The Planning Board of the Town of Manchester, New York, shall have the power and authority to approve plans for the subdivision of land within its limits.
A. 
No subdivision of any lot, tract or parcel of land shall be effected, and no street, sanitary sewer, storm sewer, water main or other facilities in connection therewith shall be laid out, constructed, opened or dedicated for public use and travel or for the common use of occupants of buildings abutting thereon, except in strict accordance with the provisions of this chapter.
B. 
All plans for subdivisions shall be submitted to the Planning Board and approved by it before they shall be recorded.
C. 
The provisions contained herein shall apply to all land within the unincorporated area of the Town.
D. 
Any change to a plat previously recorded in the office of the Ontario County Clerk requires the approval of the Planning Board in accordance with this chapter.
This chapter is adopted for the following purposes:
A. 
Protect, create, and provide for conditions favorable to the public health, safety and general welfare and guide future growth by:
(1) 
Use of sound planning principles as set forth in the Town of Manchester Comprehensive Plan.
(2) 
Ensuring that the proposed development be approved only when the following facilities prove to be of sufficient capacity to accommodate the development:
(a) 
Transportation.
(b) 
Sewage treatment.
(c) 
Storm drainage.
(d) 
Fire protection.
(e) 
Erosion.
(f) 
Schools.
(g) 
Recreation facilities.
(h) 
Flooding.
(i) 
Public water.
B. 
Establish standards and procedures for subdivision of land and ensure proper legal descriptions and monuments of subdivided land.
C. 
Prevent damage to the environment as a result of development.
D. 
Minimize potential conflicts among the uses of neighboring lands and buildings while protecting and conserving the value of land and business performed.
E. 
Protect and conserve the value of land, buildings and improvements, and to minimize potential conflicts among the uses of neighboring land and buildings.
F. 
Preserve the natural beauty and topography of lands within the Town of Manchester by fostering appropriate development which shows special regard for the protection of environmentally sensitive areas that include the preservation of agricultural land and agricultural practices.
This chapter shall be known and may be cited as the "Town of Manchester Subdivision Regulations."
A. 
Other local regulations. This chapter shall not, nor are they intended to nullify any more restrictive local regulations, laws or ordinances in effect in the Town of Manchester.
B. 
Conflict with public and private provisions.
(1) 
Public provisions. This chapter is not intended to interfere with, abrogate, or annul any other ordinance, rule, regulation, statute, or other provision of law. Where any provision of this chapter imposes restrictions different from those imposed by any other provision of any local ordinance, regulation, or law; that provision which is more restrictive or imposes the higher standard shall control.
(2) 
Private provisions. This chapter is not intended to annul or void any easement, covenant, or other private agreement or restriction. The enforcement of any such provisions, whether or not discussed in the subdivision review process, shall not be the responsibility of the Planning Board.
C. 
Pending actions. This chapter shall not be construed as abating any action now pending under prior existing subdivision regulations or as discontinuing, abating, modifying or altering any penalty accruing or about to accrue, or as affecting the liability of any person, association, or corporation, or as waiving any right of the Town of Manchester under any section or provision existing at the time of adoption of this chapter, or as vacating or annulling any rights obtained by any person, association, or corporation, by lawful action of the municipality except as shall be expressly provided for herein.
If any part or provision of this chapter or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision or application directly involved in the controversy in which such judgment shall have been rendered and shall not impair the validity of the remainder of this chapter or the application thereof to other persons or circumstances.
A. 
General enforcement.
(1) 
A lot hereafter created by division of a larger tract of land within the Town of Manchester shall not be transferred or sold and no site development permit pertaining to such lots shall be issued unless a subdivision plan which shows such lot and which bears the final approval of the Planning Board has been duly filed in the office of the Ontario County Clerk.
(2) 
The subdivision of any lot or parcel of land, by the use of metes and bounds description for the purpose of sale, transfer or lease, with the intent of evading this chapter, shall not be permitted.
B. 
