Any subdivider who proposes to develop a subdivision in the
Town of Elma shall submit plats and other documents for approval as
provided in this article.
In the case of a minor subdivision only, the subdivision plat
application shall include the following information:
A.
An area map showing the location of that portion of the tract which
is to be subdivided in relation to the entire tract, and showing the
distance to the nearest street intersection. The drawing of the entire
tract may be by either deed plot or actual survey.
B.
An actual field survey of the boundary lines of the tract being subdivided, giving complete descriptive data by bearings and distances, made and certified to by a licensed land surveyor. The corners of the tract shall also be located on the ground and marked by monuments as approved by the Planning Board, and shall be referenced and shown on the plat. The Planning Board may modify the requirement for a full field survey pursuant to Article VIII, § 123-24, of these regulations.
C.
Information concerning portions of the land within the subdivision
subject to periodic inundation by stormwater or in a wetlands area.
D.
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
E.
All on-site sanitation and water supply facilities shall be designed
to meet the minimum specifications of and be under the permit of the
Erie County Department of Health. Evidence of contact with the Health
Department shall be available.
F.
The proposed subdivision name, Town of Elma, Erie County, New York.
G.
The date, North point, map scale, name and address of record owner
and subdivider.
H.
A description in metes and bounds of a drainage district covering
the entire subdivision for use by the Town Attorney.
The preapplication sketch plan initially submitted to the Planning
Board shall be based on Tax Map information or some similarly accurate
base map at a scale of not less than 200 feet to one inch. The entire
sketch plan shall be shown on one sheet. The sketch plan may show
the following information according to the Planning Board:
A.
A vicinity map showing the location of that portion of the tract
which is to be subdivided in relation to the entire tract and the
distance to the nearest street intersection. All streets shall also
be shown within 300 feet of the applicant's property.
B.
All existing structures, wooded areas, streams and other significant
physical features, within the portion to be subdivided and within
200 feet thereof. If topographic contours are significant, contours
shall also be indicated at intervals of not more than 10 feet. All
elevations are to be referred to United States Geological Survey datum
with the location and description of bench marks included.
C.
A general statement of soils conditions.
D.
The name of the owner and of all adjoining property owners as disclosed
by the most recent Town assessment records. Property owners across
the street shall also be shown.
E.
The Tax Map sheet, block and lot numbers, as available from the Town
Assessor's office.
F.
All the utilities available and all streets which are either proposed,
mapped or built.
G.
The proposed pattern and numbers of lots (including lot width and
depth), street layout, recreation areas, systems of drainage, sewerage
and water supply within the subdivided area.
H.
Information on all existing restrictions on the use of land, including
easements, covenants or zoning district boundaries.
I.
All portions of the land within the subdivision subject to periodic
inundation or flooding by stormwater, including wetland areas.
A.
Six copies of the preliminary plat certified to by a licensed land
surveyor and/or professional engineer at a scale of not more than
100 but preferably not less than 50 feet to one inch shall be submitted
at least 10 days prior to the regular meeting of the Planning Board.
B.
The preliminary plat shall show or be accompanied by the following
additional information:
[Amended 4-15-2015 by L.L. No. 2-2015]
(1)
Information on existing site conditions, required:
(a)
An actual field survey of the boundary lines of the tract to
be subdivided, 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 Planning Board
and shall be referenced and shown on the plat.
(b)
Street rights-of-way and widening of rights-of-way on the subdivision
and within 200 feet of its boundaries, including the name and right-of-way
width and location; type, width and elevation of surfacing; any legally
established center-line elevations, including those at intersections
and other critical points; and walks, gutters, curbs, culverts and
related improvements.
(c)
The location, width, identification, purpose and restrictions
upon any other rights-of-way and easements on the subdivision.
(d)
Drainage structures on the subdivision and within 200 feet of
its boundaries, including the type of structure and location, invert
elevations, gradients, types and sizes of all pipes and all other
drainage structures where applicable, including direction of flow.
(e)
The location and size or capacity of all other utility structures,
such as sewer, water, gas mains and power lines on the subdivision,
and within 200 feet of its boundaries.
(f)
As contours affect proposed public improvements, ground elevations
on the tract shall be based on a datum plane approved by the designated
Town Engineer. For land with a slope that is less than approximately
2%, spot elevations should be shown at all breaks in grade, along
all drainage channels or swales and at selected points not more than
100 feet apart in all directions; and for land that slopes more than
2%, contours should be shown at intervals of not more than two feet.
(g)
Marshes, ponds, streams and all land subject to periodic or
inundation flooding or similar unstable conditions on the subdivision
or within 200 feet of its boundaries. Indicated shall be the location
and area covered indicating the apparent high-water line on the date
of survey, the survey date and the maximum depth of the water at critical
points.
