prescribed time shall be issued
on demand and shall be sufficient in lieu of written endorsement or
other evidence of approval herein required.
(4)
Conditional approval of final plats.
(a)
Certification of plat. Upon resolution granting conditional
approval of a final plat, the Planning Board shall empower a duly
authorized officer to sign the plat subject to completion of any requirements
as may be stated in the resolution. Within five days of such resolution,
the plat shall be certified by the Clerk of the Planning Board as
conditionally approved and a copy filed in such Clerk's office.
A copy of the resolution shall be mailed to the owner, which copy
shall include a statement of such requirements which when completed
will authorize the signing of the conditionally approved final plat.
(b)
Duration of approval. Upon completion of such requirements,
the plat shall be signed by said duly authorized officer of the Planning
Board. Conditional approval of a final plat shall expire within 180
days after the date of the resolution granting conditional approval
unless such requirements have been certified as completed.
(c)
Extension of time. Notwithstanding the foregoing provisions
of this subsection, the Planning Board may extend the time in which
a conditionally approved plat in final form must be submitted for
signature if, in its opinion, such extension is warranted by the particular
circumstances thereof, which time shall not exceed additional periods
of 90 days each.[1]
(5)
Approval of plat in sections. In granting conditional or final approval
of a plat in final form, the Planning Board may permit the plat to
be subdivided and developed in two or more sections and may, in its
resolution granting conditional or final approval, state that such
requirements as it deems necessary to ensure the orderly development
of the plat shall be completed before said sections may be signed
by the duly authorized officer of the Planning Board. Conditional
or final approval of the sections of a final plat may be granted concurrently
with conditional or final approval of the entire plat, subject to
any requirements imposed by the Planning Board.
(6)
In the event of approval, there shall be stated the precise conditions
of the approval, including the improvements to be required and the
amount of the performance bond or letter of credit which may be furnished
in lieu of the complete installation of such improvements. The Planning
Board may waive, subject to appropriate conditions and guaranties,
for such period as it may determine, the provision of any or all such
improvements as, in its judgment of the special circumstances of a
particular plat or plats, are not requisite in the interest of public
health, safety and general welfare or which, in its judgment, are
inappropriate because of inadequacy or lack of connecting facilities
adjacent or in proximity to the subdivision.
H.
Time limit for filing.
[Amended 6-9-1994 by L.L. No. 2-1994[2]]
(1)
The approval by the Planning Board of a plat showing lots, blocks or sites, with or without streets or highways, or the approval by the Board of the development of a plat already on file in the office of the Monroe County Clerk prior to the appointment of the Village Planning Board and the grant to it of the power to approve plats, or the certificate of the Webster Village Clerk as to the date of submission of such plat or such proposed development and the failure of the Planning Board to take action thereon within 62 days, shall expire 62 days from the date of such approval or of such certificate, unless within such sixty-two-day period such plat or section thereof shall have been duly filed or recorded by the owner in the office of the Monroe County Clerk and the proposed development of such plat has either been completed or a bond therefor posted with the Village Board as provided in Subsection I of this section.
(2)
If the owner shall file only a section of an approved plat within
such sixty-two-day period, such section shall encompass at least 10%
of the total number of lots contained in the approved plat, and the
approval of the remaining sections of the approved plat shall expire
unless said sections are filed before the expiration of the exemption
period to which such plat is entitled under the provisions of § 7-708
of the Village Law. In the event that the owner shall file only a
section of such approved plat in the office of the Monroe County Clerk,
the entire approved plat shall be filed within 30 days of the filing
of such section with the Webster Village Clerk.
I.
Performance bond or letter of credit.