Violations. Any person, association or corporation failing to comply with or violating any of this chapter shall be guilty of an offense and subject to the penalties of that offense or offenses as follows: by a fine of $250 or imprisonment not to exceed 15 days, or both, and each day such violation continues shall constitute a separate violation, carrying with it a fine of $50 for each additional day the violation continues.
C. 
Civil enforcement. Appropriate actions and proceedings may be taken at law or in equity proceedings to prevent or cease any violation of this chapter, to prevent unlawful conveyance or construction, to recover damages, to restrain, correct or abate a violation or to prevent illegal occupancy of a building structure or premises. These remedies shall be in addition to the penalties described above.
As used in this chapter, the following terms shall have the meanings indicated:
ALLEY
A public or private way not more than 40 feet wide affording only secondary means of access to abutting properties.
APPLICANT
The owner of land proposed to be subdivided or developed or his agent. Proof of agency shall be required from the legal owner of the land proposed to be subdivided.
APPROVAL, FINAL
See "final approval."
ARCHITECT
A person licensed as an architect by the State of New York.
AASHTO
American Association of State Highway and Transportation Officials.
BLOCK
A tract of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroad rights-of-way, shorelines of waterways, or boundary lines of other municipalities.
BOARD
The Town of Manchester Planning Board created pursuant to Town Law § 271, as amended. Also see "Town Board."
BOARD OF HEALTH
The New York State Department of Health or the Manchester Town Board convened as a Board of Health pursuant to Public Health Law § 307.
BOND
Any form of security, including a cash deposit, surety bond, collateral, property, or letter of credit, in an amount acceptable to the Town Board and form satisfactory to the Town Attorney. Wherever a bond is required by this chapter alternate forms of security shall be approved by the Town Attorney.
CLERK OF THE PLANNING BOARD
For purposes of this chapter and the submission of plats for approval, the Clerk of the Board shall be the Planning Board Secretary.
CLUSTERING
Authority, granted by § 278 of the Town Law of New York State, whereby the Planning Board is authorized to modify certain provisions of Chapter 325, Zoning. The modification must occur at the same time the plat or plats are approved pursuant to this chapter and modification of lands outside the limits of any incorporated village to which this procedure may be applicable. The purposes of such authorization will be to enable and encourage flexibility of design and development of land in such a manner as to promote the most appropriate use of the land. It is designed to facilitate the adequate and economical provision of streets and utilities and to preserve the natural and scenic qualities of open lands.
CODE ENFORCEMENT OFFICER
Town official responsible for enforcement of local ordinances and laws.
COLLECTOR STREET
A dedicated street used to carry traffic from minor streets to primary or major thoroughfares.
COMMUNITY FACILITY
Any development or improvement the purpose of which is to benefit the common interests of the residents of the Town or the residents of a particular portion of the Town.
COMPLETED APPLICATION FOR APPROVAL
See § 275-11C of this chapter.
CONDITIONAL APPROVAL OF FINAL PLAN
The approval by the Planning Board or a final plan subject to conditions set forth in a resolution. Such conditional approval does not qualify a final plan for recording in the office of the Ontario County Clerk. Also see "final approval."
CONSTRUCTION DETAIL
The maps or drawings accompanying a subdivision plan showing the specific location, size and design of all subdivision improvements.
CONTRACTOR
An agent acting for the developer to construct the required improvements of the project. The contractor is responsible to perform the work in conformance with these requirements subject to the approval of Town officials.
CROSSWALK
A designated portion of a right-of-way designed to provide safe pedestrian access to land on the opposite side of the right-of-way.
CUL-DE-SAC
A minor street intersecting another street at one end and terminated at the other by a vehicular turnaround.
DEDICATION
The deliberate assignment of land by its owner for any general an public uses, reserving to himself no other rights than are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted.
DIVISION OF LAND
The division of any parcel of land into four or more parcels or lots.
DOUBLE FRONTAGE LOT
A lot having at least two boundaries abutting separate streets, which do not intersect.
