[HISTORY: Adopted by the Planning Board of
the Village of Northport and approved by the Board of Trustees of
the Village of Northport as indicated in article histories. Amendments
noted where applicable.]
[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.
A.
EASEMENT
INSPECTOR
LOT
PLANNING BOARD
PLAT
PRELIMINARY PLAN
STREET
SUBDIVISION
VILLAGE ENGINEER
For the purpose of these regulations, certain words
used herein are defined as follows:
A grant by a property owner to the public, the village or
to a person, a corporation or association of the use of an area of
land for specific purposes. Unless otherwise required by the Planning
Board, all grants of easements shall be of perpetual duration and
shall include a restriction on the grantor and his successors in fee
ownership against any direct or indirect interference with the enjoyment
and use of such easement area. Where the easement area is legally
inaccessible from any public street, the grant of the easement shall
also include a grant of access thereto and egress therefrom from and
to the nearest public street over lands of the grantor. All grants
of easements shall be drawn in legal form so as to "run with the land,"
suitable for recording in the County Clerk's office by the developer's
or grantor's attorney and shall be approved by the Village Attorney
before presentation to the Village Board for acceptance. No grant
of an easement shall be effective as to the village unless approved,
prior to recording, by resolution of the Village Board of Trustees.
An authorized representative of the Village Engineer and/or
Planning Board.
The official body authorized and appointed by the Village
Board of the Incorporated Village of Northport as provided by § 7-718
of the Village Law, or its authorized representatives.
A right-of-way dedicated to public use which provides vehicular
and pedestrian access to adjacent properties. "Street" shall also
mean highway or road and may be further defined as primary: all major,
arterial or collector streets; and secondary: all minor or marginal
streets, and may be under the jurisdiction of the state, county, town
or village.
The official duly appointed by the Village Board of the Incorporated
Village of Northport and deputized by the Planning Board to perform
engineering services for said Board, or his authorized representatives,
or any person engaged, deputized or employed by the Planning Board
as an engineering consultant.
B.
The singular includes the plural, and the plural includes
the singular.
C.
The word "shall" is mandatory and not directory.
A.
Developers are advised to consult with the Planning
Board at the earliest possible date before acquiring property to be
developed, including parcels which are part of a filed map. This may
be done before title closing and should definitely be done before
any engineering work is undertaken, other than a boundary survey.
A.
Submittal date of application: preliminary or final.
(1)
The Planning Board office shall review the application
to ascertain whether all materials of the application have been included
and shall submit the application to the Planning Board at a regular
meeting which shall be not more than 30 days after receipt of the
application by the Planning Board office.
(2)
It shall be understood by all parties concerned that
the date of submittal shall be that date of the regular meeting of
the Planning Board at which the application is submitted to the Planning
Board.
B.
Schedule of filing fees.
(1)
For any subdivision plat submitted to the Planning Board for review and approval pursuant to these regulations, there shall be a base charge, in addition to a schedule providing the fee per lot, as set forth from time to time by resolution of the Board of Trustees; see Chapter 147, Fees.
[Amended 8-17-1999 by L.L. No. 12-1999]
(2)
Fees applying to maps involving zone modifications
shall be paid at the rate for the zone area at the time of application.
If zoning modification is allowed, the additional difference between
the fee charged at the time of application and the fee applying to
plot layout after modification shall be paid before the final map
is filed. If zoning is modified upward, no rebates in fees will be
allowed. Fees shall be held valid for six months, to be renewable
only by specific action of the Planning Board. At the expiration of
this six-month period, no fee will be returned.
(3)
On the final application, a fee as set forth from time to time by resolution of the Board of Trustees will be required upon submittal to the Planning Board; see Chapter 147, Fees.
[Amended 8-17-1999 by L.L. No. 12-1999]
(4)
In any instance where a rehearing is necessary or where a final plat is not filed within the prescribed ninety-day filing period, unless extended for a maximum of two additional ninety-day periods, a resubmittal fee as set forth from time to time by resolution of the Board of Trustees will be charged; see Chapter 147, Fees.
[Amended 8-17-1999 by L.L. No. 12-1999]
C.
Preliminary plat submittal.
(1)
The developer or his authorized agent shall submit
to the Planning Board office a preliminary map which has been prepared
by a professional engineer, land surveyor, planner or landscape architect
for review. If the preliminary map complies with the listed requirements
and is drawn in a professional-like manner, the developer shall then
submit five copies of the preliminary plan and the official request
for preliminary plat approval of preliminary subdivision maps properly
filled out to the Planning Board office, accompanied with the required
filing fee.
(2)
Proof of ownership and disclosure of interest of all
parties must be presented at the time of request for preliminary plat
approval. In order to satisfy this requirement, a copy of the deed
and a certificate of disclosure must be submitted.
(3)
In addition, the applicant and owner must submit a
copy of all restrictive covenants and a copy of all government agency
decisions or communications which relate to the subject property.
D.
The preliminary map which is submitted to the Planning
Board for review shall show the following:
(1)
Proposed name and location of development, name of
developer and the name of the professional engineer, land surveyor,
land planner or landscape architect who has designed and prepared
the plan.
(2)
General boundary lines, distances and a tie-distance
to an established street intersection.
(3)
Names of abutting property owners.
(4)
Location, width and name of all abutting streets,
alleys, easements and covenanted building lines and whether said streets
are village, town, county or state highways and the names and file
numbers of all abutting filed maps.
(5)
North point and notation as to scale, which shall
be one inch equals 100 feet or larger.
(6)
Proposed streets showing widths and lot patterns of
the overall development with lot numbers, their scaled dimensions
and approximate area in square feet.
(7)
Proposed road profile showing tentative grades, elevations
and datum used, stationing to conform to center-line stationing of
the road as shown on the plan.
(8)
Tentative location and type of drainage facilities
with tentative top and invert elevations.
(9)
Proposed location and size of recreational areas.
(10)
Existing woodlands, hedgerows, buildings, watercourses
and other natural features.
(11)
Existing topography showing two-foot contour
intervals, extending 200 feet beyond boundary lines.
(12)
Key map, at a scale of one inch equals 600 feet,
showing clearly and accurately the location of the subdivision in
relation to the neighboring streets. (Streets shall be shown as double
lines.)
(13)
Existing subsurface utilities.
(14)
Boundaries of all special districts and easement
of franchise areas which may cross the property or come within 200
feet thereof.
(15)
Boundaries of zoning districts which may cross
the property.
(16)
General facts regarding all abutting and adjacent
property within a distance of 200 feet.
(17)
Data giving the zone, number of lots, total
acreage in streets and acreage in recharge basins; if a zone boundary
line crosses property, data giving the acreage in each zone and the
number of lots in each zone; if modification is sought due to very
unusual conditions, a breakdown of lots showing the number which comply
to the zoning requirements, the number that are under zoning requirements
and the number that are over the zoning requirements for the total
area.
(18)
Map sizes shall be 20 inches by 36 inches. If
more than one sheet is required, a match line shall be shown on both
sheets; provided, however, that all plans or sketches presented on
graph paper may be of a size 22 inches by 34 inches.
(19)
Existing and proposed curblines.
(20)
All proposed roads shall be stationed, and the
center-line radii shall be clearly shown.
(21)
If the developer contemplates subdivision by
sections, the preliminary map must show section lines.
(22)
A bench mark or other point of reference for
vertical control established by the developer, based on United States
Coast and Geodetic Survey datum of mean sea level.
(23)
The preliminary plat shall contain grading,
stabilization and scheduling considerations. It is understood that
these considerations may be in preliminary form at this stage; however,
greater detail will be required at final plat submittal.
E.
The developer shall check with the Village Engineer
as to the size and location of recharge basins and drainage structures,
the location and manner of test holes (which shall extend six feet
into clean sand and gravel) or as to any deviation from the standard
two-foot-contour-interval requirement for topography.
F.
All elevations shall be based upon the United States
Coast and Geodetic Survey datum of mean sea level, 1929 adjustment.
In addition to the United States Coast and Geodetic Survey bench marks,
there are available Town of Huntington bench marks using the same
datum at intervals of approximately 1,000 feet on the main roads of
the town, which bench marks may be obtained from the Town Engineer,
and village-established bench marks which may be obtained from the
Village Clerk.
A.
The developer or his agent and the developer's engineer
will be notified when the preliminary map will be coming before the
Planning Board. This notice will state the date, time and place of
the meeting. It is suggested that all of those notified be present.
In any case, the developer shall be present; otherwise, discussion
on the map may be dropped from the agenda until a future date to be
set by the Planning Board.
B.
The Planning Board will review the map with the developer,
after which the Planning Board will give conditional approval, approval
with modifications or disapprove the map.
C.
The developer will then receive from the Planning
Board the preliminary map and preliminary request form stamped if
conditionally approved, approved with modification or disapproved,
and the reasons for disapproval will be indicated thereon.
D.
If the map has received the Planning Board's conditional
approval, the developer may then proceed to have prepared, by competent
professional personnel licensed under New York State law to perform
the work, final drawings of the overall map of the development which
shall be submitted to the Clerk of the Planning Board within six months
from the date of conditional approval. If the final drawings and applications
are not received within six months, the developer must again repeat
the process and submit an overall preliminary map for conditional
approval.
E.
In a submission to the Planning Board of a two- or three-plot resubdivision (as the term "resubdivision" is defined by Chapter 219, Planning Board, § 219-9, of the Village Code) of a filed plat or in a submission of a proposed subdivision into two or three lots of lands not shown on a filed plat, the Planning Board may process the application with the object of requiring site improvements consistent with the health, safety and general welfare of the public and with a view toward maintaining the general character of the neighborhood and its improvements. In connection with such submissions, the following processing and filing procedures shall be required:
(1)
Compliance with all applicable requirements for a
preliminary map.
(2)
Compliance with all applicable requirements for a
final map, except that the preliminary map, if conditionally approved,
may be used upon the final submission.
(3)
A grading plan is required, unless waived by the Planning
Board.
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).
(9)
Required monuments.
(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.)
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(signed)
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(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.
___________________________ _" |
(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_________________________.
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(signed)
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"
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Chairman
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(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.
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_"
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Owner
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Date
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(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.
After the public hearing, the Planning Board will
approve, approve with modifications or disapprove the proposed plat
within 60 days of the submission date. Based on the requirements of
the Planning Board as set forth in the resolution of approval, the
final plat and final drawings shall be so modified. Following such
modifications, or if approved as is with no changes, and provided
that the performance bond has been filed with the Planning Board,
and provided also that the Village Board approves the performance
bond, and provided that all copies of the final plat have been signed
by the Suffolk County Department of Health and the Department of Environmental
Control, where applicable, and provided that the required playground
and park fee and inspection fee have been deposited with the Planning
Board Clerk and an acceptable performance bond has been submitted
and approved by the Board of Trustees, the Chairman thereof will sign
the final plat. (NOTE: It Is suggested that when final maps are brought
to the Health Department for stamping and signature that one original
cloth, three linen copies and three paper copies be submitted. Supplement
the number of drawings returned by having prints made from the original
stamped cloth, in order to fulfill the requirements of the Planning
Board as set forth herein.) The original cloth tracing, five linen
copies, 10 paper copies and one lithograph or photolithograph on cloth
for reproduction will be offered for signature. The original final
tracings of the grading plan, drainage plan and road profiles will
then be signed by the Chairman of the Planning Board and the Village
Engineer. (A two-by-four-inch signature box is to be in the lower
left-hand corner of the drawings.)
