The sketch plan initially submitted to the Planning
Board shall be based on tax map information or some other similarly
accurate base map at a scale (not less than 200 feet to the inch)
to enable the entire tract to be shown on one sheet. The sketch plan
shall show the following information:
A.
The location of the portion which is to be subdivided
in relation to the entire tract, and the distance to the nearest existing
street intersection.
B.
All existing structures, wooded areas, streams, and
other significant physical features within the portion to be subdivided
and within 200 feet thereof.
D.
The name of the owner and of all adjoining property
owners as disclosed by the most recent municipal tax records.
E.
A copy of the tax map showing adjoining properties.
F.
All the utilities available, and all streets which
are either proposed, mapped or built.
G.
The proposed pattern of lots (including lot width
and depth), street layout, recreation areas, systems of drainage,
sewerage, and water supply.
H.
All existing restrictions on the use of land including
easements, covenants, and zoning lines.
The sketch plan initially submitted to the Planning
Board shall be based on tax map information or some other similarly
accurate base map at a scale (not less than 200 feet to the inch)
to enable the entire tract to be shown on one sheet. The sketch plan
shall show the following information:
A.
The location of the portion which is to be subdivided
in relation to the entire tract, and the distance to the nearest existing
street intersection.
B.
All existing structures, wooded areas, streams, and
other significant physical features within the portion to be subdivided
and within 200 feet thereof.
C.
Contours shall be indicated at intervals of not more
than 10 feet.
D.
The name of the owner and of all adjoining property
owners as disclosed by the most recent municipal tax records.
E.
A copy of the tax map showing adjoining properties.
F.
All the utilities available, and all streets which
are either proposed, mapped or built.
G.
The proposed pattern of lots (including lot width
and depth), street layout, recreation areas, systems of drainage,
sewerage, and water supply.
H.
All existing restrictions on the use of land including
easements, covenants, and zoning lines.
Preliminary plats submitted to the Planning
Board shall be drawn to a scale of not more than one inch equal to
100 feet, and shall show the following information:
A.
The location of the property with respect to surrounding
property and streets. There shall also be included a key map at a
scale of one inch equals 500 feet showing all streets, streams, and
property within 1,500 feet of the applicant's property. All property
held by the applicant within 2,000 feet must also be identified.
B.
The location and approximate dimensions of all existing
property lines (including the entire area proposed to be subdivided
and the remainder of the tract owned by the current owner of record).
C.
All pertinent features, such as existing structures,
streets, railroads, water bodies, streams, swamps, and large trees,
that may influence the design of the subdivision, and topography at
a contour interval of not more than five feet.
D.
The approximate location, dimensions, and area of
all proposed and/or existing lots.
E.
The names of all property owners of record, or the
names of developments within 500 feet of the proposed subdivision.
F.
The name and address of the owner or owners of the
land to be subdivided; the name and address of the subdivider, if
other than the owner; the name of the land surveyor, engineer, or
landscape architect.
G.
The date, source of the North point, and scale.
H.
Acreage of the tract to be subdivided to the nearest
1/10 of an acre.
I.
Proposed provision of water supply, fire protection,
disposal of sanitary waste, and stormwater drainage.
J.
The approximate location of any proposed buildings,
approximate finished floor elevations, and proposed one-foot contours
showing positive drainage away from residences and other major buildings.
K.
The location of the required setback lines for principal structures as delineated in Chapter 132, Zoning.
L.
The approximate location of the sewage disposal system,
proposed one-foot contours showing positive drainage away from any
proposed leach field, and the locations and results of percolation
tests and a deep hole test conducted by the Town Code Enforcement
Officer, Watershed Inspector, or a New York State licensed engineer
or land surveyor.
M.
Provision of streetlighting fixtures (where applicable),
street signs, and sidewalks (where applicable).
N.
Each block shall be numbered and the lots within each
block shall be numbered consecutively in accordance with the procedure
established by the town. The total number of residential lots shall
be noted on the plat.
O.
The approximate location and dimensions of all property
proposed to be set aside for playground or park use.
P.
The location, width, and approximate grade of all proposed streets. Approximate elevations shall be shown at the beginning and end of each street, at street intersections, and at all points where there is a decided change in the slope or direction of the street. Profiles of all proposed streets shall be provided at a scale as specified in Article VI, § 116-41.
Final plats shall bear the stamp and signature
of a New York State licensed land surveyor, engineer, or landscape
architect, and shall be legibly drawn on a stable transparent base
acceptable to the office of the Ontario County Clerk for filing purposes.
All final plats shall contain the information as required for a sketch
plan, as defined herein, and such other information as may be required
by the Planning Board and as required by the following:
A.
Final plats submitted to the Planning Board shall
be drawn to scale of not more than one inch equal to 100 feet.
B.