(2)
Existing site conditions, at the discretion of the Planning Board:
(a)
Subsurface data in accordance with Erie County Health Department
requirements, including the date, location and graphic representation
of findings for all test holes, including the location and results
of percolation and other tests to ascertain subsurface soil, rock
and groundwater conditions, and the depth of groundwater unless pits
are dry at a depth of five feet.
(b)
Photographs which include camera locations, directions of views
and key numbers.
(c)
The location of rock outcrops, wooded areas, isolated preservable
trees, structures and other significant existing features for the
proposed subdivision area and within 200 feet thereof.
(d)
The soil map and report by the Soil Conservation Service.
(3)
Proposed site development, required:
(a)
Streets.
[1]
The name, to be checked prior to submission with the Town Clerk
to avoid duplication.
[2]
The width and location of any streets or public ways or places
shown on the Official Map, within the area to be subdivided, together
with street profiles of all streets or public ways proposed by the
developer.
[3]
The right-of-way width.
[4]
Tentative center-line elevations at intersections and at principal
changes in gradient.
[5]
The tentative center-line gradient shown in percent of slope.
[6]
Plans and cross sections showing the proposed location and type
of sidewalks, streetlighting 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 and the location
of manholes, basins and underground conduits.
[7]
Preliminary designs of any bridges which may be required.
(c)
Easements, parks, restricted areas and other improvements:
[1]
The purpose and restrictions.
[2]
The designation of areas of rights-of-way, which are to be offered
for public dedication or deeded to homeowners' associations or other
private corporations with clear indication of proposed changes in
grades and landscaping thereon. The Board may require special recreational
improvements and planting of trees, shrubs, grass and other landscaping
in all areas to be so dedicated.
(d)
Preliminary stormwater drainage system plan:
[1]
Drainage structures shall be shown on the preliminary plat indicating
the approximate location and size of proposed lines and culverts and
their profiles, including connection to existing storm systems or
alternate means of disposal.
[2]
Outline of watersheds tributary to drainage structures and their
approximate area in acres, including those which extend beyond the
boundaries of the subdivision.
(e)
Preliminary water supply and sewage treatment systems: the approximate
location, size and profiles of all proposed waterlines, valves, hydrants
and sewer lines and fire alarm boxes. Connection to existing lines
or sewage disposal and treatment shall be as provided in the Public
Health Law.
(f)
Private septic systems: a map showing the exact location of
percolation test holes, bore holes and the location of proposed tile
fields shall be shown on each lot on the subdivision map.
(g)
Easements. Where the topography is such as to make difficult
the inclusion of any of the required facilities and improvements within
the public areas as laid out, the preliminary plat shall show the
boundaries of proposed permanent easements over or under private property.
(h)
Covenants or deed restrictions: a copy of all such covenants
or deed restrictions as are intended to cover all or part of the tract.
(i)
Temporary markers. The Planning Board may require the location
of temporary markers adequate to enable the Planning Board to locate
readily and appraise the basic layout in the field, including markers
at the corners of the tract. Unless the subdivision is adjacent to
an existing street intersection, the distance along a street from
one corner of the property to the nearest existing street intersection
shall be shown.
A.
Ten paper copies and five linen or Mylar copies of the final plat,
certified by a licensed land surveyor and/or professional engineer
at a scale of not more than 100 but preferably not less than 50 feet
to one inch, shall be submitted at least 10 days prior to the regular
meeting of the Planning Board.
B.
The final plat shall show or be accompanied by the following information:
[Amended 4-15-2015 by L.L. No. 2-2015]
(1)
The lot map of the entire subdivision, which shall be the same as
that required on the preliminary plat with the following additions:
(b)
Special parcels.
[1]
A description of proposed action and use, including a note wherever
an offer of dedication is being made. For any land which is reserved
by the developer or to a homeowners' association, there shall be submitted
with the subdivision plat copies of agreements showing the manner
in which such areas are to be maintained and the provisions made therefor.
[2]
Boundary lines with accurate dimensions to the nearest 1/10
of a foot and bearings to the nearest five seconds.
[3]
Lot areas for each lot measured accurately to the nearest square
foot.
(2)
Survey data.
(a)
Accurate tract boundary lines with bearings and distances.
(b)
A survey tie-in with accurate bearings and distances to the
nearest established street monuments or other official monuments,
which are within reasonable distance of the property. When referenced
to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Transportation. They
shall be placed as required by the Planning Board, their location
noted and referenced upon the plat.
(c)
Special district boundaries as they affect the subdivision,
referenced to the subdivision survey by accurate bearings and distances.
(d)
The length of all straight lines, the deflection angles, radii,
length of curves and central angles of all curves, tangent distances
and tangent bearings for each street.
(e)
Accurate dimensions to the nearest 1/10 of a foot.
(f)
Monuments.
[1]
The accurate location of all monuments, existing, proposed or
to be reset, shall be shown.
[2]
Monuments shall be of a type approved by the Planning Board
and 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 may be required. Monuments shall be located at the beginning
and end of each curve along one side of the street right-of-way.