B.
Provided that all other requirements set forth in
the final resolution of the Planning Board have been met, building
permits may be issued by the Code Compliance Director.
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.
A.
Based on the approved plat and final drawings and
a schedule of estimated costs, the Planning Board office will set
the amount of the performance bond, as estimated by the Village Engineer.
This estimate will be based on 150% of the estimated cost of installing
all site improvements. This estimate will be valid for six months.
If the map is not filed in the County Clerk's office within such time,
this estimate will be subject to recalculation. Either a regular surety
corporation performance bond or a certified check payable to the Village
of Northport in lieu thereof will be acceptable.
B.
The term of the performance bond shall be no longer
than one year; however, the Planning Board may extend the bond for
two additional terms of one year upon request of the developer. In
the event that the Planning Board permits said bond to be extended
for an additional one year, the owner shall cause said bond to be
increased by 50% of the original face value of said bond.
C.
In addition to the foregoing and in appropriate cases,
the Planning Board may require installation of all site improvements
prior to construction of any building or may require installation
of certain site improvements prior to construction of any buildings.
E.
Prior to the signing of the map by the Chairman, the
owner shall obtain a public liability policy in an amount commensurate
with the size, degree of difficulty of construction and risks inherent
in the proposed work as determined by the Planning Board. The village
shall be named as additional insured on this policy.
[Added 11-7-1989]
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.
A.
New subdivision maps shall conform to such development
studies for the development of the village or parts thereof as the
Planning Board may have prepared.
B.
Streets shall be planned so as to connect properly
with streets in adjoining tracts, and the developer shall inform himself
concerning existing or proposed adjacent developments. All street
rights-of-way shall be at least 50 feet wide. The Planning Board may,
in a specific instance, require greater width.
C.
Streets dead-ending at a property line shall be continued
to said line and fully completed to that point. The developer may
be required to widen the surfacing of the roadway at this point to
provide adequate turning area. No reserve strips across the ends of
streets may be provided for. Ends of dead-end streets shall be barricaded
with posts and two-rail fencing, with one red reflector on each post.
D.
Streets should ordinarily intersect other streets
at an angle of not more than 20º from the perpendicular, although,
where a much larger proportion of the traffic at an intersection will
naturally be in one direction rather than the other, a greater deviation
from the perpendicular may be introduced. Cross-intersections should
be avoided whenever possible, and the intersections of minor streets
leading into a through-traffic street should be separated by at least
150 feet. Culs-de-sac are not permitted except where required or permitted
by the Planning Board.
E.
Blocks shall not ordinarily exceed 900 feet in length,
nor shall they be shorter than 400 feet, but the Planning Board may,
in a particular instance, vary these dimensions. In low-density developments,
the maximum length may be increased very materially. Block width shall
provide for two tiers of lots, back-to-back, unless the Planning Board
rules otherwise.
F.
Lots shall, in general, be rectangular and somewhat deeper than they are wide. In all districts, the average width of the lot shall conform to the average width requirements for that particular zone district as set forth in Chapter 306, Zoning. Irregular-shaped lots shall be avoided wherever possible, although topography and suitable building sites shall be considered, especially in A and B Districts.
G.
Corner lots shall have added width so that required setbacks can be provided as required by Chapter 306, Zoning.
H.
Streets in a new subdivision which continue existing
streets shall bear the same name.
I.
Advertising signs, lights and billboards shall be in complete compliance with the regulations as set forth in Chapter 306, Zoning, for the Village of Northport. Failure to comply with these regulations shall necessitate the Planning Board and the Code Compliance Director to take whatever action is deemed necessary.
J.
Electric and telephone wires.
(1)
Electric and telephone wires shall be installed underground,
except that the Planning Board may waive this requirement at the request
of the applicant in cases where the Board shall determine that the
installation of underground service will result in practical difficulty
or hardship. In making such determination, the Planning Board shall
take into account the following:
(2)
The Planning Board may grant a full or partial waiver
of this requirement and, in approving such waiver, shall alternatively
require the installation of electric and telephone wires on poles
within the street right-of-way or along rear property lines as conditions
warrant or may require a combination of underground and overhead service.
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.
A.
Design criteria and standards for street improvements.
(1)
Right-of-way widths.
(2)
(5)
Vertical alignment.
(a)
Grades shall not ordinarily exceed 10% nor be
less than 0.5%, but, in any individual case, the Board may permit
steeper or flatter grades.
(b)
All change in grade of more than 1% shall be
connected by vertical curves.
(c)
The length (L) in feet of a vertical curve shall
be related to the algebraic difference in the percent of grade (A)
and a constant (K=35 for secondary streets and K=60 for primary streets)
according to the following formula: L = KA. This formula shall be
used for both sag and crest vertical curves.
(d)
Road gradients approaching intersections shall
not exceed 3% commencing at the point at least 50 feet from the nearest
intersecting right-of-way line measured along the center line of the
road. Intersections of roads and curbs having minimum gradients shall
be detailed sufficiently to ensure proper surface drainage.
(e)
Gutter-line gradients in culs-de-sac shall be
a minimum of 0.5%.
(6)
Modification of provisions. In regulating subdivisions,
these provisions shall be considered the minimum requirements. The
Planning Board may, however, modify or extend these provisions in
appropriate cases as may be required.
B.
Standards for drainage.
(1)
Collection system.
(a)
The collection system shall be designed in accordance
with the rational method of design using the formula Q = AiR.
[1]
"Q" is the required capacity in cubic feet per
second for the collection system at the point of design.
[2]
"A" is the tributary drainage area in acres
and shall include areas from outside sources as well as from within
the subdivision itself.
[3]
"i" is the coefficient of runoff applicable
to the drainage area and shall be selected in accordance with the
following table:
|
Zoning District
|
TABLE I
Hilly Terrain (i)
|
Flat Terrain (i)
| |
|---|---|---|---|
|
Residence A
|
27%
|
20%
| |
|
Residence B
|
34%
|
25%
| |
|
Residence C
|
40%
|
30%
| |
|
Residence D
|
47%
|
35%
| |
|
Residence E
|
52%
|
39%
|
[4]
"R" is the rainfall intensity in inches per
hour and shall be determined by the following formula:
|
120
| ||
|
R =
|
______
| |
|
t + 20
| ||
|
Where
| ||
|
t = The time of concentration in minutes at
the point of design
| ||
(b)
Pipes or conduits shall be designed using Manning's
formula for velocity:
|
1.486
| |||
|
V =
|
______
|
x R 2/3 x S 1/2
| |
|
n
| |||
|
Where
| |||
|
R = The hydraulic radius of the conduit flowing
full
| |||
|
n = The coefficient of friction (n = 0.015 for
concrete pipes, and n = 0.021 for paved corrugated steel pipe)
| |||
|
S = The slope for the pipe in feet per foot.
The slope "S" shall generally be considered to be the slope of the
invert of the pipe, except that such slope shall be checked against
the available hydraulic gradient wherever the system discharges against
an existing hydraulic head.
| |||
(c)
The design velocities in pipes shall be limited
to three feet per second minimum and 10 feet per second maximum, unless
special approval for unusual conditions is granted by the Village
Engineer.
(d)
Manholes shall be provided in drainage pipelines
not more than 350 feet apart and wherever branches are connected,
pipe sizes are changed or there are changes in pipe alignment or pipe
grade.
(e)
Pipelines shall be laid on accurate grade and
in a straight line between manholes.
(f)
Drainage pipelines shall be placed in the right-of-way
where they will not conflict with existing or proposed sanitary sewer
lines.
(g)
Not more than two catch basins shall be interconnected
to a manhole.
(2)
Stormwater recharge basins. Stormwater recharge basins
shall be provided wherever there is no available outlet for stormwater
or where, in the opinion of the Village Engineer, a potential drainage
problem exists. In general, a tributary area of eight acres or more
shall be deemed to necessitate a stormwater recharge basin. In smaller
areas, drainage facilities shall be installed as directed by the Village
Engineer.
(a)
Recharge basins shall provide storage capacity
in accordance with the following table, based on a six-inch rainfall
and where suitable means of overflow can be provided:
|
Zoning District
|
TABLE II
Hilly Terrain
(cubic feet/acre)
|
Flat Terrain
(cubic feet/acre)
| |
|---|---|---|---|
|
Residence A
|
5,880
|
4,350
| |
|
Residence B
|
7,400
|
5,450
| |
|
Residence C
|
8,700
|
6,550
| |
|
Residence D
|
10,200
|
7,600
| |
|
Residence E
|
11,300
|
8,500
|
(b)
Recharge basins with no positive overflow shall
be increased 50% in capacity above the results obtained by the use
of Table II.
(3)
Brooks, ditches and stream beds. Where existing brooks,
water-bearing ditches or dry stream beds giving evidence of seasonal
runoff use are encountered, such areas shall be maintained for drainage
purposes, or other adequate means of providing for such drainage must
be installed at the developer's expense, after approval by the Village
Engineer. The following criteria shall apply in such cases:
(a)
Where brooks, ditches and stream beds are maintained as outlets after approval of the Village Engineer, they shall be designed by the use of Manning's formula as set forth in Subsection B(1)(b). The friction factor shall be 0.025 for earth ditches and 0.013 for paved ditches.
(b)
Slopes for banks shall not be steeper than one
on three.
(c)
Design velocities shall not exceed three feet
per second for unpaved ditches.
(d)
A right-of-way or drainage easement of sufficient
minimum width to include a twelve-foot access strip in addition to
the width of the ditch, brook or stream bed, as measured from bank
top to bank top, shall be offered to the village for drainage purposes.
Such right-of-way or drainage easement shall be shown on the drainage
plan and on the final plan, with proper bearings and distances indicated.
(4)
General drainage design standards.
(a)
Valley gutters. Valley gutters will be permitted
at T intersections where they will be parallel to the center line
of the through road and shall be installed only after design approval
by the Village Engineer. In general, the crown of the intersecting
road will be gradually eliminated starting from a point about 30 feet
back from the flow line of the through street. At other than T intersections,
valley gutters will be permitted only when warranted by limited traffic
use as approved by the Village Engineer.
(b)
Surface drainage in gutters. Surface drainage
in gutters shall be limited to that flow which will not exceed 4 1/2
inches in depth at the curb, based on the individual conditions of
road grade, runoff factor, rainfall intensity and tributary area.
(c)
Inlet length. Length of inlets of Type C modified
basins shall be as determined from the chart or detail in back of
the specifications.