(1)
Any performance bond or letter of credit furnished in lieu of the
installation of the required improvements shall be in the amount fixed
by resolution of the Planning Board, shall be secured by such deposit
of subdivider or issued by such bonding or security company as shall
be approved by the Village Board, and shall be approved by the Village
Board as to form, sufficiency and manner of execution. The bond or
letter of credit shall assure the complete installation of the required
improvements within such period, not longer than three years, as shall
be fixed by the Planning Board. The Planning Board, with the consent
of all parties to the bond, may extend such period upon written application
of the subdivider filed with the Village Clerk prior to the expiration
of such period or upon its own motion at any time prior to a declaration
of a default in the bond by the Village Board.
(2)
The Planning Board, with the approval of the Village Board, and upon findings either that the extent of building development that has taken place in the subdivision is not sufficient to warrant all the improvements covered by such bond or that the required improvements have been installed in sufficient amount to warrant reduction in the face amount of such bond, may modify its requirements. Such modification shall not take place until after a public hearing of which notice is published as provided in Subsection F of this section.
(4)
If the required improvements are not completely installed within
the period fixed or extended by the Planning Board, the Village Board
may declare the performance bond or letter of credit in default and
collect the amount payable thereunder. Upon receipt of such amount,
the Village shall install such improvements as were covered by the
bond and are commensurate with the extent of building development
which has taken place in the subdivision, not exceeding in cost the
amount collected upon the bond.
J.
Offers of cession. The subdivider shall tender offers of cession,
in a form certified as satisfactory by the Village Attorney, of all
land included in streets, highways or parks not specifically reserved
by him, but the approval of the plan by the Planning Board shall not
constitute an acceptance by the Village of the dedication of any street,
highway, park or other public open space.
K.
Inspection. The installations, improvements and development of any
subdivision shall be subject to inspection at all stages by representatives
of the Planning Board or of the Village of Webster, and, for such
purposes, free access shall be accorded, and requested information
shall be promptly submitted.
The Planning Board shall comply with the provisions of the State
Environmental Quality Review Act under Article 8 of the Environmental
Conservation Law and its implementing regulations.
A.
General requirements. In the layout, development and improvement
of a subdivision, subdividers shall comply with all standards, specifications,
codes and ordinances of the Village, and, in addition, they shall
meet, as minimums, the standards of design and principles of land
subdivision set forth in this section.
B.
Streets and roads.
(1)
Street layout.
(a)
The development plan shall conform to such plan or plans for
the Village as shall have been prepared and adopted by the Planning
Board.
(b)
Local residential streets in a new development shall be so laid
out as to discourage through traffic, but provision for the extension
and continuation of major streets into and from adjoining areas is
required. If the subdivision abuts a present or proposed primary or
major thoroughfare, marginal interceptor streets running parallel
to the thoroughfare should be provided.
(c)
At all times, the street layout should be logically related
to the topography of the land.
(d)
Where the center lines of local streets opening into opposite
sides of a major thoroughfare are within 200 feet of each other, they
shall be made to coincide by curving or angling the local streets.
(e)
If the lots resulting from the original development are large
enough for resubdivision, or if a portion of the tract is not subdivided,
suitable access and street openings for such an eventuality shall
be provided.
(f)
Culs-de-sac in the local street system shall not exceed 500
feet in length and must be designed with a turnaround having an outside
roadway diameter of at least 125 feet and a street property line diameter
of at least 145 feet.
(g)
Intersecting minor and secondary streets leading from the same
subdivision shall not empty into the same side of a major thoroughfare
at intervals less than 800 feet.
(2)
Street alignment.
(a)
The minimum radius at the center line for curves on primary
roads or major thoroughfares shall be 500 feet; for collector streets
or roads, 300 feet; and for local residential streets, 150 feet.
(b)
Except for local residential streets, there shall be a tangent
of at least 100 feet, measured at the center line, between reverse
curves.
(c)
Proper sight distances should be provided with respect to both
horizontal and vertical alignment. Measured along the center line,
the sight distance should be 400 feet for primary roads or major thoroughfares;
200 feet for collector streets or roads; and 100 feet for local residential
streets.
(d)
Proper sight lines should be maintained at all intersections
of streets. Measured along the center line, there should be a clear
sight triangle of 80 feet from the point of intersection. No present
or future building or obstruction shall be permitted in this area.
