Whenever any major subdivision or resubdivision of a major subdivision
of land is proposed, and before any contract for the sale of, or any
offer to sell any unsold residential lots in a tract resulting from
such major subdivision or resubdivision or any part thereof is made,
and before any permit for the erection of a structure on any unsold
residential lots in such tract shall be granted, the subdivider shall
apply in writing for approval of such proposed subdivision in accordance
with the following procedures.
A.
Submission of sketch plat. Prior to submitting an application for
major subdivision, the subdivider shall, at least two weeks prior
to the next regularly scheduled Planning Board meeting, submit a sketch
plat for informal review by the Planning Board.
B.
Review of sketch plat. The Planning Board shall determine whether
the sketch plat meets the purposes of these regulations and not later
than 45 days following the receipt of a complete sketch plat shall
inform the subdivider in the form of a copy of the Town Planning Board
meeting minutes of any necessary action he should take in meeting
the requirements of these regulations.
C.
Sketch plat specifications. The sketch plat can be based on Tax Map
information at a scale of preferably not less than 200 feet to the
inch and should show the location of the tract, all existing structures,
wooded areas, streams, ponds, lakes, or poorly drained areas, significant
physical features including steep slopes, available and proposed utilities
and the proposed pattern of lots, drainage and sewer and water facilities.
Existing restrictions on the use of the land including easements,
covenants and zoning should be noted. A copy of the Tax Map showing
adjoining properties should be included.
A.
Application and fee.
(1)
A subdivider, prior to performing major subdivision and prior to the filing of an application for the approval of a major subdivision plat, shall file an application for the consideration of a preliminary plat of the proposed major subdivision, in the form described in Subsection B of this section. The preliminary plat shall, in all respects, comply with the requirements set forth in the provisions of §§ 276 and 277 of the Town Law, except where a waiver may be specifically authorized by the Planning Board.
(2)
The application for review of the preliminary plat shall be accompanied
by:
(b)
Fees for engineer's and attorney's services in an
amount determined by the Town Board sufficient to defray the estimated
costs of such services rendered to the Town in connection with the
application. The applicant shall deposit with the Town Clerk the amount
estimated to reimburse the Town for such costs. Any amount remaining
after payment by the Town for the services rendered shall be returned
to the applicant upon final approval or upon withdrawal if the application
is withdrawn.
B.
Preliminary plat specifications. The preliminary plat for major subdivision
shall be a map or diagram drawn to scale of not more than 100 feet,
but not less than 50 feet to the inch showing the residential lot(s),
prepared in accordance with the minimum standards set forth in the
Code of Practice For Land Survey of the New York Association of Professional
Land Surveyors including:
(1)
Proposed tract name, name of town and county in which it is located,
date, true North point, scale, name and address of record owner, subdivider,
and engineer or surveyor, including license number and seal.
(2)
The name of all tracts immediately adjacent and the name of the owners
of record of all adjacent property.
(3)
Zoning district, including exact boundary lines of district, if more than one district and any proposed changes in the zoning district lines and/or the text of Chapter 160, Zoning, of the Jerusalem Code, applicable to the area to be subdivided.
(4)
All parcels of land proposed to be dedicated to public use and the
conditions of such dedication.
(5)
Location of existing property lines, easements, buildings, watercourses,
marshes, rock outcrops, wooded areas, single trees with a diameter
of eight inches or more as measured four feet above the base of the
trunk, and other significant existing features for the proposed tract
and adjacent property.
(6)
The location of existing sewers, water mains, culverts and drains
on the property, with pipe sizes, grades and direction flow.
(7)
Contours with intervals of five feet or less as required by the Planning
Board, including elevations on existing roads; approximate grading
plan if natural contours are to be changed more than two feet.
(8)
The width and location of any streets or public ways or places shown
on the Official Map or the comprehensive plan, if such exists, within
the area to be subdivided, and the width, location, grades and street
profiles of all streets or public ways proposed by the developer.
(9)
The approximate location and size of all proposed waterlines, valves,
hydrants, and sewer lines, and fire alarm boxes; connection to existing
lines or alternate means of water supply or sewage disposal and treatment
as provided in the Public Health Law; profiles of all proposed water
and sewer lines.
(10)
Plans and cross sections showing the proposed location and type
of sidewalks, street-lighting standards, street trees, curbs, water
mains, sanitary sewers and storm drains, and the size and type thereof;
the character, width and depth of pavements and subbase; the location
of manholes, basins and underground conduits.
(11)
Preliminary designs of any bridges or culverts, which may be
required.
(12)
The proposed lot lines with approximate dimensions and area
of each lot.
(13)
Where the topography is such as to make difficult the inclusion
of any of the required facilities within the public areas as laid
out, the preliminary plat shall show the boundaries of proposed permanent
easements over or under private property, which permanent easements
shall not be less than 20 feet in width and shall provide satisfactory
access to an existing public highway or public open space shown on
the subdivision plat or the Official Map.
(14)
An actual field survey of the boundary lines of the tract, giving
complete descriptive data by bearings and distances, made and certified
by a licensed land surveyor. The corners of the tract shall also be
located on the ground and marked by substantial monuments of such
size and type as approved by the Town Engineer, and shall be referenced
and shown on the plat.
C.