DRAINAGE DISTRICT
A special improvement district established or extended for the purpose of constructing and maintaining stormwater drainage facilities. Also see "special improvement district."
DRAINAGE EASEMENT
Easements required for the installation of periodic maintenance of stormwater sewers, drainage ditches or detention facilities providing for the flow or water therein to safeguard the public and the environment against danger from flood or erosion.
DRIVEWAY
A corridor of suitable grade, width and stability providing safe and adequate pedestrian and vehicular access to a lot and the structures thereon from an intersecting public right-of-way.
DULY DESIGNATED OFFICER
The person or public official authorized by a resolution of the Planning Board to sign subdivision or site plans pursuant to this chapter. In the absence of any contrary designation by the Planning Board, the duly designated officer shall be the Planning Board Chairman.
ENGINEER
A person licensed as professional engineer (PE) by the State of New York.
ENVIRONMENTALLY SENSITIVE AREA
Land or land features critical to the maintenance and integrity of ecosystems.
ENVIRONMENTAL REVIEW
See "state environmental quality review (SEQR)."
FINAL APPROVAL
The signature of the Planning Board Chairman upon an approved final plan pursuant to a resolution of the Planning Board approving or conditionally approving the final plan.
FINAL PLAT
A plan showing the layout of a proposed subdivision and containing in such detail as is described in §§ 275-13 and 275-14 of this chapter all information required to appear on a preliminary plat and the modifications, if any, required by the Planning Board when approving the preliminary plat.
FLOOD HAZARD AREA
Land in a floodplain subject to a 1% or greater chance of flooding in any given calendar year.
FLOOD LIMITS
The high-water elevation of a natural watercourse flowing at its one-hundred-year frequency as defined by a responsible agency, such as the United States Army Corps of Engineers or the Federal Emergency Management Agency (FEMA).
FLOODPLAIN
Areas adjoining a watercourse, which are flooded as a result of a severe combination of meteorological and hydrologic conditions.
FLOODWAY
The channel and those parts of the adjoining floodplain which are required to carry and discharge floodwater and which may not be obstructed without unduly raising upstream water levels.
GRADING PLAN
A topological plan showing all present and proposed elevation contours at such intervals of elevation as are required herein.
IMPROVEMENTS
Those physical additions and changes to the land, whether or not offered for dedication, that are designed to produce functional lots. Improvements include, but are not limited to grading, paving, curbing, fire hydrants, water mains, sanitary sewers and drains, individual sewage systems, stormwater sewers, ditches, ponds and culverts, sidewalks, crosswalks, and required plantings.
INDIVIDUAL SEWAGE SYSTEM
An independent system of piping, tanks or other facilities serving a lot and disposing of sewage or other liquid wastes into the soil of the lot.
INSPECTOR
An agent of the Town empowered to inspect the progress of the project and compliance of the construction with the approved plots and specifications.
INTERIOR WALK
A right-of-way for pedestrian use extending from a street into a lot or across a block to another street.
ITE
Institute of Transportation Engineers.
LETTER OF CREDIT
An instrument issued by a bank, which guarantees the availability of funds in a specific amount for withdrawal by the Town and is intended to guarantee the complete and satisfactory construction of improvements in accordance with approved plans. Also see "bond."
LOCAL STREET
A dedicated minor street which has the dual purpose of providing limited access for traffic and access to individual properties. Local streets are not intended to serve through traffic.
LOT
A piece or parcel of land occupied or intended to be occupied by a principal building or a group of such buildings and accessory buildings, or utilized for a principal use and uses accessory or incidental to the operation thereof, together with such open spaces as required by Chapter 325, Zoning, of the Code of the Town of Manchester, and having frontage on a public street.
MONUMENT
A permanent reference marker set at points as required in this chapter.
OFFICIAL SUBMISSION DATE
The date upon which a subdivision plan shall be considered submitted to the Planning Board and which is hereby limited to dates upon which there is held a scheduled Planning Board meeting.