(3)
Street grades.
(a)
There shall be a minimum grade of at least 3/4 of 1% on all
streets; a maximum grade of 6% on primary roads, major thoroughfares
and collector streets or roads; and 10% on local residential streets
for maximum distances of 1,500 feet.
(b)
Vertical curves shall be used in changes of grade exceeding
1% and should be designed for maximum visibility. Intersections shall
be approached on all sides by leveling areas; such leveling areas
shall extend for a distance of 100 feet from the point of intersection
of the center lines of the intersecting streets and within which no
grade shall exceed a maximum of 3%. The grade of actual intersections
shall not exceed 1% in any direction.
(4)
Street widths.
(b)
Additional widths may be required by the Planning Board upon
findings that the same are required for public safety and convenience;
for parking in commercial or public use areas; or for old streets
which do not provide the proper widths and where, as a consequence,
additional dedication is necessary.
(5)
Street intersections.
(a)
Multiple intersections involving the junction of more than four
streets shall be avoided, and where such avoidance is impossible,
such intersections shall be designed with extreme care for both vehicular
and pedestrian safety.
(b)
Right angle intersections shall be used whenever practicable,
especially when local residential streets empty into major or collector
thoroughfares, and there shall be no intersection angle, measured
at the center line, of less than 75°.
(c)
Street curb intersections shall be rounded by a tangential arc
with a minimum radius of 20 feet for local residential streets and
30 feet for intersections, including collector streets or roads and
primary roads or major thoroughfares.
(6)
Other requirements.
(a)
The dedication of half streets at the edge of a new subdivision
is prohibited. If circumstances render this impracticable, adequate
provisions for the concurrent dedication of the remaining half of
the street must be furnished by the subdivider. The existence of a
half street in an adjoining subdivision will require the provision
of the remaining half in the proposed subdivision.
(b)
Reserve strips controlling access or egress are prohibited.
New streets shall be provided through to the boundary lines of the
development, especially if it adjoins acreage.
(c)
Streets that are extensions of, or obviously in alignment with,
existing named streets shall bear the names of the existing streets,
subject to the approval of the Planning Board.
C.
Blocks and lots.
(1)
Blocks.
(a)
All blocks in a subdivision shall have a minimum length of at
least 500 feet with a maximum length of 1,200 feet. Such blocks containing
individual lots shall be at least two lot depths in width. Modifications
of the above requirements are possible in commercial, retail business
and industrial developments.
(b)
In large blocks with interior parks, in exceptionally long blocks,
or where access to a school or shopping center is necessary, a crosswalk
with a minimum right-of-way of 12 feet and a paved walk six feet in
width shall be provided.
(2)
Lots.
(a)
The minimum lot size and frontage shall be controlled by the provisions of Chapter 175, Zoning, of the Code of the Village of Webster, as amended and as may be further amended.
(b)
All lots shall abut on a street, but double frontage lots are
prohibited. All lot lines shall be at right angles to the street or
to a tangent of the arc of a curved street. If, after subdividing,
there exist remnants of land, they shall be included in proposed or
existing lot areas.
D.
Building lines, utilities and alleys.
(1)
Building lines. The minimum building setback shall be controlled by the provisions set forth in Chapter 175, Zoning, of the Code of the Village of Webster, as amended and as may be further amended.
(2)
Utilities.
(a)
If sewer, water, gas, electrical, streetlighting or other public
utility facilities are to be located within street rights-of-way,
their location and installation shall be coordinated so that they
may be added to, repaired or enlarged at minimum cost.
(b)
If easements are used at the rear of lots to provide such facilities,
an easement shall be required, having a minimum width of at least
20 feet. (Where lots back up to each other, this would require a ten-foot
easement from each lot.)
(3)
Alleys. Alleys are prohibited in residential developments. In commercial,
retail business or industrial districts without expressly designed
loading areas, alleys with a minimum width of 25 feet shall be required.
