§ 175-19Pedestrian walkways.
§ 175-22Monuments and lot corner markers.
§ 175-23Public sites and open spaces.
§ 175-24Preservation of natural features.
§ 175-25Special areas.
§ 175-26Drafting standards.
Plat maps shall include the following:
The proposed subdivision name, the name of the town and county, date, true North point, scale, the name and address of the record owner, subdivider and engineer or surveyor, including license number and seal.
The name of all subdivisions immediately adjacent and the name of the owners of record of all adjacent property.
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 Zoning Chapter text applicable to the area to be subdivided. The type of development proposed (e.g., residential, commercial, etc.).
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 area of the tract. All existing restrictions on the use of the land including easements and covenants.
Street lines, pedestrian ways, lots, reservations, easements and areas to be dedicated to public use. All parcels of land proposed to be dedicated to public use and the conditions of such dedication.
Topography, planimetric features and existing contours. Contour interval to be two feet or as approved by the Planning Board on a case-by-case basis. Use of interpolated United States Geological Survey contour mapping will not normally be acceptable.
Sufficient data acceptable to the Town Highway Superintendent to determine readily the location, bearing and length of every street line, lot line and 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.
Street names, the length and bearing of all straight lines, radii, length of curves and central angles of all curves and tangent bearings shall be given for each street. The area and center line length of each street. All dimensions shall be shown in feet to the nearest hundredth of a foot.
The proposed lot lines with dimensions and bearings and area of each lot.
Lots and blocks within a subdivision shall be numbered and lettered in alphabetical order in accordance with the prevailing town practice.
The 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 therefor.
All offers of cession and covenants governing the maintenance of unneeded open space shall bear the certificate of approval of the Town Attorney as to their legal sufficiency.
The arrangement, character, extent, width, grade and location of all streets shall conform to the Master Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and to the proposed uses of the land to be served by such streets.
The arrangement of streets in a subdivision shall either:
Provide for the continuation, if appropriate, of major streets in surrounding areas; or
Conform to a plan for the neighborhood approved by the Planning Board to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
At the discretion of the Planning Board, second entrances or the provision for future entrances may be required for subdivisions with 25 or more lots.
Minor streets shall be so laid out that their use by through traffic will be discouraged.
Where a subdivision abuts or contains an existing or proposed arterial street or railroad, the Planning Board may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, deep lots with rear service alleys or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
No street or highway names shall be used which will duplicate or be confused with the names of existing streets or highways in the villages or town. Street names shall be subject to the approval of the Planning Board.
The lengths, widths and shapes of blocks shall be determined with due regard to:
The type of development proposed;
Zoning requirements as to lot sizes and dimensions;
Need for convenient access, circulation, control and safety of street traffic, with particular attention to limitation of the number and location of points of ingress or egress; and
Limitations and opportunities of topography.
Block lengths shall not exceed 1,200 feet.
Alleys may be provided in commercial and industrial parks, except that the Planning Board may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed.
The minimum width of an alley shall be 20 feet.
A pedestrian right-of-way, not less than 10 feet wide, shall be provided where deemed essential by the Planning Board to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
The lot size, width, depth, shape and orientation and the building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
No lot shall have less area or width than the minimum requirements of Chapter 200, Zoning, of this Code, applying to the district in which it is located. In those areas which lack public sewers or water and where, in the opinion of the Sanitary Inspector, percolation tests indicate the need for additional lot area, such additional area shall be provided as required by the Sanitary Inspector (see also § 175-36B).
Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
The subdividing of land shall be such as to provide each lot with frontage on an improved street. The length of the frontage should be as specified in Chapter 200, Zoning.
Double frontage and reverse frontage lots should be avoided.
Where a tract is subdivided into lots substantially larger than the minimum size required in the zoning district, if such exists, in which a subdivision is located, the Board may require that streets and lots be laid out so as to permit future resubdivision in accordance with the requirements contained in this chapter.
Side lot lines shall be substantially at right angle or radial to street lines.
Off-street parking space shall be required for all uses and shall comply with the requirements of Chapter 200, Zoning, of this Code, in regard to number and area.
Building restriction lines or setbacks, front and rear, shall be shown.
Adequate easements centered on rear or side lot lines shall be provided for utilities where necessary. Easement widths shall be of 12 feet or more. Easements may also be requested by the Planning Board to accommodate future utility extensions.
Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, such further width or construction, or both, as will be adequate for the purpose. Easement width shall encompass the width of the drainage channel, from top of bank to top of bank or 12 feet, whichever is greater.
The tract boundary lines and the lines of all streets or roads shall be monumented. Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-fourths-inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole.
Road right-of-way monuments shall be set at lot corners nearest to the points of tangency and points of curvature of each straight segment. Monuments shall also be set near street intersections.
Iron pins, iron pipes or equal shall be set at each change in direction of each individual lot's property line. Point-on-line pins or pipes may also be requested should an angle point fall within a stream (or similar situation where it may be lost or damaged), if a site feature is located along the property line (e.g., steep slope or ravine) or if the length is extraordinarily long (e.g., greater than 400 feet).
Iron pins or iron pipes shall be at least 3/4 inches in diameter and at least 24 inches long.
Where a proposed park, playground, school or other public use shown in the Master Plan is located in whole or in part in a subdivision, such area shall either be dedicated to the proper public agency; or it shall be reserved for acquisition by such agency within a specified period by purchase or other means, and an agreement shall be entered into between the subdivider and the public agency regarding the time and method of acquisition and the cost thereof.
