Any subdivider who proposes to develop a subdivision
in the Town of Woodstock shall submit plats and other documents for
approval as provided in this article.
A.
The following shall be submitted:
(1)
Completed subdivision application form, receipt for payment of required application fee as specified by Article V, § 202-15D of these regulations, and six copies of the proposed subdivision plat certified by a licensed land surveyor and/or professional engineer bearing the Planning Board's assigned case number, including individual stamp/signature blocks for endorsement by the owner(s) of the subject parcel(s), the Town Planning Board and the Ulster County Health Department, and suitable for filing in the office of the County Clerk.
(2)
Documentation signed by the owner which authorizes
the applicant or representative to proceed with the application for
subdivision of the subject parcel.
(3)
Information regarding other variances, permits, referrals
or reviews needed for this project which have been or will be obtained.
B.
In the case of a minor subdivision or a minor subdivision
with a road only, the subdivision plat application shall include the
following information:
(1)
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 road intersection. The drawing
of the entire tract may be by either deed plot or actual survey.
(2)
An actual field survey of the boundary lines of the tract, or portion thereof, being 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 monuments as approved by the Planning Board and shall be referenced and shown on the plat. The Planning Board may modify the requirements for a full field survey pursuant to Article X, § 202-44 of these regulations. Elevation contour lines at intervals of two to five feet of elevation may be required and should be based on a datum plane approved by the Town Engineer.
(3)
Information concerning portions of the land within
the subdivision subject to periodic inundation by stormwater, wetlands,
wet areas, streams, ponds and other natural or man-made water bodies
or drainageways and proposed drainage improvements.
(4)
Information regarding natural or man-made features
such as excavated areas, depressions, rock outcrops, fences, walls,
existing buildings, wooded areas, fields, logging roads, etc.
(5)
A copy of such existing or proposed covenants or deed
restrictions as are intended to cover all or part of the tract.
(6)
Documentation regarding all rights-of-way and easements,
existing or proposed, which either affect, or are intended to affect,
any portion of the subdivision plat.
(7)
Where applicable, approximate zoning district boundaries
shall be shown on the plat, and proposed lot lines, buildings, roads,
road specifications, parking, driveways and driveway design standards;
road names, proposed road naming signs, and needed traffic directional
signs and their construction details; and proposed use of buildings,
residential, commercial, etc. At its discretion, the Planning Board
may require that road specifications and design information, as detailed
as that required for a major subdivision plat, be provided on a minor
plat.
(8)
All on-site sanitation and water supply facilities
shall be designed to meet the minimum specifications of the Ulster
County Department of Health and/or the Town of Woodstock wastewater
management districts. Evidence of contact with the Health Department
shall be presented at the time of application and a specific note
regarding this requirement shall be stated on the plat. Applications
located within the New York City watershed area should include evidence
of contact with the Bureau of Water Supply, New York City Department
of Environmental Protection.
(9)
Table showing required area and bulk regulations for
the zoning district(s) in which the subdivision is located and proposed
setbacks, lot areas, etc. (See Zoning Law.)
(10)
The date, North arrow, map scale, and name and address
of record owner(s) and subdivider; tax map numbers: section, block
and lot; and proposed subdivision name, Town of Woodstock, Ulster
County, New York.
(12)
Appropriate portion of the tax map showing all adjacent
owners and a list of the names and addresses of all adjacent property
owners as shown on the most recent Town assessment roll. Property
owners across roads and streams are considered adjacent owners.
(13)
Any additional requirements deemed necessary by the
Planning Board due to the unique circumstances of the subdivision
plat, including the submission of additional data more typically required
for a major subdivision plat.
C.
For lot line revision subdivisions the following shall
also be provided:
(1)
Application and authorization to represent forms should
contain the names, addresses and signatures of all landowners whose
parcels are the subject of any and all parts of the lot line revision
subdivision. Subdivision plans should show all affected lots and include
endorsements for all involved landowners.