(d)
Drainage structures on state or county land.
Drainage structures which are located on county or state highway rights-of-way
shall be approved by the appropriate Highway Engineer's office, and
a letter of approval from that office shall be filed with the Village
Planning Board. When required by § 239-k of the General
Municipal Law[1] or § 52 of the Highway Law, county or state
approval must be obtained.
[1]
Editor's Note: General Municipal Law § 239-k
was repealed by L.1997, c.451, § 2.
(e)
Individual plot grading. Individual plot grading
studies will be made from map data submitted and where required in
the opinion of the Village Engineer.
(f)
Dry wells on individual plots. Where a recharge
basin is not provided, every individual building must provide dry
wells to take care of all water from roof runoff, except when waived
by the Planning Board and where soil conditions permit.
(5)
Retaining walls.
(a)
Where retaining walls are required by reason
of plot grading or terrain, they shall be designed by a licensed professional
engineer and approved by the Village Engineer prior to construction.
(b)
Retaining walls shall be constructed of structural
concrete, reinforced as required, unless special written permission
to substitute other materials is approved by the Village Engineer
and granted by the Planning Board.
(c)
Retaining walls constructed of railroad ties
or similar creosoted timbers may be substituted when the Village Engineer
determines that such construction is adequate, provided that any such
wall shall have a maximum reveal of four feet. There shall be no more
than two such walls on the same slope, and the minimum horizontal
distance between shall not be less than three feet four inches. Adequate
tieback of cribbing shall be provided, and no wall shall be backfired
until inspected.
C.
General instructions.
(1)
Construction starting date.
(a)
Construction may not be commenced until after
a public hearing has been duly held on the particular subdivision
map and the final map has been approved and filed with the County
Clerk.
(b)
The developer must consult with the Village
Engineer and the Planning Board, or their authorized representatives,
before beginning any construction work.
(c)
No road or drainage work may commence until
drawings pertaining to such work have been approved by the Village
Planning Board. Approval signatures with dates shall be affixed to
drawings in spaces provided.
(2)
Building permits and certificates of occupancy.
(a)
Building permits shall not be issued by the
Department of Building, Housing and Code Enforcement before final
action by the Planning Board and before the plat is filed with the
County Clerk, with the exception of those pertaining to model houses.
(b)
Failure on the part of a developer to effect
completion of the following improvements shall be cause for the denial
of requests for certificates of occupancy:
(c)
Failure on the part of a developer to effect
completion of his bonded improvements in the orderly and timely manner
as indicated in his approved progress schedule shall also be deemed
to be cause for the denial of requests for building permits and/or
certificates of occupancy.
(3)
Model houses. After a public hearing and before final
action by the Planning Board, the developer may secure building permits
for model houses subject to requirements and conditions as imposed
by the Planning Board. In no event will a certificate of occupancy
be issued until all improvements have been made, with the exception
of landscape items. Separate performance bonds for all site improvements
incidental to the site of each model house, including a proportionate
share of off-site but related other improvements, shall be filed by
the developer before any permit shall be issued for a model house.
(4)
Schedule of operations. The Village Engineer and the
developer shall together review the schedule of operations prior to
the start of construction to ensure the orderly procedure of the work.
(5)
Neatness. The developer, during the entire period
of construction work, shall keep the site in a neat and orderly condition
and shall immediately comply with any reasonable directives of the
Village Engineer as and when issued.
(6)
Sanitary facilities. The developer shall provide sufficient
and suitable conveniences, well-secluded and constructed and maintained
in conformance with the local, county and state sanitary laws, for
use of all workmen employed on the site. On or before the completion
of the work, the developer shall remove all of the temporary buildings
and structures used for this purpose.
(7)
Traffic maintenance. The flow of traffic or the safety
thereof on any public street or highway within the village will not
be restricted or endangered in any way by construction operations,
equipment, vehicles or materials connected with the construction or
sales operations of a subdivision. The developer must provide off-street
parking space for all vehicles used in construction or sales operations.
Equipment or materials may not be stored within the right-of-way lines
of any public street or highway.
(8)
Temporary roads. All roads within a development which
are used by the contractors or others and which have not been surfaced
must be suitably treated with calcium chloride or other materials
which have dust-laying qualities.
(9)
Temporary drainage. Rainfall runoff from developments
during construction operations must be confined to the site, unless
an adequate stormwater drainage system exists. Methods of providing
for temporary drainage shall be approved by the Village Engineer.
Stormwater-runoff disposal during construction onto existing roads,
streets or private property is prohibited.
(10)
Protection of new drainage facilities. All drainage
facilities during construction operations shall be cleared of lumber,
debris, dirt and other objectionable material after completion and
shall be maintained in a clean condition until time for use as directed
by the Village Engineer.
(11)
Condition of construction equipment. Equipment
used for site improvement work shall be of modern type, in sound operating
condition and adequate for the purpose for which it is to be used.
The opinion of the Village Engineer shall govern in such cases.
(12)
Personnel to be qualified. Personnel engaged
in site improvement work shall be qualified and shall exercise their
duties in a manner satisfactory to the Village Engineer. If, during
construction operations, any person directly or indirectly in the
employ of the developer proves to be unqualified or not sufficiently
responsible in the performance of his duties, in the opinion of the
Village Engineer, he shall be immediately replaced by the developer
upon request of the Village Engineer.
(13)
Developer's responsibility. The developer is
responsible for keeping all roads, streets and private property free
of debris and damage caused by construction operations or by stormwater
runoff from the development site. Any damage so caused shall be immediately
repaired by the developer at his own expense. If, after the notice
by the Village Engineer, the developer does not proceed within 72
hours to make the necessary repairs or to remove the debris caused
by his operations, the Village Engineer is empowered to take necessary
corrective measures, and the costs shall be paid by the developer.
(14)
Construction emergencies. In any emergency arising
during the construction period of a development where the developer
or his representative is not immediately available to take responsible
charge, the Village Engineer shall take such measures and render such
decisions as may be necessary to control the situation. Any resultant
costs shall be borne by the developer at no expense to the village.
(15)
Erosion control and vegetation. The Village
Engineer is empowered to render decisions, subject to the review of
the Planning Board, concerning the type and quality of vegetation
to be used for street trees and recharge basins; the removal of natural
vegetation beyond that specified in the stabilization-planting plan
or grading plan; the adequacy of procedures used to protect trees
from grade changes; the quality and quantity of horticultural soil;
the effectiveness of erosion-control practices; and the propriety
of procedures and qualifications of personnel used in these affairs.
(16)
Surface water. When, during the course of construction,
surface water, watercourses, ponds, harbors, bays, streams or wetlands
are not protected by allowing excessive sedimentation, discharge of
pollutants or unauthorized filling or draining, the Village Engineer
shall be empowered to direct which extra steps shall be taken to adequately
rectify the circumstances, such directions to be subject to the review
of the Planning Board. Any additional cost entailed shall be borne
entirely by the developer.
(17)
Decision of Village Engineer final. It shall
be mandatory upon the developer that the work proceed in accordance
with the best construction practice and that all necessary measures
be taken for the protection of the public health, safety and welfare.
The decision of the Village Engineer shall be final and binding in
these matters.
(18)
Preservation of natural growth.
(a)
All clearing of natural vegetation and regrading
shall be done in strict accordance with approved site plans and/or
grading plans and stabilization-planting plans. Such clearing shall
be done under the supervision of the Village Engineer.
(b)
The builder shall also be responsible for effective
stabilization of the slopes inside the recharge basin between the
type of the bank and the design high-water line. The methods to be
used shall be shown on the stabilization-planting plan.
D.
Stabilization, erosion and sediment control.
(1)
General instruction. The developer shall at all times
conduct his operations in such a manner that transient unstable soil
conditions are minimized and that, during those transient unstable
conditions, erosion that may occur is entirely under control. Under
no circumstances shall the effects of temporary instability be caused
to extend beyond the limits of ownership of the developer.
(2)
Planning of control measures. The schedule of operations required under § A312-6H shall outline the major earthwork segments of the project, their order of succession and the control and stabilization measures planned. The outline shall provide for:
(a)
Exposure of the smallest practical area of land
to erosion vulnerability at any one time.
(b)
Reduction of the necessary vulnerability to
the shortest practical time by permanent stabilization measures.
(c)
Temporary stabilization where permanent stabilization
is not possible or practical.
(d)
Mechanical retardation of the velocity and rate
of runoff water from and across unstabilized areas.
(e)
Trapping sediment in all runoff water. Review
by the Planning Board of schedules and procedures of control operations
submitted in conjunction with requests for approval of original bonds
or bond extensions will be based upon the adequacy of the proposed
schedule and procedures in satisfying the stabilization requirements
as herein set forth.
(3)
Means of stabilization.
(a)
The means of stabilization, both temporary and
permanent, shall include but not be limited to those listed below:
[1]
Seeding.
[2]
Seeding with mulch.
[3]
Seeding with anchored mulch.
[4]
Seeding with anchored jute mesh.
[5]
Sodding.
[6]
Sodding with pegs.
[7]
Baffleboards.
[8]
Interceptor ditches.
[9]
Stilling basins.
[10]
Sediment traps.
[11]
Contour furrowing.
[12]
Diversion berms.
[13]
Temporary and permanent pavement.
[14]
Temporary and permanent drainage
structures.
(b)
The means selected for any specific area shall
be consistent with the land configuration and seasonal limitations.
Neither land configuration nor season will be deemed as justification
for uncontrolled erosion and sedimentation. It is the responsibility
of the developer to plan ahead and provide essential temporary measures
to correct and provide for erosion problems.
(c)
The developer shall consult with the Village
Engineer to determine an acceptable method of stabilization. A combination
of the control measures expressed herein may be necessary to provide
adequate control.
(4)
Maintenance. Maintenance of the various combinations
of materials and structures installed to control erosion is the most
important single controllable factor in securing an effective program.
This is pertinent to the stabilization of disturbed slopes or the
effective use of sediment basins, ditches, dikes, etc. Maintenance
is the responsibility of the developer until the specific control
is no longer necessary for control of the runoff.
(a)
Irrigation. If soil moisture is deficient, supply
new seeding and adequate water for plant growth until they are firmly
established. This is especially true during hot, dry spells and on
adverse sites.
(b)
Repair. All areas should be regularly inspected
for erosion rutting and planting failures. Necessary repairs, replacements
and reseeding should be made within the growing seasons to prevent
additional loss of vegetation.
(c)
Lime and fertilizer should be applied, particularly
on adverse sites, under a regular maintenance program, based on soil
testing to ensure success of the stabilization program.
(5)
Submittal of stabilization control procedure for Planning
Board approval. The developer shall submit a procedure prepared by
a graduate landscape architect or professional engineer, as applicable,
indicating the planning of control measures and the specific means
of stabilization that will be taken to meet the requirements of this
section. The developer shall indicate his agreement to comply with
the procedures prepared by his landscape architect or professional
engineer, and to any changes directed by the Planning Board.
