A.
Number of copies. At least eight paper copies of the
sketch plan shall be delivered to the Planning Board.
B.
Drawing details required:
(1)
The sketch shall be at a convenient scale of no more
than 100 feet to the inch and shall be submitted on uniform size sheets
not larger than 36 inches by 48 inches and shall contain the date
of preparation, approximate true North point, title "sketch plan"
and the graphic scale. Where more than one sheet is required, a scaled
map showing the entire subdivision on one sheet shall be prepared.
(2)
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 proposed name of the subdivision and the words
"Town of Hurley, Ulster County, New York."
(3)
A map of the location of the tract with respect to
surrounding properties and community facilities, such as roads, parks
and schools. Such map to be at a scale in a range from 2,000 to 800
feet to the inch and shall identify all property in the vicinity of
the subdivision held by the subdivider.
(4)
All existing restrictions on the use of land, including
easements, covenants, zoning district lines, street lines and required
building setback lines.
(5)
A sketch plan on a topographic survey of the proposed
area to be subdivided and of all contiguous property owned or optioned
by the subdivider showing in simple form the proposed layout of roads,
lots, buildings, wells and septic locations, utilities and other features.
C.
Supporting documents.
(1)
A project narrative report that describes or outlines
the existing conditions of the site and the proposed development shall
be submitted to supplement the sketch plan and location map. This
information should include existing data on covenants, land characteristics,
available community facilities and utilities and data as to the number
of proposed lots, residential and nonresidential areas, playgrounds,
parks and other public areas, protective covenants, easements and
proposed utilities and street improvements.
(2)
The subdivider shall also file a short environmental
assessment form (short EAF) with the sketch plan, unless a full environmental
assessment form is requested by the Planning Board, or the requirement
to submit an EAF is waived until the submission of a preliminary or
final plat.
(3)
For subdivisions involving properties wholly or partially
within any Agricultural Assessment District in the town, established
pursuant to Article 25-AA of New York State Agriculture and Markets
Law, and which site further includes, or lies within 500 feet of,
a farm operation located within the agricultural district, an Agricultural
Data Statement (ADS), as provided for in § 283-a of New
York State Town Law and further defined in these regulations, shall
be prepared and submitted to the Planning Board along with the sketch
plan or the requirement to submit an ADS is waived until the submission
of a preliminary or final plat.
A.
General drawing requirements. The following items
shall be required for preliminary and final approval:
(1)
All preliminary plats shall be submitted on paper
copies. All plat details shall be drawn using black waterproof ink.
Plat sheets shall not be larger than 36 inches by 48 inches. Horizontal
scales of one inch equals no more than 100 feet and vertical scales
of one inch equals no more than 20 feet shall be used. When more than
one sheet is required to show the plat within the prescribed scale,
an index sheet of the same size shall be submitted showing the entire
proposed subdivision with lot and block numbers clearly legible, at
a scale of one inch equals no more than 600 feet.
(2)
All plat submissions shall bear the following information:
the proposed subdivision name, identifying title, the words "Town
of Hurley, Ulster County, New York," the date of submission and survey
and the name and address of record owner or subdivider. The plat shall
also bear the names, addresses, certifications and seals of registered
engineers, surveyors, planners and/or architects engaged to prepare
drawings; approximate true North points; and graphic scales.
(3)
A location map showing the tract with respect to surrounding
properties and community facilities, such as roads, parks and schools,
at a scale in the range from 800 feet to 2,000 feet to the inch.
(4)
Spaces shall be provided on all plat submissions for
required signature and endorsements by the Planning Board and other
appropriate agencies.
B.
Number of copies. At least eight paper copies shall
be submitted to the Planning Board.
C.
Details required. The preliminary plat shall show
or be accompanied by the following information, except where requirements
have been waived through sketch plan review:
(2)
The location, bearings and distances of the tract's
boundaries prepared by a licensed surveyor.
(3)
If topographic conditions are significant, as determined
by the Planning Board, contours shall be indicated at intervals of
10, five or two feet as determined by the Planning Board.
(4)
The names of all adjoining property owners of record,
including landowners on the opposite side of any street abutting the
subdivision site, and the names of adjacent developments.