(2)
The plan should indicate proposed new lot lines and
those existing lot lines which will remain as solid lines to clearly
show what will result after approval. In addition, each of the proposed
lines should be labeled as "new lot line." Dashed or hash-marked lines
should be used to indicate which lot lines will no longer exist after
approval. Each of these should be labeled as "old lot line, to be
removed."
(3)
A separate explanatory note should be included on
the plan to clarify the result of approval, such as the following
language: "Proposed lot lines to supersede previous configuration
of lots. Previously approved and filed lot lines to become null and
void."
(4)
The resulting acreage of each lot should be shown
on the plan. Zoning Law lot, area and bulk requirements shall be shown
to indicate conformity.
A.
The following shall be submitted:
(1)
Completed subdivision application form, receipt for payment of required application fee as specified by Article V, § 202-15D of these regulations, and six copies of the proposed subdivision plat, bearing the Planning Board's assigned case number, including individual stamp/signature blocks for endorsement by the owner(s) of the subject parcel(s), the Town Planning Board and the Ulster County Health Department, and suitable for filing in the office of the County Clerk.
(2)
Documentation signed by the owner which authorizes
the applicant or representative to proceed with the application for
subdivision of the subject parcel.
(3)
Information regarding other variances, permits, referrals
or reviews needed for this project which have been or will be obtained.
B.
The appropriate short- or long-form EAF should be
completed depending on the scale, magnitude and terrain of the proposed
project to fulfill requirements of TWEQR review.
C.
The plat should be certified by a licensed land surveyor
and/or professional engineer, as required by law, drawn at a scale
of not more than 100 but preferably not less than 50 feet to an inch.
If it is not possible to show the entire project at the above scales
on one sheet, then a different scale may be used. The project should
also be shown on more than one sheet of the recommended scale. Include
proposed subdivision name.
D.
General plat information:
(1)
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 road intersection. The drawing
of the entire tract may be by either deed plot or actual survey.
(2)
The date, North arrow, map scale, and name and address
of record owner(s) and subdivider; tax lot numbers: section, block
and lot; and proposed subdivision name, Town of Woodstock, Ulster
County, New York. Where applicable, approximate zoning district boundaries
shall be shown on the plat.
(3)
Appropriate portion of tax map showing all adjacent
owners. A list of the names and addresses of all adjacent property
owners as shown on the most recent Town assessment roll. Property
owners across roads and streams are considered adjacent owners.
(4)
Table showing required area and bulk regulations for
the zoning district(s) in which the subdivision is located and proposed
setbacks, lot areas, etc. (see Zoning Law).
E.
Information on existing site conditions:
(1)
An actual field survey of the boundary lines of the
tract, or portion thereof, 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 monuments of such size and type as approved by the Planning
Board and shall be referenced and shown on the plat.
(2)
Road rights-of-way on the subdivision and within 200
feet of its boundaries, including name, right-of-way width and location;
type, width and elevation of surface; and any legally established
center-line elevations, including those at intersections and other
critical points.
(3)
Location, width, identification, purpose, and restrictions
upon any other rights-of-way and easements on the subdivision.
(4)
Drainage structures on the subdivision and within
200 feet of its boundaries, including type of structure and location,
invert elevations, gradients, types and sizes of all pipe and all
other drainage structures where applicable, including direction of
flow.
(5)
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.
(6)
As contours affect proposed or existing improvements
that will be utilized, ground elevations on the tract shall be based
on a datum plane approved by the designated Town Engineer. For land
with 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;
for land that slopes more than 2%, contours should be shown at intervals
of not more than two feet or as required by the Planning Board.
(7)
Marshes, ponds, streams and all land subject to periodic
or occasional flooding, or similar unstable conditions, on the subdivision.
Their location, approximate land area, high-water level based on one-hundred-year
storm, and maximum depth of water at critical points shall be indicated.
(8)
Location of rock outcrops, wooded areas, isolated
preservable trees, structures, stone walls and other significant existing
features for the proposed subdivision area.
(9)
Data regarding soils characteristics from the USDA
Soil Conservation Service soils survey.