(6)
Submittal of proof of compliance. The developer shall
submit to the Village Engineer the proof of compliance with the procedures
that were approved by the Planning Board. The Village Engineer must
find compliance with the approved procedures or will request denial
of the certificate of occupancy. In supplying proof of compliance,
the developer must submit to the Village Engineer a statement prepared
by a graduate landscape architect that he has supervised the program
of stabilization control and that he has found it to be satisfactory
in accordance with the approved procedure of, and to the requirements
of, the Village of Northport.
E.
Materials of construction.
(1)
Portland cement concrete.
(a)
Proportioning. All concrete shall be generally
a one-to-two-to-four mix, consisting of one part portland cement,
two parts of clean, washed sand and four parts of three-fourths-inch
broken stone or three-fourths-inch clean, washed gravel. Measurements
shall be by absolute volume, with some deviation in aggregate volume
as may be directed by the Village Engineer to achieve a denser or
more plastic mix.
(b)
Strength. All concrete, when tested at 28 days
after pour by an approved laboratory, shall show a minimum strength
of 3,500 pounds per square inch. Concrete not meeting this requirement
shall be rejected, removed from the site of the work by the developer
and replaced with proper materials.
(c)
Mixing. All concrete shall be mixed in an approved
rotary mixer and shall be deposited within 30 minutes of the time
that the mixing operation was started.
(d)
Placing. No more than 30 minutes shall elapse
between placement of successive batches to prevent the formation of
cold joints. Concrete shall be deposited with a designed slump of
four to five inches, and no additional water shall be added. Any batch
not acceptable to the Village Engineer shall be rejected and immediately
removed from the job.
(e)
Temperature. Temperature when pouring concrete
shall be 40º F. and rising.
(f)
Curing. Provision shall be made for maintaining
concrete in a moist condition for at least five days after the placement
of the concrete. The method of curing shall be as approved by the
Village Engineer.
(g)
Delivery tickets. Copies of concrete delivery
tickets shall be furnished to the engineer/inspector on the job.
(2)
Piping.
(a)
Reinforced concrete pipe. Unless otherwise specified,
all drainage conductors shall be reinforced concrete pipe as specified
by ASTM C-75, Table 1, for culvert pipe.
(b)
Corrugated steel pipe. Under certain conditions
and only after written approval by the Planning Board, corrugated
steel pipe, in lieu of concrete pipe, may be used for drainage purposes.
Pipe shall be fully coated with acceptable bituminous material and
shall have bituminous paved invert. It shall be installed according
to manufacturer's recommendations. Design considerations shall be
approved by the Village Engineer prior to installation.
(3)
Reinforcing steel. All bar reinforcement for concrete
shall be of openhearth steel and shall consist of deformed bars. The
bars shall be rolled from new billets. Reinforcement must be securely
placed in the exact position shown on the approved plans or detail
drawing and shall be held securely by wiring and blocking during the
pouring of concrete.
(4)
Catch basin or manhole steps. These shall be of openhearth
steel and shall be hot-bent before galvanizing. They shall be 3/4
inch in diameter and shall be bent to form a step 16 inches wide.
The anchorage ends shall be 11 inches long with an additional two
inches at the ends of each leg bent up at right angles. (See detail
drawing.[2]) Steps shall be built into catch basins and manholes during
construction. Wherever possible, steps shall be placed on a blank
wall of the structure.
[2]
Editor's Note: The detail drawings are included
at the end of this chapter.
(5)
Iron castings. Castings for catch basins and manholes
shall be true to pattern in form and dimension, free from pouring
faults, sponginess, cracks, blowholes and other defects. All frames
and covers shall be placed nine inches from the inside of the wall
on which the steps are mounted.
(6)
Bank-run plant-mix base course.
(a)
The aggregates and bituminous material shall
be combined in such proportions as to produce a mixture conforming
to the requirements given in the table below. To such composite-blended
aggregates (considered as 100%) shall be added bituminous material
within the percentage limits set forth in the table. The aggregate
may consist of native run-of-bank, with appropriate additions to achieve
the required graduation.
|
Requirements for Composition of Mixture
| ||
|---|---|---|
|
Sieve Designation
|
Percentage by Weight Passing Square-Mesh
Sieves
| |
|
1 inch
|
100%
| |
|
3/4 inch
|
80% to 100%
| |
|
1/2 inch
|
60% to 85%
| |
|
1/4 inch
|
45% to 70%
| |
|
1/8 inch
|
40% to 60%
| |
|
No. 80 sieve
|
8% to 20%
| |
|
No. 200 sieve
|
4% to 10%
| |
|
Bituminous material
|
6% to 7 1/2%
| |
(b)
The aggregate and bituminous material for the
base course shall be mixed in a continuous or batch-type pug mill.
The bituminous material shall be heated to a temperature recommended
for the type and grade being used. The plant shall be equipped with
a dryer for controlling the moisture content of the material aggregate
and shall be so designed as to accurately proportion the aggregates
by weight or by volume. The moisture content shall not exceed 2% of
the dry weight of the aggregate. After the bituminous material is
introduced into the mixer, the mixing shall continue for such period
as may be necessary to uniformly coat all the particles and to obtain
a mixture which is homogeneous in character. The bituminous material
shall be incorporated into the mixture in a fluid and workable condition;
and, when heating is required, the temperature shall be such that
proper coating of the aggregate will result, and it shall not be high
enough to injure the material or to be unsafe.
(7)
Asphaltic concrete. Asphaltic concrete shall be in
accordance with New York State Department of Transportation Specifications,
Section 400, Type 1-A, top course, except that no limestone shall
be used. The asphalt cement used in the mixture shall meet the requirements
for asphalt of AC-20 Grade No. 702-03 as specified by the Asphalt
Institute. The aggregates to be used in the mix shall have been heated
and thoroughly dried at a temperature of 225º F. to 275º
F. The aggregates, after drying, shall be properly screened, graded
and stored in separate bins over the mixer. Material used in the mix
shall be proportioned by weight as follows:
|
Passing Screen
|
Retained
|
Percentage by Weight
| |
|---|---|---|---|
|
1/2 inch
|
1/4 inch
|
15% to 30%
| |
|
1/4 inch
|
1/8 inch
|
20% to 40%
| |
|
1/8 inch
|
20 inch
|
15% to 28%
| |
|
20 mesh
|
80 mesh
|
5% to 15%
| |
|
80 mesh
|
200 mesh
|
2% to 6%
| |
|
200 mesh
|
—
|
2% to 6%
| |
|
Asphalt cement
|
—
|
6% to 7%
|
(8)
Street signs.
(a)
Street signs shall be four-way crisscross type
with complete bracket assembly for installation on pipe posts as manufactured
by Lyle Sign, Inc., or equal. Street signs shall be 24 inches by six
inches, having black letters on white enamel background. Letters shall
be 3 1/2 inches high on eighteen-gauge steel plate with heavy
zinc coating applied by hot-dip process bonderized after fabrication.
Letters and border shall be heavily embossed to a depth of approximately
125/1,000 inch. Only perfect dies are to be used in the embossing
process. Nameplates shall be finished with three coats of white baking
enamel applied to the background of the plates by the spray method.
In addition, letters and borders shall have two black enamel coats
applied by rubber rollers, with each of these coats baked separately.
Even temperatures of 350º F. are to be maintained for all baking.
The finish is to be free of blemishes, blisters and cracks. The style
of letters is to conform to existing street signs. The bracket assembly
is to consist of a post cap made from semisteel; the tie-rod shall
be galvanized after fabrication; four center chips shall be made from
sixteen-gauge steel and galvanized after fabrication. The finish of
the bracket assembly is the same and applied in the same manner as
the background for the street nameplate. All of the assembly is to
be aluminum, or other resisting material.
(b)
Signs are to be mounted on two-inch inside diameter
by three-eighths-inch-thick butt-welded standard galvanized pipe.
The bottom of the sign shall be seven feet above ground and set in
three-thousand-five-hundred-pound concrete forming a base 42 inches
deep and eight inches in diameter.
(9)
Monuments. Monuments shall be of three-thousand-five-hundred-pound
concrete 30 inches long, four inches square on the top, six inches
square on the bottom with four three-eighths-inch reinforcing rods
28 inches long running the length of the monuments. The top shall
be beveled to a point 1/2 inch higher than the sides. In the apex
shall be set a twelve-penny galvanized nail with point protruding
1/4 inch.
(10)
Fencing; recharge basins.
(a)
The chain-link fabric shall be two-inch mesh
of No. 9 gauge wire, six feet high, hot-dipped galvanized after fabrication.
The finish is to be standard, and the wire shall be twisted and barbed
on top and bottom. All necessary pipe shall be galvanized, with sizes
and weights as follows:
|
Type of Post
|
Size
(inches in outside diameter)
|
Weight
(pounds per linear foot)
| |
|---|---|---|---|
|
Line post
|
2
|
2.72
| |
|
Corner end posts
|
2 1/2
|
3.65
| |
|
Gate posts
|
4
|
9.10
|
(b)
The fence shall include a one-and-five-eighths-inch outside-diameter top rail securely joined with necessary expansion sleeves. A concrete curb eight inches by 16 inches shall be provided around the entire length of the fence, and the depth shall be increased to 36 inches at all posts. The top of the curb shall be true to line so that the fence is centered on the curb. An eighteen-inch wooden form shall be provided for both sides of the curb. The top of both forms shall conform to line and grade. Concrete shall be in accordance with Subsection E(1)(b).
(c)
Three five-sixteenths-inch galvanized rods 12
inches long shall be placed 2 1/2 feet apart in each ten-foot
panel. There shall be a one-inch-long right-angle hook formed on one
end of the rod. The hook end shall be placed five inches below the
top surface of the concrete curb. After the fabric has been placed,
the top six inches of the rod shall be bent toward the inside of the
recharge basin to make a tight hook around the mesh wire.
(d)
All terminal posts shall be furnished with horizontal
braces and turnbuckle attachments with three-eighths-inch rod. Braces
shall be one-and-five-eighths-inch outside-diameter pipe 2.27 pounds
per linear foot.
(e)
Fittings shall be of galvanized malleable iron
or pressed steel. All ties shall be of aluminum No. 9 wire. For line
posts, install one tie for every foot of fabric height. For rail and
braces, the ties must be approximately 24 inches apart.
(f)
Three strands of aluminum barbed wire running
the entire length of the fence above the fabric and gates and supported
on the line posts by means of inwardly sloping barb arms at an angle
of 45º shall be installed.
(g)
Double gates for a sixteen-foot-wide opening
shall be constructed in accordance with the manufacturer's specifications,
but the frame shall be welded at the four corners. The gates shall
be reinforced with a one-and-five-eighths-inch outside-diameter pipe
welded to the frame and a three-eighths-inch rod attached at the corners
with a turnbuckle. All welds shall be painted. The fabric shall be
two-inch mesh of No. 9 wire, galvanized.