The location of the property with respect to surrounding
property and streets. There shall also be included a key map at a
scale of one inch equals 500 feet showing all streets, streams, and
property within 1,500 feet of the applicant's property. All property
held by the applicant within 2,000 feet must also be identified.
C.
The location and approximate dimensions of all existing
property lines, including the entire area proposed to be subdivided
and the remainder of the tract owned by the current owner of record.
D.
All pertinent features, such as existing structures,
streets, railroads, water bodies, streams, swamps, and large trees,
that may influence the design of the subdivision.
E.
The approximate location, dimensions, and area of
all proposed and/or existing lots.
F.
The names of all property owners of record, or the
names of developments within 500 feet of the proposed subdivision.
G.
The name and address of the owner or owners of the
land to be subdivided; the name and address of the subdivider, if
other than the owner; the name of the land surveyor, engineer, or
landscape architect.
H.
The date, source of the North point, and scale.
I.
Acreage of the tract to be subdivided to the nearest
1/10 of an acre.
J.
Proposed provision of water supply, disposal of sanitary
waste, and stormwater drainage.
K.
The location of the required setback lines for principal structures as delineated in Chapter 132, Zoning.
L.
The approximate location of any proposed buildings.
M.
The approximate location of the sewage disposal system
and the locations and results of percolation tests and a deep hole
test conducted by the Town Code Enforcement Officer, Watershed Inspector,
or a New York State licensed engineer or land surveyor.
All final plats shall bear the stamp and signature
of a New York State licensed land surveyor, engineer, or landscape
architect, and shall be legibly drawn on a stable transparent base
acceptable to the County Clerk for filing purposes. All final plats
shall contain the information as required for a preliminary plat,
as defined herein, and such other information as may be required by
the Planning Board and as required by the following:
A.
Major subdivision plats shall be accompanied by separate
construction detail sheets, and both shall be submitted to the Planning
Board for approval, as follows:
(1)
Drawing, scale and size of plat. The subdivision plat and construction detail sheets shall be clearly and legibly drawn on a stable transparent base acceptable to the office of the Ontario County Clerk for filing purposes. In areas zoned for lots of a minimum permitted size of one acre or more, maps and profiles shall be at a scale of one inch equals 100 feet. In areas zoned for a minimum allowable lot sized of less than one acre, maps and profiles shall be at a scale of one inch equals 50 feet. Maps shall be on uniformly sized sheets in accordance with the applicable New York State statutes. Whenever any project is of such size that more than one sheet is required, then an index map on the same size sheet shall accompany these sheets. The construction detail sheets shall show all improvements as required in § 116-41.
(2)
Information to be shown on plat.
(a)
Proposed subdivision name or identifying title
which shall not duplicate or too closely approximate that of any other
development in the town.
(b)
Locations, names, and widths of existing streets,
highways and easements, building lines, parks, and other public properties.
(c)
Locations and widths of all streets and sidewalks
(where applicable), together with names of streets, and location,
dimensions, and status of all easements proposed by the subdivider.
(d)
Lot areas in square feet.
(e)
Lot lines with accurate dimensions and bearings.
(f)
Sufficient information to readily determine
the location, bearing, and length of all lines, and to reproduce such
lines upon the ground.
(g)
Radii of all curves and lengths of arcs.
(h)
Location, material, and approximate size of
all monuments or pins existing or to be located.
(i)
The accurate outline of all property which is
offered, or to be offered, for dedication for public use, with the
purpose indicated thereon, and of all property that is proposed to
be reserved by deed covenant or by a homeowners' association for the
common use of the property owners of the subdivision. A deed description
of such property should accompany the subdivider's application.
(j)
A separate planting plan showing species, size,
location, and planting details for all required street trees and other
required plant materials.
(k)
Any additional information which the Planning
Board shall direct to protect the public health, safety, and welfare.
Construction detail sheets shall show the following
information:
A.
Profiles showing existing and proposed elevations
along the center lines of all streets. Where a proposed street intersects
an existing street or streets, the elevation along the center line
of the existing street or streets within 100 feet of the intersection,
in both directions, shall be shown. All elevations must be referred
to established U.S. government or approved local bench marks, where
they exist within 1/2 mile of the boundary of the subdivision.
B.
Any other information which the Planning Board, in
its review of the sketch plan, preliminary plat or final plat, may
have deemed of importance in the design and review of a particular
subdivision in order to better provide for the health, safety, and
welfare of both present and future inhabitants of the town.
C.
The Planning Board may require, where steep slopes
exist, that present and proposed elevations of all proposed streets
shall be shown every 100 feet at five points on a line drawn at right
angles or, if on a curve, radial to the center line of the proposed
street. Said five elevation points shall be at the center line of
the street, each property line, and points 30 feet inside each property
line abutting the street.
D.