(10)
If the proposed subdivision will not be served by
common sewage disposal, subsurface data in accordance with Ulster
County Health Department requirements, including date, location and
graphic representation of findings for all test holes, including location
and results of percolation and other tests to ascertain subsurface
soil, rock and groundwater conditions, and depth of groundwater unless
pits are dry at a depth of five feet.
F.
Information on proposed site development:
(1)
Roads:
(a)
Name (to be checked prior to submission with
the Ulster County Real Property Tax Service Office to avoid duplication
and subject to subsequent approval of the Town Planning Board), proposed
road naming signs, any needed traffic directional signs and their
construction details.
(b)
The width, location, design standards and specifications,
including cross section of any driveways, roads or public ways or
places shown on the Official Town Map, within the area to be subdivided,
together with profiles of all roads or public ways proposed by the
developer.
(c)
Right-of-way width.
(d)
Tentative center-line elevations at intersections
and at principal changes in gradient.
(e)
Tentative center-line gradient shown in percent
of slope.
(f)
Computed sight distance at intersections and
other critical points.
(g)
Plans and cross sections showing, as applicable,
the proposed location and type of pedestrian walkways, road lighting
standards, road 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.
(h)
Preliminary designs of any bridges which may
be required.
(2)
Lot layout:
(a)
Lot lines and dimensions scaled to the nearest
foot.
(b)
Proposed location and use of buildings, parking
areas, driveways and driveway design standards in full accordance
with zoning and other requirements.
(c)
Lot numbers and lot areas measured to the nearest
100 square feet if less than one acre or nearest 0.1 of an acre for
parcels greater than one acre.
(3)
Easements, parks, restricted areas and other improvements:
(a)
Purpose and restrictions.
(b)
Designation of areas or 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 open space
preservation, recreational improvements and planting of trees, shrubs,
grass and other landscaping in all areas to be so dedicated.
(4)
Preliminary stormwater drainage system plan:
(a)
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 system or alternate means of disposal.
(b)
Outline of watersheds tributary to drainage
structures and their approximate area in acres, including those which
extend beyond the boundaries of the subdivision.
(5)
Preliminary water supply and sewage treatment systems:
(a)
If public facilities are available or to be
provided, the approximate location, size and profiles of all proposed
waterlines, valves, hydrants and sewer lines, including connection
to existing facilities, and location of subsurface sewage disposal
systems and wells, as required and provided in the Public Health Law.
(b)
If private on-site facilities are provided,
design data consistent with the requirements of the Ulster County
Health Department. Applications located within the New York City watershed
area should include evidence of contact with the Bureau of Water Supply,
New York City Department of Environmental Protection.
(6)
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.
(7)
Covenants or deed restrictions. A copy of all covenants
or deed restrictions which either presently affect, or are intended
to apply to, all or part of the tract.
(8)
Temporary stakes or markers. The Planning Board may
require the location of temporary stakes or 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 road intersection, the
distance along a road from one corner of the property to the nearest
existing road intersection shall be shown.
G.
Preliminary engineering report detailing the demands
of the proposed subdivision on water, sewer, drainage, highways and
related systems, and detailing the methods through which these demands
shall be accommodated and the methods, including available alternatives,
through which any potentially adverse impacts shall be mitigated.
H.
Additional data that may be required to complete TWEQR
process or to address any unique circumstances of the subdivision.
A.
Completed subdivision application form, receipt for payment of required application fee, as specified by Article V, § 202-15D of these regulations, a linen or mylar and six copies of the final plat certified by a licensed land surveyor and/or professional engineer, as required by law, at a scale of not more than 100 but preferably not less than 50 feet to an inch shall be provided. The final plat shall bear the Planning Board's assigned case number, include individual stamp/signature blocks for the Town Planning Board and the Ulster County Health Department, and be suitable for filing in the office of the County Clerk.
B.
To the extent applicable, the following information
will be submitted for approval and shall constitute a final plat:
(1)
The lot layout shown on a map of the entire subdivision
shall be the same as that required on the preliminary plat with the
following additions:
(a)
Number identification of lots by a suitable
system of consecutive numbers circled and related to the Town tax
maps.