(h)
Gates shall be equipped with a drop-bar locking
device and lock.
(i)
Northland Hinge OH-35 or equal, Northland drop-bar
locking device G-10 or equal and Wickwire Center Stop No. 8725 or
equal shall be used on all entrance gates.
(j)
All materials are to be heavily galvanized by
the hot-dip process.
(k)
A reinforced concrete curb of three-thousand-five-hundred-pound
concrete 18 inches wide and 24 inches deep shall be constructed under
the gate opening and shall extend six inches beyond the gate posts.
The top of the curb shall be 1 1/2 inches below the bottom rail
of the gates. The locking device for the gates shall extend into an
approved center stop set in the concrete curb. One lock and key for
each gate opening shall be furnished and delivered to the Village
Engineer. Locks shall be bronze body and cylinder as manufactured
by Yale and Towne No. 851, keyed alike to Key Change No. 18970.
F.
Drainage structures.
(1)
Leaching basins; Type A. They shall be constructed
of eight-inch-by-sixteen-inch concrete leaching-block (Hawkins) type
to within two feet of the finished grade. The final two feet of wall
on the roadside shall be of concrete path curb inlet set in place
and poured with the top slab. The continuation of the other sidewalls
to the underside of the concrete top slab may be of poured concrete
or concrete building blocks laid with the cells vertical. All blocks
shall be laid in one-to-two cement-sand mortar. The top slab shall
be of eight-inch reinforced concrete, wood-float finished, with all
exposed edges tooled. Footings shall be of three-thousand-five-hundred-pound
concrete formed as shown on the detail drawing.[3] In cases where unsuitable material is encountered at normal
subgrade depth, the excavation shall continue down to good leaching
material and to a depth of six feet into this stratum. The excavation
shall then be backfilled with clean sand and gravel to normal subgrade
depth, after which the construction of the basin shall proceed. Material
so backfilled shall be tamped or otherwise properly consolidated before
proceeding with the basin construction. All such excavation shall
be subject to inspection by the Village Engineer before backfill is
placed. Clean sand and gravel to a depth of one foot shall be placed
inside of the basin at the bottom as shown on the detail drawing.
All backfill must be clean, acceptable material placed under the direction
of the Village Engineer. All specifications pertaining to inlets,
frame end cover and steps are to be as shown on the detail drawing
and as outlined elsewhere in these specifications.
[3]
Editor's Note: The detail drawings are included
at the end of this chapter.
(2)
Precast leaching basins. When authorized by the Planning
Board, precast leaching basins will be permitted as an alternate to
Type A basins. (See the detail drawing for method of installation.)
All concrete is tested at 4,000 pounds prior to installation and shall
be subject to inspection by the Village Engineer. All materials shall
conform in every respect to these specifications. Design drawings
shall be submitted by manufacturers and approved by the Village Engineer
prior to installation of basins.
(3)
Precast overflow leaching pool. A precast overflow
leaching pool can be used in conjunction with a Type A basin or precast
leaching basin in place of additional Type A basins. The dome of the
precast pool shall be cast with a large enough hole to accommodate
pipe leading from the basin. No cutting or chopping shall be allowed.
A cast-iron ring with bottom flange and cover shall be required. (See
the detail drawing for dimensions.[4])
[4]
Editor's Note: The detail drawings are included
at the end of this chapter.
(4)
Catch basin; Type C. This basin is used in connection
with underground piping and is constructed as shown on the detail
drawing. Wall sections below 12 feet shall be increased to 12 inches
in thickness. The bottom of the basin or top of the footing shall
be three feet below the invert of the outfall pipe. The length of
the curb-inlet opening is a variable depending upon the hydraulic
conditions. All other dimensions shall be as shown on the detail drawing.
All materials shall conform in every respect to these specifications.
(5)
Manholes. Manholes shall be constructed of concrete,
brick or acceptable precast concrete in accordance with dimensions
shown on the detail drawing. If precast manholes are used, prior approval
of plans shall be secured from the Village Engineer. Manholes shall
have a minimum inside dimension of four feet by four feet if square
or shall be four feet in diameter if round. Inside dimensions may
be greater if required by pipe sizes. All manholes shall include galvanized
steps as shown on the detail drawing. All materials shall conform
in every respect to these specifications.
(6)
Headwalls. Whenever a recharge basin is constructed,
the drainage pipe shall be introduced to the basin by means of a headwall
constructed of three-thousand-five-hundred-pound concrete in accordance
with the detail drawing. All materials shall conform in every respect
with these specifications.
G.
Job operation.
(1)
Clearing.
(a)
Scope of work. All trees, roots, stumps, bushes,
timbers and decaying or growing organic matter above and below the
surface of the ground, and large rocks, shall be removed from the
bed of the proposed street to a width two feet greater than the proposed
back-to-back of curb dimension.
(b)
All stumps, wood and brush shall be disposed
of in an approved disposal area in accordance with applicable village,
town, county and state regulations.
(c)
Excess width of clearing. Clearings wider than those specified in Subsection G(1)(a) may be permitted in certain cases to provide for proper slopes where substantial cuts and fills are necessary.
(d)
Trees to be retained. All sound trees larger
than four inches in diameter which are approved existing in the roadway
right-of-way outside of the paved area shall be retained unless grading
requires their removal.
(2)
Grading.
(a)
Topsoil. All topsoil shall be removed from the
cleared area and stockpiled for use in final grading.
(b)
Permission to remove excess topsoil. No topsoil
shall be removed from the area within the boundaries of the map except
by special written permission of the Planning Board upon proof that
an excess exists and that the final plat has been filed with the County
Clerk. Such proof will take the form of a written affidavit submitted
by a licensed surveyor or professional engineer after a careful estimate
and verification by the Village Engineer. No excess shall be deemed
to exist until at least eight inches of topsoil is provided for all
disturbed portions of the development area, with the exception of
those areas set aside for paved streets, driveways, walks and recharge
basins. This permission shall be valid for a three-month period only.
(c)
Developments where no excess topsoil exists.
In such developments, the available topsoil shall be evenly distributed
over all plots, except that in no case shall the minimum depth be
less than six inches at the time of placement. If required, the developer
shall bring in topsoil to comply with this requisite, except in areas
where natural vegetation has not been disturbed. The developer shall
also meet requirements elsewhere set forth in these regulations and
specifications.
(d)
Typical graded section at sidewalk area.
[1]
Residence B, C, D and E Districts. The finished
grade, seven feet six inches back of the face of the curb, shall be
two inches higher than the curb, thence rounding on a two-foot radius
curve to meet a three-to-one maximum slope either up or down, as the
case may be. (See detail drawing.[5])
[5]
Editor's Note: The detail drawings are included
at the end of this chapter.
[2]
Residence A District. The finished grade, four
feet back of the face of the curb, shall be two inches higher than
the curb, thence rounding on a two-foot-radius curve to meet a three-to-one
maximum slope either up or down, as the case may be.
(e)
Driveway entrances. Driveway entrances, in cut
or fill, shall be properly engineered. The finished grade, seven feet
six inches back of the face of the curb, shall be two inches higher
than the curb grade. (See the detail drawing for all dimensions.)
Driveway gradients, either up or down, shall not exceed 14%, unless
written approval is first secured from the Village Engineer. There
shall be no abrupt changes in gradient. Vertical curves shall be used
where there is a gradient change of over 5%. The developer shall be
held responsible for all driveway construction within the limits of
the street right-of-way.
(f)
Roadway grading. Roadways shall be accurately
graded to the approved profiles. Before grading is started, the engineer
for the developer shall furnish adequate line and grade stakes to
ensure accurate vertical and horizontal alignment of all roads in
the development in accordance with approved plans. The developer shall
be held responsible for correct grading operations, including sidewalk
areas, and correct bank slopes in cut or fill areas.
(g)
Subsurface utilities. All subsurface utilities,
substructures and service connections in street areas shall be completed
and installed prior to final grading of the subgrade. All backfill
shall be properly consolidated by mechanical-tamping six-inch layers,
or other approved means, before paving operations are commenced.
(h)
Excavation below grade. No excavation shall
be permitted below the approved subgrade elevations unless the base
is unsatisfactory to the Village Engineer. In such cases, all unsatisfactory
material shall be removed and replaced with suitable material properly
compacted, as directed by the Village Engineer.
(3)
Concrete curbs.
(a)
Line and grade stakes. The developer's engineer
or surveyor shall set line and grade stakes for curbing at a maximum
distance of fifty-foot centers on horizontal or vertical tangents,
but shall install such stakes on twenty-five-foot or less centers
to delineate horizontal and vertical curves as directed by the Village
Engineer. At street intersections, the center of curvature of the
curbs shall be staked together with three grade stakes on the arc
of the curve: one at the PC, one at the PT and one intermediate.
(b)
Construction. Concrete curbs are required on
all streets. They shall be 18 inches deep with straight sides six
inches thick at the top and eight inches thick at the base. The back
of the curb shall be vertical with a two-inch batter on the roadside
and shall extend six inches above the gutter line with the top of
the curb at the same elevation as the center of the road, except in
the case of service roads. (See the detail drawing[6]) The curb shall be cast in sections 16 feet long with
a one-piece one-half-inch bituminous expansion joint between sections.
Concrete shall be three-thousand-five-hundred-pound test.
[6]
Editor's Note: The detail drawings are included
at the end of this chapter.
(c)
Forms.
[1]
All forms shall be set true to line and grade
and held rigidly in place. No abrupt changes in alignment, either
vertical or horizontal, shall be allowed. Particular care shall be
used where vertical and horizontal curves are called for.
[2]
Forms shall be constructed of metal or acceptable
planed and matched lumber and shall be so aligned and braced that
smooth surfaces will result.
[3]
Before the forms are removed and while the concrete
is still workable, the outer top face (roadside) shall be edged with
an edging tool which will produce a rounded corner with a one-inch
radius. The rear edge shall have a rounded finish with a one-fourth-inch
radius.
[4]
The forms shall be left in place until the concrete
has set sufficiently so that the front form (roadside) can be removed
without injury to the surface finish. This can normally be accomplished
on the same day that the curb is poured. Immediately upon removal
of the front form and while the concrete is still green, the surface
shall be floated with a rubber, felt or cork float to a smooth and
uniform surface. All fins shall be removed. Plastering shall not be
allowed.
(4)
Concrete sidewalks.
(a)
Concrete sidewalks shall be required in areas
zoned Residence B, C, D and E. They shall be four feet wide and placed
so that the rear edge is six inches from the right-of-way property
line.
(b)
Sidewalks shall be constructed of three-thousand-five-hundred-pound
concrete, four inches thick, laid on a six-inch base of selected,
clean sand and gravel. Slabs shall be tooled to form four-foot-square
panels. Bituminous expansion joints of one-half-inch material shall
be provided at every fourth panel or 16 feet apart.
(c)
Expansion joints shall be properly braced during
construction to ensure accurate finished alignment.