The Planning Board may require up to 10% of the tract for park and playground purposes. If the Board determines that a suitable park or playground of adequate size cannot be located in subdivision or is not practical for other reasons, the Board may require, as a condition of approval of any such plot, a payment to the town of a sum of $100 per dwelling unit proposed for such subdivision, which sum shall be placed in a special Town Park Fund to be used for the acquisition and/or improvement of town park, playground or other recreational sites so located as to conveniently serve the neighborhood in which such subdivision is located.
The land set aside for park and open space uses shall meet the following criteria:
The park and open space land shall be reasonably located so as to serve all of the residents of the subdivision or land development.
The park and open space land shall be accessible from a public street or wherever possible shall adjoin and become a part of an already existing public park or open space area which is accessible from a public street. Where access to the park is by public road, the width of the frontage shall be a minimum length deemed necessary by the municipality for access, visibility of the site and public safety.
No more than 25% of the park and open space land shall contain detention basins or other stormwater management facilities or be located within a floodplain.
The park and open space land shall be compact and contiguous and shall meet lot configuration requirements for lots within a residential subdivision unless the land shall be used as a trail or linear park or the land is located adjacent to and combined with existing park and open space land or specific topographic features require a different configuration. An example of such topographic features would be the provision of public open space along a scenic creek.
When the park and open space land required to be dedicated is less than four acres in size, the park and open space land shall be located at a suitable place on the periphery of the subdivision or land development so a more usable tract will result when additional park and open space land is obtained in the event that the adjacent land is developed.
When public park and open space land exists adjacent to the tract to be subdivided or developed, the park and open space land shall be located to adjoin and enlarge the presently existing park and open space land.
At least 50% of the finished grade of the site shall have a slope of 3% or less.
The park and open space land shall be accessible to utilities such as sewer, water and power that are provided with the subdivision and, if so requested by the Planning Board, the developer shall extend such utilities to the park.
If the developer is planning to construct facilities for recreation on the dedicated property as an amenity for the development, such facilities shall be constructed in accordance with current standards established by the National Recreation and Park Association.
When a subdivision is traversed by or abuts an existing trail customarily used by pedestrians, the applicant shall make provision for the continued recreational use of the trail subject to alterations of the course of the trail within the development under the following conditions:
The points at which the trail enters and exits the tract shall remain unchanged.
The proposed alteration exhibits quality trail design according to the generally accepted principles of landscape architecture.
The proposed alteration does not run coincidentally with the paved road intended for use by motorized vehicles.
The land set aside for the continuation of such existing trail shall be credited towards the amount of park and open space land required by this subsection.
Trails and linear parks. The Planning Board may require the dedication and improvement of trails and linear parks, which may be credited toward the park and open space land required by this subsection. Such trails and linear parks must meet the following standards:
Actual dedications of land shall be a minimum width of 60 feet and, if to be dedicated to the town, must be approved by the Town Board.
The trail or linear park shall conform to any applicable municipal master park and open space plan.
The minimum right-of-way width of an easement containing a trail which crosses private land shall be 10 feet. Easements may be dedicated to the municipality, the county or other organization which, in the judgment of the Planning Commission, is appropriate. In all cases, however, such easements must provide for public use at reasonable times.
Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall such width be less than five feet.
The Planning Board shall, wherever possible, preserve all outstanding scenic, cultural or historical buildings and sites and natural features which add value to residential developments and to the community, such as large trees or groves, watercourses and falls, benches, historic spots, vistas and similar irreplaceable assets.
Wherever possible, existing trees and shrubbery shall be conserved by the subdivider. Care should be exercised in construction so damage to existing trees and shrubs is avoided.
The Planning Board may visit the site with the developer to discuss optimum siting of streets and lots so as to preserve the existing quality of the site.
Streams, lakes, ponds and wetlands within a subdivision shall be left unaltered unless an alteration to such bodies of water would serve to enhance the utility and quality of the subdivision. Easements along watercourses as a part of a comprehensive recreational and open space plan for the development will be viewed favorable by the Planning Board.
Unique physical, historical and cultural sites shall be incorporated into the subdivision in their present state or improved by the design. Subdivisions and land developments shall be designed to preserve, adaptively reuse or otherwise provide for the historic features of the town. Subdivisions and land developments shall also be designed so that new structures do not block historic views or obstruct the view of historic properties. If because of size, scale, construction material or type of use, a proposed land development or subdivision would jeopardize the historic value of a site or structure, such new construction shall be screened or otherwise visually buffered.
No project shall be developed on a site identified as containing features of archaeological significance until:
Retention of local names. Applicants are encouraged to perpetuate historic names or geographic references that are traditionally associated with the area in which a project is located, rather than proposing project names that are not consistent with Whitestown traditions or culture.
Any special flood hazard area must be so marked on the plat map and show limits of the floodway and floodplain with water surface elevations. Indicated minimum first floor elevations of structures, if applicable. Land in such areas should not be used for building or other habitable structures (see also § 175-32C).
The limits of designated wetlands must be so marked on the plat map together with designated buffer limits. All development in areas identified as freshwater wetlands shall be permitted only upon issuance of a permit by the New York State Department of Environmental Conservation pursuant to the provisions of Article 24 of the New York State Environmental Conservation Law.
The limits of any special land conservation areas must be so marked on the plat map.
The plat and plan shall be clearly and legibly drawn at a scale of 20 feet, 30 feet, 40 feet or 50 feet to the inch.
Dimensions shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. Lot line descriptions shall read in a clockwise direction.
The sheet size shall be no smaller than 18 inches by 22 inches and no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet.
Plans shall be legible in every detail.