Where such alleys dead-end, they shall be provided with a turnaround
having an outside roadway diameter of not less than 75 feet.
E.
Dedication and reservations for public land use.
(1)
Where a proposed park, playground, school or other public use shown
in the Master Plan is located in whole or in part in a subdivision,
or where there is a need for such use in the area within which the
subdivision is to be located, the Planning Board may require the dedication
or reservation of such area within the subdivision in those cases
in which the Planning Board deems such requirements to be reasonable.
(2)
Where deemed essential by the Planning Board, upon consideration
of the particular type of development proposed in the subdivision,
and especially in large-scale neighborhood unit developments, the
Planning Board may require the dedication or reservation of such other
areas or sites of a character, extent or location suitable to the
needs created by such development for schools, parks and other neighborhood
purposes.
The following is a complete list of required improvements to
be installed by the subdivider.
A.
Street grading. All streets shall be graded to the grades shown on
the street profile and cross-section plans as submitted and approved
with the preliminary plan. They shall be inspected and checked for
accuracy by the Village or its representatives.
B.
Pavement.
(1)
All pavement for local residential streets and collector streets
or roads shall be installed as shown on the preliminary plan. All
pavements shall conform to the then-current road construction specifications
of the Village of Webster.
(2)
Concrete gutters constructed in accordance with Village specifications
shall be required on both sides of all streets.
C.
Sidewalks and curbs.
(1)
Sidewalks shall be installed as the Planning Board may require, and
on one or both sides of a street depending on local conditions of
public safety.
(2)
Sidewalks shall be constructed to the following minimum specifications:
Sidewalks shall be 3,500 pounds minimum strength concrete 1-2-4 mix
or better, with a minimum of five feet in width and four inches of
thickness, except at driveway crossings, where the sidewalk shall
be increased to six inches thick and be reinforced.
(3)
Curbs shall be installed as the Planning Board may require, and on
one or both sides of a street depending on local conditions of public
safety. Curbs shall conform to the then-current specifications of
the Village of Webster as provided by the Superintendent of Public
Works.
D.
Storm and surface drainage. All storm sewers and drainage facilities,
such as gutters, catch basins, bridges and culverts, shall be installed
and the land graded for adequate drainage as shown on the final grading
plan submitted and approved with the preliminary plan. These shall
be inspected and checked for adequacy by the Village or its representatives.
E.
Sewers and water. All necessary mains and laterals for connection
from the lots to the public sewer system and all necessary mains for
water distribution as shown on the preliminary plan shall be installed
by the subdivider. Village forces shall make the connection from the
lots to the public water system. During installation of such facilities,
and before final coverage, the Village or its representatives shall
make inspections to assure that all requirements and specifications
have been met. They shall be granted free access to the development
area at all times during this period, and the Building Inspector will
then issue a certificate of approval to the Planning Board as a requirement
of final plan approval. The Village Board, at its option, may set
a connection fee in each case.
F.
Planting. Adequate tree planting, appropriate to the individual lot
and integral to the comprehensive benefit of the whole area, shall
be completed by the developer. Tentative location and species (which
shall conform to the recommendations of the Village Arborist) will
be indicated on the preliminary plan. Street trees shall be a minimum
of 35 feet apart. Trees shall be not less than 1 1/2 inches in
diameter at the base at time of planting. They shall be planted in
the lawn area within 10 feet of the street line. Trees must be adequately
supported by guy wires until firmly rooted.
G.
Monuments. Permanent reference monuments of precast concrete or a
durable stone, six inches by six inches by 48 inches, shall be set
at final grade at all corners and angle points of the boundaries of
the original tract to be subdivided, at all street intersections and
at such intermediate points as may be required. All lot corner markers
shall be at least a three-fourths-inch metal pin with a minimum length
of 30 inches, permanently located in the ground to final grade. The
Planning Board may waive part of the foregoing requirements for monuments
if, in its opinion, suitable bases for the location of boundaries
are otherwise provided. However, in any subdivision, no fewer than
three corners of the original tract to be subdivided shall be marked
as heretofore specified.