Application to include map of entire parcel. If the preliminary plat
application covers only a part of the subdivider's parcel, and
the subdivider intends to eventually develop the entire parcel, the
application shall include a map of the entire parcel, drawn at a scale
of not less than 400 feet to the inch showing an outline of the platted
area with its proposed streets and indication of the probable future
street system with its grades and drainage in the remaining portion
of the parcel. The part of the subdivider's parcel shown on the
plat shall be considered in the light of the entire parcel.
D.
Application to include copies of covenants and restrictions. The
preliminary plat application shall include a copy of such covenants
or deed restrictions as are intended to cover all or part of the tract.
E.
Number of copies. Ten copies of the preliminary plat shall be presented
to the ZAP Secretary at least two weeks prior to a regularly scheduled
meeting of the Planning Board. Applicants may be required to submit
additional copies of the plat if other officials, agencies or consultants
need to be informed about the project.
F.
Subdivider to attend Planning Board meeting. The subdivider shall
attend the meeting of the Planning Board to discuss the preliminary
plat.
G.
Study of preliminary plat. The Planning Board shall study the practicability
of the preliminary plat, taking into consideration the requirements
of the community and the best use of the land being subdivided. Particular
attention shall be given to the arrangement, location, and width of
streets, their relation to the topography of the land, water supply,
sewage disposal, drainage and watercourses, lot sizes and arrangements,
the future development of the adjoining lands as yet undeveloped,
and the requirements of the comprehensive plan, the Official Map,
and zoning regulations, if such exist.
H.
The procedure for approval of the preliminary plat shall be in accordance
with Subdivisions 5 and 8 of § 276 of the Town Law.
A.
Application and fee. Within six months of the approval of the preliminary
plat, the subdivider shall file with the Planning Board an application
for approval of the subdivision plat in final form. A fee sufficient
to pay any additional costs incurred for review of the final plat
shall accompany the application. If the final plat is not submitted
within six months of the approval of the preliminary plat, the Planning
Board may revoke the approval of the preliminary plat.
B.
The following documents shall be submitted for final plat approval:
(1)
The final plat shall be drawn at the same scale required for the
preliminary plat and oriented with the North point at the top of the
map. When more than one sheet is required, an additional index sheet
of the same size shall be filed showing to scale the entire tract
with lot and block numbers clearly legible. The plat will show:
(a)
Proposed tract name or identifying title and the name of the
town and county in which the tract is located; the name and address
of record owner and subdivider; name, license number and seal of the
licensed land surveyor;
(b)
Street lines, pedestrian ways, lots, reservations, easements
and areas to be dedicated to public use;
(c)
Sufficient data acceptable to the Town Engineer to determine
readily the location, bearing and length of every street line, lot
line, boundary line, and to reproduce such lines upon the ground.
Where applicable, these should be referenced to monuments included
in the state system of plane coordinates, and, in any event, should
be tied to reference points previously established by a public authority;
(d)
The length and bearing of all straight lines, radii, length
of curves and central angles of all curves; tangent bearings shall
be given for each street. All dimensions and angles of the lines of
each lot shall also be given. All dimensions shall be shown in feet
and decimals of a foot. The final plat shall show the boundaries of
the property, location, graphic scale and true North point;
(e)
The final plat shall also show by proper designation thereon
all public open spaces for which deeds are included and those spaces
title to which is reserved by the developer. For any of the latter,
there shall be submitted with the subdivision plat copies of agreements
or other documents showing the manner in which such areas are to be
maintained and the provisions made thereof;
(f)
All offers of cession and covenants governing the maintenance
of unceded open space shall bear the certificate of approval of the
Town Attorney as to their legal sufficiency;
(g)
Lots and blocks within a tract shall be numbered and lettered
in alphabetical order in accordance with the prevailing Town practice.
(h)
Permanent reference monuments shall be shown and shall be constructed
in accordance with specification of the Town Engineer. When referenced
to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Public Works. They
shall be placed as required by the Town Engineer and their location
noted and referenced upon the plat.
(i)
All lot corner markers shall be permanently located satisfactorily
to the Town Engineer at least 3/4 inches (if metal) in diameter and
at least 24 inches in length, and located in the ground to existing
grade.
(j)
Monuments of a type approved by the Town Engineer shall be set
at all corners and angle points of the boundaries of the original
tract to be subdivided; and at all street intersections, angle points
in street lines, points of curve and such intermediate points as shall
be required by the Town Engineer.
(2)
Construction drawings including plans, profiles and typical cross
sections, as required, showing the proposed location, size and type
of streets, sidewalks, street-lighting standards, street trees, curbs,
water mains, sanitary sewers and storm drains, pavements and subbase,
manholes, catch basins and other facilities.
C.
Number of copies. The subdivider shall provide the ZAP Secretary
with a copy of the application and three copies (on Mylar or its equivalent)
of the final plat, plus the original and one true copy of all offers
of cession, covenants, and agreements and two prints of all construction
drawings. These documents shall be submitted at least 10 days prior
to the regularly scheduled meeting of the Planning Board.
D.
Endorsement of state, regional, county, and Town agencies. Applications
for approval of plans for sewer and water facilities will be filed
by the subdivider with all necessary town, county, regional and state
agencies.
E.
Approval procedure. The procedure for approval of the final plat
shall be in accordance with Subdivisions 6, 7 and 8 of § 276
of the Town Law.
F.
Size and material of final plat. The final plat to be filed with
the County Clerk shall be in accordance with § 334 of the
Real Property Law with regard to size and material.