(3)
Public improvement plan and profiles:
(a)
The performance bond and required inspections, based on these
drawings, the final plat itself, these subdivision regulations and
other applicable Town specifications for such public improvements
and utilities.
(b)
Unless a specific waiver requested and granted in writing, the
public improvements and utilities to be considered to comply specifically
with these subdivision regulations and the other applicable Town specifications
for such public improvements and utilities.
(c)
Basic drawing layout requirements, the same as those required
for the preliminary plat and also to include rights-of-way, gradients
and directional arrows downhill.
(d)
Designs for waterlines, sewers, streets, bridges and drainage
structures, prepared by a licensed professional engineer.
(e)
Complete drainage systems for the entire subdivision, with appropriate
development staging for each of the final plat sections, shown graphically
and related to all existing drainage features.
(f)
Utility system requirements:
[2]
Sanitary waste disposal systems.
[a]
Sanitary sewer system design to be indicated in
all cases where public or private sewer connections exist or are proposed.
[b]
A typical lot layout, indicating the location of
individual systems, where appropriate, with reference to house and
water supply, and a detailed drawing of a proposed sanitary waste
disposal system.
[c]
Individual private septic systems, including the
tile fields, to be located on each individual lot.
[3]
The location of electric, telephone, cable television, gas and
other energy-related lines.
[4]
The location and description of outdoor lighting.
(g)
Profile drawing requirements:
[1]
Drawings prepared with a horizontal scale of one inch equals
50 feet and a vertical scale of one inch equals 10 feet, unless otherwise
approved by the Planning Board.
[2]
All profiles showing the existing natural grades, the typical
cross section of existing or proposed roads, the center-lines of intersecting
roads and a system of survey stations.
[3]
The center-line profile of all proposed roads with dimensions
on vertical curves and notations as to gradient and critical elevations.
[4]
Detailed plans for bridges, culverts or similar structures.
[5]
The invert profile and location of all storm and sanitary drainage
structures (manholes, catch basins, etc.) in street rights-of-way,
drainage or other easements.
(h)
Recreation and community improvements.
(i)
Landscape plans prepared by a licensed landscape architect and/or
an architect indicating proposed changes in existing grades and landscaping,
including the following items: play areas, walkways, incidental shelters,
lighting, walls, new trees, shrubs (location, caliper and botanical
name) and other required improvements.
(4)
Certifications.
(a)
Adequate proof of the title showing that the applicant is the
owner.
(b)
Written offers of cession to the Town for public streets, public
improvements, rights-of-way and open spaces shown on the subdivision
plat and copies of agreements or other documents showing the manner
in which open spaces, the title of which is reserved by the subdivider,
are to be maintained. All offers of cessions and covenants governing
the maintenance of unceded open space shall bear the certificate of
approval of the Town Attorney as to their legal sufficiency.
(c)
A certificate by the designated Town Engineer certifying that
the subdivider has complied with one or both of the following alternatives:
[1]
All or part of the improvements have been installed in accordance
with the requirements of these regulations and with the action of
the Planning Board granting approval of the preliminary plat.
[2]
A performance bond or equivalent security in sufficient amount
to assure completion of all required improvements has been filed with
the Town Clerk.
(d)
Protected covenants and other appropriate devices in form for
recording.
(e)
Notification of various organizations:
[1]
The applicant shall apply, in writing, to the following organizations
and to any other organizations as directed by the Planning Board for:
[a]
Letters directed to the Chairman of the Planning
Board and signed by a responsible official or any governmental authority
or district which must provide necessary utility service, approving
the utility installation design and assuring that adequate service
will be available to accommodate the needs of the subdivision.
[b]
Letters directed to the Chairman of the Planning
Board signed by a responsible official of the school system acknowledging
the number of proposed residential lots and indicating the availability
of existing school facilities for the prospective new pupils, or any
needed new school sites and facilities that relate to the subdivision
area.
[c]
Letters directed to the Chairman of the Planning
Board signed by a responsible official of the local Fire Department
acknowledging the number of residential lots.
[d]
Letters, in appropriate cases, directed to the
Chairman of the Planning Board signed by a responsible official of
the State Department of Transportation or the Erie County Highway
Engineer approving proposed construction and access on state or county
rights-of-way, respectively.
[2]
In any of the above instances, if no response is received within
30 days of the applicant's request, the Planning Board may require
proof that notification was made and shall inquire of the organization
as to its intent. If no written response is received by the Planning
Board from said organization, 15 days thereafter, this requirement
is deemed waived.
(f)
Certification that the applicant has provided the Town Attorney
with a metes and bounds description of a proposed drainage district
covering the subdivision and has applied to the Town Board for approval
thereof.
(g)
The Town Engineer, Water Superintendent and Highway Superintendent
will provide a written report on their final review and recommendations
to the Planning Board for each of their respective areas of expertise.