H.
Street signs. Permanent street signs, showing the names of the intersecting
streets, shall be erected at each intersection by the Village of Webster
at the developer's expense.
I.
Fences. Fences shall be installed as the Planning Board may require,
depending on local conditions of public safety.
The subdivider shall submit to the Planning Board a preliminary
plan of the proposed subdivision, with complete topography of the
area at two-foot intervals, unless otherwise specified for profiles
and cross sections. These shall all be submitted in triplicate (one
Mylar or its equivalent reproducible and two black and white paper
prints) at a scale of not less than 100 feet to the inch and shall
contain the following information:
A.
The proposed subdivision name or identifying title and a location
map showing the tract in which the subdivision is located and the
relationship of the proposed subdivision to existing community facilities
and main traffic arteries.
B.
The name and address, personally signed, of the record owner, subdivider
and designer of the preliminary plan in India ink.
C.
A deed description and map of survey of the tract boundary made and
certified by a licensed surveyor to be a closed and balanced traverse
and showing the location of property lines, existing easements, buildings,
watercourses and other essential features.
D.
The names of all subdivisions immediately adjacent and the names
of owners of record for adjacent acreage.
E.
The location and size of any existing sewers, water or gas mains,
culverts and drains on the property to be subdivided.
F.
Sanitary sewers, detailed as follows:
(1)
Plan and profile of all sewers showing all special features such
as inverted siphons, extra-strength pipe, sewer bridges, stream crossings,
etc.
(2)
Figures showing the manhole stationing, size of sewers, surface and
sewer invert elevations at manholes, and the grade of all sewers between
two adjacent manholes must be shown on the profiles. Where there is
question of the sewer's being sufficiently deep to serve any
residence, the elevation and location of the basement floor shall
be plotted on the profile of the sewer which is to serve the house
in question. The subdivider's engineer shall certify that all
sewers are sufficiently deep to serve adjacent basements except where
otherwise noted on the plans.
(3)
Details of all ordinary sewer appurtenances such as manholes, drop
manholes, inspection chambers and inverted siphons, as well as of
any special appurtenances of structures, such as regulators, tide
gates, sewer bridges, pumping stations, etc.
(4)
Detailed plans of all sewer sections except standard pipe, clearly
shown as such, must accompany the plans. Details of cradling and encasement
must also be shown.
(5)
A summary of design data for all sewers and for pumping stations
or any similar facilities.
G.
Storm drainage and sewers, detailed as follows:
(1)
All details required for the collection and disposal of surface drainage,
the same as that required for sanitary sewers.
(2)
Details of catch basins, open channels, culverts, conduits, ditches
and headwalls.
(3)
Design and construction details for the ultimate disposal of stormwaters.
(4)
Design and construction details for any method of lowering the groundwater
table with a drainage system.
(5)
A summary of design data for all storm drainage.
(6)
Final grading plan.
H.
The location, names and existing widths of present and proposed streets,
highways, easements, building lines, alleys, parks and other public
open spaces.
I.
The width, location, grades and street profiles of all proposed streets
or other public ways.
J.
Typical cross sections of the proposed grading of the roadways and
sidewalks, and the topographic conditions; additional cross sections
at points where cut or fill exceeds three feet or multiples of three
feet.
K.
Zoning regulations for the area with zoning district boundaries affecting
the area; all parcels of land proposed to be dedicated to public use
and the conditions of such dedication.
L.
The date, scale and true North point.
M.
All proposed lot lines with approximate dimensions and building setback
lines.
N.
The proposed location of and type of sidewalks; the location and
species of street trees; the location, size and types of curbs and
gutters; the location and size of water, gas and electrical mains
and lines; the character, width, depth of pavement and subbase; and
the type and location of fences.
O.
All necessary easements to service public areas.
P.