(5)
The location and dimensions of all public properties,
street lines, easements, zoning boundaries or restrictions on the
property.
(6)
Location of existing and proposed sewers, water mains,
gas and other utility lines, leaching fields, culverts and storm drains,
including pipe size and type, grades, direction of flow and ownership.
(7)
A profile showing the location, width and grade of
all proposed streets with the elevations shown at the beginning and
end of each street, at street intersections, and all points where
there is a decided change in slope or direction.
(8)
The area of the land included in the subdivision and
the approximate location, dimensions and area of all proposed or existing
lots and land to be set aside for recreation and public purposes.
The suggested location of buildings on lots will also be shown, and
all lots shall be numbered.
(9)
Proposed provision of water supply, fire protection,
sanitary waste disposal, stormwater drainage, street trees, streetlighting,
fixtures, signs, sidewalks and easements.
(10)
The location of all existing structures, such
as buildings and the stone walls, and all pertinent natural features
that may influence the design of the subdivision, such as watercourses,
state and federal wetlands, flood hazard areas, rock outcropping,
wooded areas and single large trees, eight or more inches in diameter
measured three feet above the base of the trunk within the subdivision
and within the 50 feet thereof. Where large trees occur in groupings
or clusters, only the general outlines of said groups need be shown.
(11)
The location, dimensions and status of all covenants,
deed restrictions or easements proposed by the applicant.
(12)
Soils characteristics, as determined by the
United States Department of Agriculture Soil Conservation Service,
through the Ulster County Soil and Water Conservation District where
available.
(13)
Subsurface soil test and percolation test hole
locations and data.
(14)
Proposed regrading plans.
(15)
Other data which may influence the design of
the proposed subdivision and which may affect the health, safety and
welfare of future residents, such as photographs of the site, engineering
reports and environmental impact studies as may be required by the
Planning Board.
A.
General specifications. All final plats shall conform to the requirements set forth in § 170-27A of these regulations.
B.
Copies required. The subdivider shall submit to the Planning Board one transparency as required in § 170-27A, which will be filed with the County Clerk, one transparency copy for the records of the Planning Board and 10 paper copies.
C.
Drawing details required. The final plat shall show
or be accompanied by the following information, except where requirements
have been waived by the Planning Board:
(1)
Name of the subdivision, name, address and signature
of the subdivider and signature of the landowner, if different from
that of the subdivider.
(2)
Bearings and distances of tract's boundaries.
(3)
To the extent possible, the current names of all adjoining
property owners of record shall be indicated on the plat. Stamped
envelopes, addressed to each of the owners of record of property,
abutting or across the street from the tract, shall be submitted to
the Planning Board.
(4)
The location and dimension of all public properties,
streets easements, minimum required building setback lines or restrictions
on the tract.
(5)
The location of existing and proposed sewers, water
mains, gas and other utility lines, culverts and storm drains, including
pipe size and type, grades, direction of flow and ownership.
(6)
The location, width, grade and names of all proposed
streets with elevations shown at the beginning and the end of each
street, at street intersections and at all points where there is a
decided change in slope or direction shown on the plat.
(7)
Radii of all curves and lengths of arcs.
(8)
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,
shall be shown.
(9)
The Planning Board may require a cross section where
steep slopes exist, showing present elevations of all proposed streets
every 100 feet at five points on a line at right angles to the center
line of the street, and said elevation points shall be at the center
line of the street, each property line and points 30 feet inside each
property.
(10)
Plans and profiles showing the location and
a typical cross section of street pavements, including curbs and gutters,
sidewalks, manholes and catch basins; the location of street trees,
streetlighting standards and street signs; the location, size and
invert elevations of existing and proposed sanitary sewers, stormwater
drains and fire hydrants; the location of water wells, septic treatment
and reserve areas and all soil test and percolation test holes; and
the exact location and size of all water, gas and other underground
utilities or structures.
(11)
The area of the land included in the subdivision
and the location dimensions and area in square feet of all existing
or proposed lots and land to be set aside for recreation or public
purposes. All lots shall be numbered for identification.
(12)
The location of all existing water bodies, state
and federal wetlands, flood hazard areas and streams that will be
retained or relocated or intended to be developed. Existing buildings
which shall be retained or removed shall be so identified.