(b)
Lot lines with accurate dimensions to the nearest
tenth of a foot and bearings to nearest five seconds.
(c)
Lot areas for each lot measured accurately to
the nearest 100 square feet for lots of one acre or less and to the
nearest 0.1 acre for lots greater than one acre.
(d)
Minimum building setback lines, if imposed through
deed restriction, shown and dimensioned.
(2)
Survey data:
(a)
Accurate tract boundary lines with bearings
and distances.
(b)
Survey tie-in with accurate bearings and distances
to nearest established road 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 New York State Department of Transportation.
They shall be placed as required by the designated Town Engineer and
their location noted and referenced upon the plat.
(c)
Special district boundaries, e.g., water or
sewer, as 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 road.
(e)
Accurate dimensions to the nearest 1/10 of a
foot.
(f)
Monuments:
[1]
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
road intersections, angle points of curve, and at such intermediate
points as may be required by the Planning Board.
(3)
Required improvement plans and profiles:
(a)
The amount of all performance guarantees and
conduct of all required inspections shall be based on these drawings,
the final plat itself, these Subdivision Regulations and other applicable
Town specifications for such required improvements and utilities.
(b)
Unless a specific waiver is requested and granted
in writing by the Planning Board, the proposed improvements and utilities
shall be considered to comply specifically with these Subdivision
Regulations and the other applicable Town specifications for such
improvements and utilities.
(c)
Basic drawing layout requirements are the same
as those required for the preliminary plat and shall also include
rights-of-way, gradients, and directional arrows downhill.
(d)
Designs for waterlines, sewers, roads, bridges
and drainage structures shall be prepared by a licensed professional
engineer.
(e)
Complete drainage system for the entire subdivision
shall be shown 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 shall be indicated
in all cases where public or private central sewer connections exist
or are proposed.
[b]
Typical lot layout indicating location of individual
system, where appropriate, with reference to house and water supply,
and detailed drawing of proposed sanitary waste disposal system.
[4]
Location and description of road lighting.
(g)
Profile drawing requirements:
[1]
Drawings shall be prepared with horizontal scale
of one inch equals 50 feet and vertical scale of one inch equals 10
feet, unless otherwise approved by the Planning Board.
[2]
All profiles shall show the existing natural
grades, the typical cross section of existing or proposed roads, the
center lines of intersecting roads and a system of survey situations.
[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
road rights-of-way, drainage or other easements.
(h)
Recreation, open space and community improvements.
Landscape plans prepared by a registered landscape architect and/or
architect indicating proposed changes in existing grades and landscaping,
including the following items: play areas, walkways, incidental shelters,
lighting, walls, new trees and shrubs (location, caliper and botanical
name), and other required improvements. Such plans shall make use
of native species as much as possible.
(i)
Final engineering report.
(4)
Certifications.
(a)
Certification of title showing that the applicant
is the owner or duly authorized agent of the owner.
(b)
Irrevocable written offers of cession to the
Town for all proposed public roads, 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, title of which is reserved
by the subdivider, are to be maintained. All offers of cession and
covenants governing the maintenance of unceded open space shall bear
the certificate of approval of the Planning Board 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 has
been posted available to the Town in sufficient amount to assure completion
of all required improvements.
(d)
Protective covenants and other appropriate devices
in form for recording.
(e)
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. Assurance
shall also be provided that the long-term ownership and maintenance
of the utilities shall be provided in accordance with Article 12 of
the Town Law or similarly acceptable mechanism.
(f)
Letter, in appropriate cases, directed to the
Chairman of the Planning Board and signed by a responsible official
of the State Department of Transportation, or the Ulster County Highway
Department, approving proposed construction and access on state or
county rights-of-way, respectively. If access or construction affects
a Town highway, approval of the Town Superintendent of Highways shall
be similarly required.
(g)
Endorsement and approval by the Ulster County
Health Department for the plans for all water supply and sewage disposal
facilities shown on the final plat. Equivalent endorsement should
be provided by the Bureau of Water Supply, New York City Department
of Environmental Protection for properties within the New York City
watershed.