When and if the subdivision covers only a portion of the subdivider's
entire holding, a sketch of the prospective future street system of
the entire area shall accompany the preliminary plan. In addition,
the sketch shall show all prospective sewer and drainage facilities
with sizes, slope, location and area served.
Q.
All preliminary plans must be submitted at one of the following sizes:
17 inches by 22 inches; 22 inches by 34 inches; or 34 inches by 44
inches. A suitable border line shall be placed on all drawings with
a margin of not less than 1/2 inch on all sides.
The developer shall submit the final subdivision plan and street
profiles clearly and legibly drawn in India ink on Mylar or its equivalent.
These shall be original drawings or prints on Mylar or its equivalent
at a scale of not more than 100 feet to the inch. In addition to the
Mylar or its equivalent drawing, there shall be submitted three prints
on Mylar or its equivalent of the plans and profiles. The final plan
shall include the following:
A.
The proposed subdivision name or identifying title and the name of
the tract in which the subdivision is located; the name and address
of the record owner and subdivider; and the name, license number and
seal of the registered professional engineer or surveyor.
B.
Street lines, pedestrianways, lots, reservations, easements and areas
dedicated to public use.
C.
Sufficient data to determine readily the location, bearing and length
of every street, lot line and boundary line, and to reproduce such
lines upon the ground.
D.
The length and bearing of all straight lines, the deflection angles,
radii, length of curves and central angles of all curves, tangent
distances and tangent bearings shall be given for each street. All
dimensions of the lines of each lot shall be shown in feet and decimals
of a foot. The property boundaries, location, scale and North points
shall also be shown.
E.
The final plan shall also show by proper designation thereon all
public open spaces for which deeds of dedication are included. All
offers of dedication shall bear the certificate of approval of the
Village Attorney as to their legal sufficiency.
F.
Lots within a subdivision shall be numbered.
G.
Permanent reference monuments shall be shown thus: "X." All lot corner
markers shall be shown thus: "O."
H.
As-built drawings, certified by the subdivider's engineer, showing
that sanitary sewers, storm drainage facilities, manholes, house lateral
stubs and all other underground facilities were constructed by the
developer in accordance with the approved preliminary plan or in accordance
with a variance thereof approved by the Board.
I.
Certification of approval by the appropriate public agency, when
and where required, as well as such other certificates, affidavits,
endorsements or other agreements as may be required by the Planning
Board in the enforcement of these regulations.
A.
Hardships. Where the Planning Board finds that, because of unusual circumstances of shape, topography or other physical features of the proposed subdivision, or because of the nature of adjacent developments, extraordinary hardship may result from strict compliance with these regulations, it may change the regulations so that substantial justice may be done and the public interest secured, provided that no such change shall be granted which will have the effect of nullifying the intent and purpose of Chapter 175, Zoning, of these regulations or of any other pertinent rules, regulations or ordinances of the Village of Webster.
B.
Large-scale development. The standards and requirements of these
regulations may be modified by the Planning Board in the case of a
plan and program for a new complete community or a neighborhood unit,
which, in the judgment of the Planning Board, provides adequate public
spaces and improvements for the circulation, recreation, light, air
and service needs of the tract when fully developed and populated
and which also provides such covenants or other legal provisions as
will assure conformity to and achievement of the plan.
C.
Conditions. In granting variances and modifications, the Planning
Board may require such conditions as will, in its judgment, secure
substantially the objectives of the standards or requirements so varied
or modified.
The rules and regulations as set forth above may be amended,
altered or revised by the Planning Board from time to time, after
public hearing and subject to the approval of the Village Board.
[Amended 6-9-1994 by L.L. No. 2-1994]
Village of Webster subdivision fees shall be as set by the Village
Board.[1]
[1]
Editor's Note: The Village Fee Schedule is available in the
Village office and can also be found on the Village website.
Any person who violates this chapter shall be guilty of a violation,
and upon conviction, shall be punishable by a fine not exceeding $250
or by imprisonment not exceeding 15 days, or both such fine and imprisonment.