Plans and profiles showing the location and a typical
section of street pavements, including curbs and gutters, sidewalks
(where applicable), manholes, and catch basins; the location of street
trees, streetlighting standards (where applicable) and street signs;
the location, size, and invert elevations of existing and proposed
sanitary sewers, stormwater drains, and fire hydrants; and the exact
location and size of all water, gas, electric, or other underground
utilities or structures.
E.
Plans and profiles showing site drainage, erosion
and sedimentation control as herein described:
(1)
Three sets of plans for the control of drainage, erosion
and sedimentation shall be submitted to the Planning Board, or its
duly authorized representative, at the time the final plat drawing
and construction plans are submitted.
(2)
Measures to provide the control of drainage, erosion
and sedimentation shall be described and provided for in the construction
plans, and the estimated cost of accomplishing said measures shall
be included in the performance bond.
(3)
The Planning Board or its duly authorized representative
shall make a continuing review and evaluation of the methods used
in the overall effectiveness of the drainage and erosion and sedimentation
control plan and shall enforce compliance of the approved plans.
(4)
The following control measures should be used for
effective control of drainage, erosion and sediments:
(a)
The development plan should be fitted to the
topography and soils so as to create the least erosion potential.
(b)
The smallest practical area of land should be
exposed at any one time during construction.
(c)
When land is exposed during construction, the
exposure should be kept to the shortest practical period of time.
(d)
Where necessary, temporary vegetation and/or
mulching should be used to protect areas exposed during construction.
(e)
Sediment basins (debris basins, desilting basins,
or silt traps) should be installed and maintained to remove sediment
from the runoff waters and protect land undergoing change.
(f)
Provisions should be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after construction.
(g)
The permanent final vegetation and structures
should be installed as soon as practical in the construction.
(h)
Wherever feasible, natural vegetation should
be retained and protected.
(j)
The document entitled "New York Guidelines for
Urban Sediment and Erosion Control," as amended, published by the
USDA Soil Conservation Service, shall be used as the technical guideline
for the preparation and implementation of soil erosion and sedimentation
control plans.
(k)
The document entitled "Reducing the Impacts
of Stormwater Runoff from New Development," as amended, published
by the New York State Department of Environmental Conservation, Division
of Water, Bureau of Water Quality Management, April 1992, shall be
used as the technical guideline for the preparation and implementation
of stormwater management plans.
In addition to the final plat, construction
detail sheets and other requirements as described above, the following
shall also be presented to the Planning Board:
A.
A certificate that there are no tax liens on the property
being subdivided.
B.
A performance bond or other surety instrument in a
form and amount acceptable to the Town Board as necessary to complete
all street and utility improvements.
C.
A maintenance bond or other surety instrument in a
form, term, and amount acceptable to the Town Board shall be required
for any utilities, roads, or other improvements or property offered
for dedication to the town. In the event that it is not timely to
execute such a bond at the time of application for final plat approval,
the Planning Board may require that a fully executed agreement exist
between the developer and the Town Board which explicitly states that
the developer shall furnish such a bond to the Town Board in a specified
amount, form, term, and time.
D.
The Town Board, where it deems appropriate, may waive
the requirement for any or all of the bonds herein required. When
the Town Board shall waive any such bond requirement, it shall notify
the Chairperson of the Planning Board of this fact by letter within
10 business days of its decision.
Before the final plat can be signed by the Chairperson
or Acting Chairperson of the Planning Board, the following approvals
shall be required, where applicable:
A.
All proposed curb cuts onto town roads and all proposed
streets and intersections shall be subject to the approval of the
Town Highway Superintendent.
B.
All proposed curb cuts onto county roads shall be
subject to the approval of the County Commissioner of Public Works.
C.
All proposed curb cuts onto state highways shall be
subject to the approval of the New York State Department of Transportation.
D.
The design of all proposed municipal water and sewer
hookups, laterals, new mains, and other required equipment shall be
approved by the Water and Sewer Superintendent.
E.
All extensions to existing municipal water and sewer
mains and hookups therein shall be approved by the New York State
Department of Health and/or the New York State Department of Environmental
Conservation.
F.
All wastewater disposal systems within the Town of
Naples shall meet the standards contained within Title 10 NYCRR, Part
75-A, Wastewater Treatment Standards - Individual Household Systems.
G.
All wastewater disposal systems within the Town of
Naples shall be approved by the Town Code Enforcement Officer.
H.
All wastewater disposal systems within that area of
the town identified by Title 10 NYCRR, Part 132.7, Village of Naples
Watershed Rules and Regulations, shall also be approved by the Village
Watershed Inspector.
I.
All wastewater disposal systems within the Canandaigua
Lake Watershed identified by Title 10 NYCRR, Part 132, exclusive of
the area covered by the Village of Naples Watershed Rules and Regulations,
shall also be approved by the Canandaigua Lake Watershed Inspector.