(13)
Sufficient data acceptable to the Town Engineer
to readily determine the location, bearing and length of all lines
and to reproduce such lines on the ground.
(14)
The location of all existing and proposed monuments
and markers.
(15)
The following endorsements shall be shown on
the plat:
(a)
Endorsement by the Ulster County Health Department,
and any stipulations of that department (only tentative written endorsement
is necessary before the public hearing, but final endorsement on the
plat is needed before filing with the County Clerk).
(b)
Endorsements by other government agencies where
permit approvals are required from these agencies, including the New
York State Departments of Transportation and Environmental Conservation,
the Ulster County Public Works Department, the New York City Department
of Environmental Protection Bureau of Water Supply and the Hurley
Town Highway Department.
(c)
Endorsement of owner as follows:
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"I hereby grant my approval to this plat and
consent to the filing of it in the Office of the County Clerk."
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Owner
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Date
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(16)
The following easement notations shall be shown
on the plat:
(a)
Explanation of drainage easements as follows:
"The drainage easements (or the drainage discharge points) shown hereon
establish the perpetual right to discharge stormwater runoff from
the highway and from the surrounding area onto and over the affected
premises by means of pipes, culverts or ditches, or a combination
thereof, together with the right of the holder of fee title to the
highway, or his or her authorized representatives, to enter said premises
for purpose of making such installations and doing such maintenance
work as said holder of fee title may deem necessary to adequately
drain the highway and surrounding area."
(b)
Explanation of sight easements as follows: "The
sight easements shown hereon establish the perpetual right of the
holder of fee title of the highway, or his or her authorized representatives,
to clear, regrade and maintain the area with these easements at such
elevation that there is a clear line of sight anywhere across the
area between an observer's eye at an elevation of 3.5 feet above the
surface at the nearest edge of the road and object one foot above
the nearest edge of pavement on the intersecting road."
(c)
Explanation of reservations as follows: "Reserved
for highway purposes (or recreation purposes, or other approved purpose)."
(d)
Explanation of slope easements, as follows:
"The slope easements shown hereon convey to the (insert here Town
of Hurley or "holder of fee title of the highway department" or other
phrase as directed by the Planning Board) the right to enter said
premises for the purpose of cutting and maintaining a stable earth
slope."
D.
Supporting documents. The subdivider shall also submit
the following along with the final plat:
(1)
Statement from subdivider's engineer giving estimated
cost of construction of roads and other improvements to meet the requirements
of these regulations, together with quantity and unit cost used in
making the estimate.
(2)
Offers of cession, in a form satisfactory to the Town Board, in accordance with Article VI of these regulations.
(3)
Any covenants, deed restrictions, easements and other
self-imposed restrictions that may be proposed by the subdivider.
The developer will be responsible for the following
application fees:
A.
Sketch plan review. Sketch plan does not require payment
of a fee.
B.
Preliminary and final plat. An application for approval
of either a preliminary or final plat shall be accompanied by a fee
in accord with a fee schedule adopted by the Town Board.
C.
Additional fees for review. Upon adoption by the Town Board of relevant procedures and criteria and any amendment thereto, applicants shall be responsible for reasonable and customary fees, disbursements and/or costs as may be determined by the Town Board from time to time, in addition to filing fees set forth in Subsection B above, incurred by the Town Engineer, Town Planner and other specialists in the course of review of certain complex, major subdivisions.
D.
Environmental impact statement review. In the event
that the proposed subdivision has been determined either by the Planning
Board, or by another governmental agency having approval jurisdiction
over the subdivision, to have a potential significant effect upon
the environment, as provided for in Title 6, New York State Code of
Rules and Regulations, Part 617 (State Environmental Quality Review
(SEQR) Act), and an environmental impact statement must then be prepared
and submitted, the applicant shall pay the reasonable fees, disbursements
and/or costs incurred by the Town Engineer, the Town Planner and other
specialists in the course of review of said environmental impact statement.
The amount of such fees shall be determined in accordance with the
provisions of § 617.13 of the SEQR regulations.
E.
Road inspection fee. A minimum of three on-site inspections
are required at various stages of road construction. The fee charged
for each inspection shall be in accord with a fee schedule adopted
by the Town Board.