(d)
Surface finish shall be provided by wood-float
method.
(5)
Concrete aprons.
(a)
A concrete apron shall be required for each
house driveway proposed to be built in a subdivision.
(b)
A concrete apron will be required for each recharge
basin access road in a subdivision.
(c)
All aprons are to be constructed of three-thousand-five-hundred-pound
concrete, six inches thick.
(e)
Planning Board approval shall be required for
all other curb cuts.
(6)
Road construction.
(a)
Preparation of subbase. Before any base-course
material is placed, the subbase shall be carefully shaped to the approved
profile and rolled with a roller weighing at least 10 tons. In case
unsuitable material is encountered at the subgrade level, such as
loam or clay, it shall be removed to a depth at least 12 inches, or
as may be directed by the Village Engineer, and backfired with suitable
material rolled in four-inch layers to the subgrade. All loose stones,
roots or other debris shall be removed. Upon completion of the subgrade,
the developer shall request an inspection by the Village Engineer
and shall not proceed with further roadway work until such inspection
has been made and the work approved.
(b)
Bank-run plant-mix base course.
[1]
Upon the subgrade, a base course of bank-run
plant mix shall be placed so that a uniform thickness of three inches
is obtained after thorough rolling and compacting. The base course
shall be placed with an approved spreading machine resulting in a
compacted thickness specified and true to line and grade. The mixture
shall be laid only upon a subgrade which is dry and only when the
air temperature is not less than 40º F.
[2]
The rolling of the base course shall be accomplished
with an approved self-powered roller weighing 10 tons. Rolling shall
continue until all material is firmly locked and keyed together. The
appearance and surface shall be uniform, and all ridges shall be removed.
[3]
The rollers shall be operated at a speed satisfactory
to the Village Engineer, but not to exceed three miles per hour, and
the rolling shall proceed continuously. When, in the opinion of the
Village Engineer, additional roller capacity is needed, it will be
provided by the contractor.
[4]
In all places inaccessible to a roller, the
required compression shall be secured with tampers. Each tamper shall
weigh not less than 25 pounds and shall have a tamping area of not
more than 50 square inches.
[5]
If depressions remain after rolling, more of
the mixture shall be added at such points and firmly rolled into place.
After rolling has been finished, the surface of the course shall have
the required crown, density and thickness and be at the grade established
for the surface of the finished pavement.
(c)
Asphaltic concrete surfacing. Asphaltic concrete
shall be a minimum thickness of 1 1/2 inches. After the base
course has been completed, a one-course surfacing of asphaltic concrete
shall be placed. Before placing of asphaltic concrete, the base course
shall be swept clean of all loose material and shall be thoroughly
dry.
[1]
Placing. Asphaltic concrete is to be placed
only where the surface is dry and clean and shall be laid only when,
in the opinion of the Village Engineer, weather conditions are suitable.
The contact surfaces of all curbings, gutters, manholes and of adjacent
pavement edges shall be painted or sealed with approved bituminous
material before placing the asphaltic concrete. Upon arrival, the
asphaltic concrete shall be dumped into an approved mechanical spreader
and immediately spread and struck off to the full width as required
and to such appropriate depth that, when the work is completed, the
compacted thickness of the mixture shall be as specified. For use
in striking off the course, the machine shall be equipped with easily
adjustable strike-off plates. Before rolling is started, the finished
surface struck off by the machine shall be checked, any inequalities
shall be adjusted and all fat spots or fat areas from any source shall
be removed and replaced by satisfactory material.
[2]
Compacting. After placing and while still hot
or workable, the mixture shall be rolled with a ten- to twelve-ton
self-propelled tandem roller or a roller producing a compression with
the rear wheel of not less than 250 pounds per inch of tread. During
the initial rolling, the roller shall travel parallel to the center
line of the pavement, beginning at each edge and working toward the
center, overlapping on successive trips by 1/2 the width of the rear
roller. The roller shall be operated at a speed satisfactory to the
Engineer, but not to exceed three miles per hour, and the rolling
shall proceed continuously at the rate of not more than 30 tons of
mixture per hour for each roller. When, in the opinion of the Village
Engineer, additional roller capacity is needed, it will be provided
by the contractor. Rolling shall continue until all material is firmly
locked and keyed together. The appearance and surface shall be uniform,
and all ridges shall be removed. For all places inaccessible to a
roller, the required compression shall be secured with tampers. Each
tamper shall weigh not less than 25 pounds and shall have a tamping
area of not more than 50 square inches. The wheels of the roller and
paver shall be kept clean at all times. They may be kept moist with
water or a mixture of water with not more than 10% lubricating oil,
as directed. Hot or dirty water, gasoline or grease shall not be allowed
to drop from the roller or paver onto the pavement. If depressions
remain after rolling, more of the mixture shall be added at such points
and firmly rolled into place. After the rolling has been finished,
the surface of the course shall have the required crown, density and
thickness and be at the grade established for the surface of the finished
pavement. At the direction of the Village Engineer, any defective
areas that develop during the surety period shall be removed and replaced.
The contractor shall provide suitable means for keeping all small
tools clean, heated and free from bituminous accumulations. Mechanical
spreaders shall be equipped with heaters. The surface of the pavement
shall be protected at all times from drippings of oil, kerosene, etc.,
used for the cleaning of small tools. The contractor shall provide
and have ready for use at all times sufficient tarpaulins or covers
as may be directed by the Village Engineer for use in an emergency,
such as rains, chilling winds or unavoidable delays.
[3]
Testing surface. The surface shall be tested
with a sixteen-foot straightedge laid parallel with the center line
of the road upon any portion of the surface, and any variations from
a true profile exceeding 1/4 inch shall be satisfactorily eliminated
or the pavement relaid.
[4]
Seasonal and weather limitations. No material
shall be placed from November 15 to April 15 nor when the air temperature
in the shade is below 40º F., except by written permission of
the Village Engineer. Paving shall be discontinued when a falling
air temperature reaches 40º F.
[5]
Tests. All asphaltic concrete used shall be
subject to laboratory tests to determine whether it is in accordance
with the specifications. Payment for these tests shall be the responsibility
of the Village of Northport.
(7)
Recharge basins.
(b)
Excavation.
[1]
If required by the presence of unsuitable material
at or below the bottom elevation, excavation shall be carried down
to good leaching material as determined by the Village Engineer. Test
holes as directed by the Village Engineer shall then be dug at this
level to ensure at least a six-foot stratum of good leaching material.
The lower portion of the side slopes shall be composed of good leaching
material to an elevation at least seven feet above the approved elevation
of the bottom of the recharge basin, even if acceptable clean sand
and gravel must be brought in from outside sources to accomplish this.
[2]
The excavated area below the proposed subgrade
shall then be backfired to the proper elevation with clean sand and
gravel. All such excavations and backfilling must be inspected by
the Village Engineer before such operations take place.
(c)
Bank slopes. The slope of the banks of the recharge
basin shall be established at two to one. The top of the slope shall
be established at a grade one foot six inches higher than the finished
grade at the property line at least 10 feet distant therefrom. If
the topography of the ground does not permit this procedure, then
the final grades and top-of-slope location shall be as directed by
the Village Engineer.
(d)
Erosion protection. In all cases, runoff water
shall be directed away from the tops of the bank slopes of recharge
basins to prevent erosion and washouts. This may be accomplished by
grading, where possible, or by the installation of suitable inlets
and piping as directed by the Village Engineer.
(e)
Fencing. Before excavating for a recharge basin, a fence or suitable barrier shall be erected around the area of excavation in accordance with plans and specifications approved by the Village Engineer as adequate to safeguard the public or shall be permanently fenced in accordance with the specifications as set forth in Subsection D. Excavations, slopes, ramps and grades leading to and surrounding the recharge basin must be inspected and approved by the Village Engineer prior to the erection of the permanent fence. The permanent fence, in accordance with specifications, shall be set six feet from the property line on the recharge basin property.
(f)
Working area. In each recharge basin, adequate
space for maintenance machinery shall be provided within the fenced
area. In addition, a ramp 10 feet wide shall be constructed to the
bottom of the basin on a five-to-one slope or less, to furnish access
to the bottom.
(g)
Two-level construction. Where possible, in the
opinion of the Village Engineer, recharge basins shall be constructed
with a stepped bottom producing two levels with a minimum of 18 inches'
difference in elevation between levels. In such cases, piping and
headwalls shall be installed to conform to the lowest elevation.
(h)
Paved driveway. A twelve-foot driveway of bank-run
plant mix three inches thick topped with one-and-one-half-inch thickness
of asphaltic concrete shall be installed to furnish access from the
paved roadway to the recharge basin gate. This driveway shall be placed
on a properly prepared subbase six inches thick. Standard curb cuts
shall be placed at the street curb. The driveway shall conform in
all respects to the detail drawing, shall be located in the center
of the access right-of-way and shall be located with proper reference
to the entrance gate.
(8)
Piping.
(a)
Concrete. Pipe shall be laid accurately to line
and grade as shown on approved drawings furnished by the developer's
surveyor or engineer. Joints shall be filled with one-to-two cement
mortar. Pipes shall be laid on undisturbed earth with holes excavated
under the bell for jointing. When the trench has been excavated below
profile depth, suitable material properly compacted shall be used
to bring the bottom of the trench to the finished grade.
(b)
Corrugated steel. Where corrugated steel pipe
is used by permission of the Planning Board, the method of installation
shall be in accordance with manufacturer's directions. Pipes shall
be laid on undisturbed earth and properly connected so that joints
shall be watertight.
H.
Developer's engineer responsibilities during construction.
Said responsibilities are as follows:
(1)
Layout.
(a)
Furnish accurate line and grade stakes for all
construction operations involving site improvements.
(b)
Maintain accurate field checks to ensure correct
placement, according to approved line and grade, of all roads, curbs,
structures, monuments and engineering works of whatsoever nature prescribed
by these site improvement specifications.
(2)
Plans.
(a)
As-built drainage plans. Upon the completion
of the catch basins, manholes and piping, the developer's engineer
or surveyor shall file with the Village Engineer a plan showing the
proposed and as-built elevations at catch basin corners, tops of manholes
and all pipe inverts in catch basins, manholes and at the recharge
basin headwall. Proposed and as-built pipe gradients shall be noted.
This plan shall be approved before the curbs in this drainage area
may be started.
(b)
As-built curb plan. Upon the completion of curb
construction and before any road work is started, the developer's
engineer or surveyor shall file with the Village Engineer a plan showing
both proposed and as-built curb elevations and the location of the
curb in relation to the property line. The plan shall show the proposed
elevation opposite all grade stakes used in construction of the curbs
and the as-built elevations at these stations.
(c)
Map size. As-built plans shall be prepared in
dimensions of 20 inches by 36 inches to a scale of equal to 50 feet
equals one inch or larger in order to conform to previously filed
plan sizes.
I.
Landscaping.
(1)
Horticultural soil.
(a)
Work. Under this item, the developer shall furnish,
place and incorporate horticultural soil in accordance with these
plans and specifications or as directed by the Planning Board.
(b)
Composition.
[1]
Horticultural soil shall be the surface layer
of soil with no admixture of refuse or any material toxic to plant
growth and shall be free from subsoil and stumps, roots, brush, stones,
clay, lumps or similar objects greater than two inches in largest
diameter. Brush and other vegetation which will not be incorporated
with the soil during handling operations shall be cut and removed
prior to stripping. Ordinary sods and herbaceous growth, such as grass
and weeds, are not to be removed but shall be thoroughly broken up
and intermixed with the soil during handling operations.
[2]
The topsoil or soil mixture, unless otherwise
specified or approved, shall have an acidity range of approximately
5.5 pH to 7.6 pH, when tested in accordance with the methods of testing
of the Association of Official Agricultural Chemists in effect. The
organic content shall not be more than 20% nor less than 3% as determined
by the wet combustion method (chromic acid reduction). There shall
be not less than 20% nor more than 80% passing through the two-hundred-mesh
sieve as determined by the wash test made in accordance with the standard
test ASTM Designation D1140.
[3]
The developer shall furnish a certified report
of the analytical chemist, showing the analyses of representative
samples of the horticultural soil which he proposes to use. All samples
are to be taken by the developer and delivered to the laboratory.
No horticultural soil shall be used until the approval of the samples
by the Planning Board, but such approval shall not constitute final
acceptance. The Planning Board reserves the right to reject, on or
after delivery, any material which does not, in its opinion, meet
these specifications.
[4]
Natural topsoil may be augmented by the contractor
with approved materials and methods to meet the specifications when
existing soil is stripped and stored on the job site.
[5]
The Planning Board reserves the right to reject
horticultural soil in which more than 60% of the material passing
the No. 100 USS mesh sieve consists of clay as determined by the Buoyoucous
Hydrometer or by the decantation method. All percentages are to be
based on dry weight of the sample. If the Planning Board directs,
horticultural soil which varies only slightly from the specifications
may be made acceptable by such correctives as the Planning Board deems
necessary.
(c)
Method. Horticultural soil for backfilling plant
pits and areas shall be mixed with well-rotted manure or dehydrated
manure in the following proportion, when and where deemed necessary
by the Planning Board: seven cubic yards of horticultural soil to
one cubic yard of manure. They shall be thoroughly mixed by placing
the manure evenly over the horticultural soil piles and turning the
piles at least three times or until thoroughly mixed.
(2)
Well-rotted manure.
(a)
Work. Under this item, the developer shall furnish
and incorporate well-rotted manure in accordance with the plans and
specifications.
(b)
Material.
[1]
Manure shall be well-rotted horse or cow manure
or a combination of the above. It shall contain not over 40% of straw
or litter and shall be free of fresh manure, sawdust, wood chips,
leather chips, tanbark, long straw, salt hay, stones, chemicals used
to hasten decomposition artificially and other foreign or injurious
substances. It shall not be more than two years nor less than nine
months old and shall have been turned in the pile at least three times
during that period. No burned or firefanged manure will be acceptable.
The Planning Board reserves the right to reject on and after delivery
any material which does not, in its opinion, meet these specifications.
[2]
Commercial dehydrated manure may be used as
a substitute.
(3)
Grass seeding.
(a)
Work. Under this item, the developer shall furnish,
place and incorporate grass seed, ground limestone and commercial
fertilizer (a mix of five to 10 to five) and shall plant and maintain
grass areas in accordance with the plans and specifications or as
directed by the Planning Board.
(b)
Grass seed.
[1]
Grass seed shall be fresh, recleaned seed of
the latest crop, mixed in the following proportions by weight and
meeting the following standards of pure, live seed content. The tolerance
for PLS (purity x germination) shall be those called "official" and
tabulated on Page 5 of United States Department of Agriculture Bulletin
No. 480.
|
Grass
|
PLS
|
Maximum Weed Seed
| |
|---|---|---|---|
|
58% Illahee creeping red fescue
|
85%
|
0.25%
| |
|
30% Kentucky blue
|
85%
|
0.50%
| |
|
10% Redtop
|
85%
|
1.00%
| |
|
2% New Zealand type wild white clover, certified
|
85%
|
0.50%
|
[2]
Farmingdale mixture or an approved equal may
be substituted.
(c)
Ground limestone. The ground dolomitic limestone
furnished shall have a neutralizing power of at least 97%.
(d)
Commercial fertilizer.
[1]
Commercial fertilizer (a mix of five to 10 to
five) shall have the following composition by weight: nitrogen, 5%;
phosphoric acid (P205), 10%; potash, 5%.
[2]
All materials shall be delivered in standard-size
bags of the vendor, showing weight, analysis and name of the vendor.
It shall be stored in such manner that its effectiveness will not
be impaired.
(e)
Method.
[1]
The developer shall free the surface of stones,
roots, rubbish or other objectionable material and dispose of them
as directed by the Village Engineer. Ground limestone shall be evenly
distributed and worked into the top three inches of soil at least
five days before applying commercial fertilizer. Commercial fertilizer
(a mix of 5 to 10 to 5) shall be applied at the rate of 1/6 of a pound
per square yard and worked lightly into the top three inches of the
soil of new areas. The soil shall then be worked to a smooth, even
draining surface and compacted with a five-hundred-pound roller. Any
depression which occurs shall be regraded and rerolled until a satisfactory
grade is obtained.
[2]
Grass seed shall be sown in the fall during
August, September or October or in the spring during March, April
or May, or at such other times as are approved by the Planning Board.
All seeding is to be done in moderately dry to moist (not wet) soil
and at times when the wind does not exceed a velocity of five miles
per hour.
[3]
The rate of seeding shall be three-hundredths
(0.03) pound per square yard. Grass seed shall be sown by hand or
machine in such a manner that a uniform stand will result. After seeding,
the surface shall be evenly raked with a fine-toothed rake and rerolled.
(f)
Maintenance. The developer shall maintain all
seeded areas until final acceptance and completion of the whole work.
Any areas which fail to show a uniform stand of grass shall be reseeded
with the original mixture until all designated areas are covered with
grass. The developer shall properly water, mow and otherwise maintain
the grass at a maximum height of 2 1/2 inches until final acceptance
and completion of the whole work.
(4)
Street trees and plant materials. (See also Chapter 277, Trees, of the Code of the Village of Northport.)
(a)
Work.
[1]
Street trees are to be planted in all subdivisions
along all new and existing streets. In subdivisions which will have
recharge basins, there shall be planted a screening outside of the
fences but within the boundaries of the area to be deeded to the village.
[2]
All recharge basins shall have a vegetative screen outside of fences but within the boundaries of the areas to be deeded to the village in accordance with Subsection I(4)(c)[1] and (d)[1]. There shall also be interior planting in accordance with Subsection I(4)(c)[1] and (d)[2] and [3].
[3]
A planting plan shall be prepared by a professional
landscape architect as recognized by the American Society of Landscape
Architects or by any other individual or firm that is recognized by
the Planning Board as being competent to prepare such plans.
[4]
No planting shall be undertaken until the proposed
planting plan and program has been approved by the Planning Board.
[5]
Under these items, the developer shall excavate
all tree pits and planting beds and shall plant and maintain and replace
all trees and plant materials specified in the proposed planting program
and in accordance with these plans and specifications.
[6]
Where existing trees are of good quality, as
determined by the Planning Board, street trees shall not be planted
within 30 feet of their drip line or canopy line.
(b)
Names. Plant names shall agree with the nomenclature
of Standardized Plant Names as adopted by the American Joint Committee
on Horticulture Nomenclature, 1942 Edition; size and grading standards
shall conform to those of the American Association of Nurserymen,
unless otherwise specified. No substitution shall be permitted except
by written permission of the Planning Board.
(c)
Quality. All trees and plant material shall
be typical of their species and variety; they shall have normal, well-developed
branches and vigorous fibrous root systems. They shall be sound, healthy,
vigorous plants, free from defects, disfiguring knots, sunscald injuries,
abrasions of the bark, plant disease, insect eggs, borers and all
forms of infections. Trees and plant materials shall have been growing
under the same climatic conditions as those prevailing in Northport
for at least two years prior to the date of planting. This excludes
all Canadian, southern or California stock. All street trees, minor
trees and evergreens shall conform with the American Association of
Nurserymen standards as put forth in the most recent edition of Publication
ANSI-Z60 of the American Association of Nurserymen.
[1]
Recharge basin plant material.
[a]
Planting around recharge basins
will be in groups and shall be alternated as to minor trees and evergreen
trees as per the detail drawing.[10] Minor trees shall be planted in compositional groups of
three or five, with no minor trees less than 10 feet apart.
[10]
Editor's Note: The detail drawings are included
at the end of this chapter.
[b]
Trees and plant material to be
planted around recharge basins need not be specimen plants of symmetrical
form, but must comply with the above as to quality. They may not be
plants which, through neglect or other causes, have become stunted
or which do not have good root systems.
[c]
Planting on the interior of the
recharge basin fence shall be on three-foot centers around the berm
and down the slope to the design high-water line or in groupings such
that the total number of plants used is equivalent to the number that
would be planted on three-foot centers throughout. All plant material
for use inside a recharge basin shall be container-grown.
[2]
Street trees. Street trees shall be first-quality
nursery-grown trees with single, straight trunks with the leader intact
to a height of at least eight feet to 10 feet for one-and-one-half-inch
caliper and with symmetrical, well-branched tops branched six feet
to seven feet from the ground. There will be no limb cuts over 1/2
inch which have not completely calloused over. A heavy, fibrous root
system is essential. No cut-back trees will be accepted.
[3]
Minor trees and evergreens.
[a]
Minor trees shall be of the size
customarily described as five feet to six feet or larger.
[b]
Evergreen trees shall be the size
customarily described as four feet to five feet or larger. Evergreens
shall be handled with ball and burlap at all times. Deciduous trees
which shall also be handled with ball and burlap are Crataegus and
Oxydendrum.
(d)
List of acceptable plant material. The following
list of acceptable trees and plant material contains the only ones
which shall be planted, and no others shall be used unless a special
exception is granted by the Planning Board.
|
STREET TREES
| ||||
|
Variety
|
Minimum Size (inches caliper)
|
Minium Spacing (feet)
| ||
|
Acer saccharum
|
Sugar maple
|
2
|
45
| |
|
Fraxinus americana
|
White ash
|
1 1/2
|
40
| |
|
Ginkgo biloba
|
Maidenhair tree
|
1 1/2
|
30
| |
|
Gleditsia triacanthos
|
Honeylocust
|
2
|
40
| |
|
Liquidambar styraciflua
|
Sweet gum
|
2
|
40
| |
|
Quercus borealis
|
Northern red oak
|
1 1/2
|
50
| |
|
Quercus imbricaria
|
Shingle oak
|
1 1/2
|
40
| |
|
Quercus palustris
|
Pin oak
|
1 1/2
|
40
| |
|
Tilia cordata
|
European linden
|
2
|
35
| |
|
Tilia tomentosa
|
Silver linden
|
2
|
40
| |
|
RECHARGE BASIN PLANTINGS
| |||
|
[1] Exterior Plant Material
| |||
|
Minor Trees
|
Size
(feet)
| ||
|
Acer pensylvanicum
|
Striped maple
|
5 to 6
| |
|
Cornus kousa
|
Kousa dogwood
|
5 to 6
| |
|
Cornus mas
|
Cornellian cherry dogwood
|
5 to 6
| |
|
Crataegus spp. (in variety)
|
Hawthorn
|
5 to 6
| |
|
Elaeagnus angustifolia
|
Russian olive
|
5 to 6
| |
|
Oxydendrum arboreum
|
Sourwood
|
5 to 6
| |
|
Viburnum prunifolium
|
Blackhaw viburnum
|
5 to 6
| |
|
Evergreens
|
Size
(feet)
| ||
|
Arborvitae spp.
|
Arbor Vitae
|
4 to 5
| |
|
Juniperus virginiana
|
Eastem red cedar
|
4 to 5
| |
|
Pinus strobus
|
Eastern white pine
|
4 to 5
| |
|
Pinus thunbergii
|
Japanese black pine
|
4 to 5
| |
|
Pseudotsuga taxifolia
|
Douglas fir
|
4 to 5
| |
|
[2] Interior Plant Material (Berm)
| |||
|
|
Minor Trees - Interior
|
Size
(feet)
| |
|
Acer pensylvanicum
|
Striped maple
|
2 to 3
| |
|
Cornus kousa
|
Kousa dogwood
|
2 to 3
| |
|
Cornus mas
|
Cornellian cherry dogwood
|
2 to 3
| |
|
Crataegus spp.
|
Hawthorn
|
2 to 3
| |
|
Elaeagnus angustifolia
|
Russian olive
|
2 to 3
| |
|
Oxydendrum arboreum
|
Sourwood
|
2 to 3
| |
|
Viburnum prunifolium
|
Blackhaw viburnum
|
2 to 3
| |
|
Evergreens
|
Size
(feet)
| ||
|
Arborvitae spp.
|
Arbor Vitae
|
2 to 2 1/2
| |
|
Juniperus virginiana
|
Eastern red cedar
|
2 to 2 1/2
| |
|
Pinus strobus
|
Eastern white pine
|
2 to 2 1/2
| |
|
Pinus thunbergii
|
Japanese black pine
|
2 to 2 1/2
| |
|
Pseudotsuga taxifolia
|
Douglas
|
2 to 2 1/2
| |
|
[3] Interior Plant Material (Slope)
| |||
|
Size
(inches)
| |||
|
Myrica pensylvanica
|
Bayberry
|
18 to 24
| |
|
Rhus copallina
|
Shiny sumac
|
18 to 24
| |
|
Rhus glabra
|
Smooth sumac
|
18 to 24
| |
|
Rhus typhina
|
Staghorn sumac
|
18 to 24
| |
|
Rosa rubifolia
|
Redleaf rose
|
24 to 36
| |
|
Rosa rugosa
|
Wild rose
|
24 to 36
| |
|
Rosa virginiana
|
Virginia rose
|
24 to 36
| |
|
Spiraea billiardi
|
Billiard spiraea
|
18 to 24
| |
|
Vaccinium corymbosum
|
Highbush blueberry
|
18 to 24
| |
|
Viburnum dentatum
|
Arrowood
|
24 to 36
| |
|
Viburnum lentago
|
Nannyberry
|
24 to 36
| |
(e)
Dimensioning. Trees shall be dimensioned as
they stand in their natural position. Trees shall be calipered six
inches above the ground. Large plants cut back to size, or for any
other reason, will not be accepted.
(f)
Preparation of plants. All precautions customary
in good trade practice shall be taken in preparing trees for moving,
and workmanship that fails to meet the highest standards will be rejected.
All trees shall be dug immediately before moving. All trees shall
be dug to retain as many fibrous roots as possible. Balled and burlapped
trees shall have a solid ball of earth of ample size in relation to
the size of the plant, securely held in place by burlap and stout
rope. Loose, broken or manufactured balls will be rejected.
(g)
Delivery. Trees and plant material shall be
transported and handled with utmost care to ensure adequate protection
against injury. Each shipment shall be certified by state and federal
authorities to be free from disease and infestation. Any inspection
certificates required by law to this effect shall accompany each shipment
invoice or order of stock, and, on arrival, the certificate shall
be filed with the Planning Board. Balled and burlapped trees shall
be set on the ground and the balls covered with soil. Trees and plant
material with bare roots shall be heeled-in until planted. All material
shall be maintained until planted.
(h)
Time of planting. Unless otherwise directed
by the Planning Board, trees and plant material shall be planted from
March 1 to May 1 and from September 15 to November 15, or at the direction
of the Planning Board.
(i)
Excavation of tree pits.
[1]
Unless otherwise directed or indicated on the
plans, sizes of tree pits shall be as follows: All tree pits shall
be three feet deep. Pits for trees 1 1/2 inches to three inches
in caliper shall be five feet in diameter. The six-foot strip between
the fence and property line shall be topsoiled 18 inches deep or deeper,
as required. The four-foot strip inside the fence shall be topsoiled
eight inches deep.
[2]
No tree pits shall be dug until the proposed
locations have been staked on the ground by the developer and approved
by the inspector; and no tree pits shall be backfired until approved
by the inspector. All pits and planting beds shall have vertical sides
unless otherwise directed. Subsoil from planting excavations shall
be removed from the site or disposed of as directed by the inspector.
[3]
The soil shall be made loose and friable to
a depth of one foot below the bottom of the tree pits and planting
beds. Where, in the opinion of the inspector, the subgrade material
is unsuitable, the size of the tree pits and planting beds shall be
dug 1/2 wider and 1/2 deeper than normally required. The bottom and
sides of the pits shall be backfilled with horticultural soil thoroughly
worked into place.
(j)
Planting.
[1]
In general, all trees and plant material shall
stand, after settlement, at the same level at which they have grown.
Care shall be exercised in setting the trees plumb.
[2]
Balled and burlapped trees and plants shall
be handled so that the ball will not be loosened. The burlap shall
be cut away from the upper half of the ball and the remaining burlap
adjusted to prevent the formation of air pockets. Where necessary,
in the opinion of the nurseryman, the burlap may be entirely removed.
Soil shall be firmed at six- to eight-inch intervals and thoroughly
settled with water.
[3]
Planting beds shall be made large enough for
all trees and plant material therein to have the roots properly spread
out.
[4]
Shallow watering basins will be provided around
each plant and tree. A mulch of grass, straw or other acceptable material
shall be placed around each plant to a radius of two feet from the
trunk.
[5]
Trees shall be planted within the highway right-of-way
six feet off the property line, unless otherwise specified in a particular
case. Trees shall be spaced according to the preceding table of plant
material, sizes and spacings. (See also the detail drawing.[11])
[11]
Editor's Note: The detail drawings are included
at the end of this chapter.
(k)
Staking.
[1]
All staking shall be done immediately after
planting, and all stakes and wire shall be maintained. Plants shall
stand plumb after staking. Unless otherwise directed, trees shall
be staked in accordance with these plans and specifications.
[2]
Stakes shall be of white cedar with bark attached.
The diameter at the middle shall be not less than two inches nor more
than 2 3/4 inches; the diameter at the tip shall be not less
than 1 3/4 inches; and the diameter at the butt shall not exceed
three inches. They shall have a maximum allowable deflection of 10%.
Stakes shall be placed one foot away from the trunk of the tree, taking
care to clear the roots. They shall be fastened to the tree with doubled
No. 12 gauge annealed, galvanized steel wire run through a ten-inch
length of reinforced rubber hose. (See the detail drawing.[12])
[12]
Editor's Note: The detail drawings are included
at the end of this chapter.
[3]
Trees shall be staked as follows: Trees 1 1/2
inches to three inches in caliper shall be supported by two stakes
eight feet long. Stakes shall be set parallel to the curb.
(l)
Wrapping. Trees shall be wrapped with Kraft
Tree Wrap or burlap tied at the top and bottom and at two-foot intervals
along the trunk. The bandage shall cover the entire surface of the
trunk to the height of the first branches. Bandaging shall be started
at the base of the tree. The bandage shall be maintained in place.
(m)
Pruning. Broken or badly bruised branches shall
be removed with a clean cut. Each plant shall be pruned to preserve
its natural character and in a manner appropriate to its particular
requirements. In general, at least 1/3 of the wood of deciduous plants
shall be removed by thinning or shortening branches, but no leaders
shall be cut. All pruning shall be done with sharp tools in accordance
with best nursery practice. Pruning cuts shall be painted over with
an approved tree paint, such as RIW Tree Surgery Paint manufactured
by Tech Brothers, New York City; Tree Paint manufactured by E. Rabinowe
& Company, Yonkers, New York; and Tree Paint manufactured by Dan
Miller & Sons, Brooklyn, New York; or an approved equal.
(n)
Spraying with antidesiccant.
[1]
The developer shall spray all trees and plant
material with an antidesiccant, using an approved power sprayer to
apply an adequate film over trunks, branches, twigs and/or foliage.
[2]
The antidesiccant shall be an emulsion which
will provide a protection film over plant surfaces, permeable enough
to permit transpiration. The antidesiccant shall be Dewax manufactured
by Plant Products Corp., Blue Point, Long Island, New York; No. 556E
manufactured by Franklin Research Laboratories, Philadelphia, Pennsylvania;
or an approved equal. Antidesiccants shall be delivered in the containers
of the manufacturer and shall be mixed according to the directions.
(o)
Watering. At the time of planting, the soil
around each tree shall be thoroughly saturated with water and, as
many times later as seasonable conditions require, for the entire
maintenance period.
(p)
Maintenance.
[1]
The developer shall maintain all planted trees
and all new planting areas in accordance with the plans and specifications
until one year after dedication and/or deeding of all properties to
the village.
[2]
Maintenance shall include watering, weeding,
cultivating and edging; controlling insects, fungus and other diseases
by means of spraying with an approved insecticide or fungicide; pruning,
adjustment and repair of stakes, anchors and wires; repair of washouts
and gullies; and other horticultural operations necessary for the
proper growth of all trees and for keeping the entire area within
the right-of-way limits neat in appearance. Stakes and wiring shall
be removed by the developer at the end of the maintenance or as directed
by the Village Engineer.
(q)
Replacement. The developer shall replace, in
accordance with these specifications, any planted trees and plant
material that are dead or, in the opinion of the Planning Board or
Village Engineer, are in an unhealthy or unsightly condition and/or
have lost their natural shape due to dead branches, excessive pruning,
inadequate or improper maintenance or other causes, by the date of
one year after dedication and/or deeding of all properties to the
village.
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,[1] 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.