OWNER
Any person, group of persons, association, partnership, corporation or other legal entity having legal title to or sufficient proprietary interest in the land sought to be subdivided or developed under this chapter.
PARCEL
An area of land delineated as a contiguous unit by a Tax Map approved by the New York State Board of Real Property Services or metes and bounds description.
PARENT PARCEL
A parcel, combination or parcels, or tracts from which two or more derivative parcels or lots are created by division.
PAVEMENT
That portion of a street or alley intended for vehicular use, which consist of a hard surface.
PERMANENT HIGHWAY EASEMENT
A strip of land adjacent to an existing street right-of-way line used for a public purpose. The front line shall be considered to be coincident with the permanent highway easement boundary. Where there is no requirement for a permanent highway easement, the front lot line shall be considered to be coincident with the existing right-of-way line.
PIN
A metal reference marker set at points as required in this chapter.
PLAN
A drawing or set of drawings indicating the manner or layout of a subdivision which is to be submitted for approval together with all required improvements and appurtenances. Types of plans include sketch, preliminary and final. Each type of plan requires a different level of detail.
PLAN APPROVAL
The approval of the Planning Board of a final preliminary plan set forth in the resolution. Plan approvals may include modifications, and approvals of final plans may be conditional. A resolution of the Planning Board approving a plan does not constitute final approval and does not qualify a plan for recording in the office of Ontario County Clerk. Also see "final approval."
PLAN, FINAL
See "plat, final."
PLANNING BOARD
The Town of Manchester Planning Board duly constituted pursuant to Town Law § 271, as amended.
PLAN, PRELIMINARY
See "plat, preliminary."
PLAN, SKETCH
See "sketch plan."
PLAT, PRELIMINARY
A drawing prepared in a manner described by local regulation, showing the layout of a proposed subdivision including but not limited to, road and lot layout and approximate dimensions, key plan, topography and drainage, all proposed facilities not sized, including preliminary plans and profiles, at a suitable scale and in such detail as local regulation may require.
PLAT, FINAL
A drawing prepared in a manner prescribed by local regulation, showing the layout of a proposed subdivision, containing in such additional detail as shall be provided by local regulation all information required to appear on a preliminary plat and modifications, if any, required by the Planning Board at the time of approval of a preliminary plat of such proposed subdivision, if such preliminary plat has been so approved.
PLAT, FINAL APPROVAL
A plat in final form that is ready for signing by the duly authorized officer of the Planning Board after a resolution granting final approval of the plat has been completed. Such final approval qualifies the plat for recording in the office of the County Clerk.
PLAT, FINAL APPROVAL WITH CONDITIONS
The approval of a final plat subject to conditions set forth by the Planning Board in a resolution conditionally approving such plat. Such conditional approval does not qualify a final plat for recording nor authorize the issuance of building permits prior to the signing of the plat by a duly authorized officer of the Planning Board and recording of the plat in the office of the County Clerk.
PREAPPLICATION CONFERENCE
An informal meeting between the planning and zoning staff and a subdivider or developer to discuss the general design and layout of the subdivision or site. Matters also to be discussed include Town policies and procedures regarding the subdivision of land, a probable timetable for review, and the subdivider's intent concerning a proposed subdivision. See § 275-9.
PRELIMINARY PLAN
A plan showing the layout of a proposed subdivision which includes road and lot layout and approximate dimensions, key plan, topography and drainage facilities unsized, prepared in a manner consistent with §§ 275-11 and 275-12 of this chapter.
RECORD SHEET
A map, plan or plat which provides information concerning the actual location of improvements as built.
RESUBDIVISION
Revision of all or part of an existing filed plat, including consolidation of lots or additional lots or alteration of approved lot boundaries. If the proposed resubdivision consists solely of the simple alteration of lot lines, then normal subdivision procedures may be waived at the discretion of the Board. Major or minor status is at the discretion of the Planning Board.
REVERSE FRONTAGE LOT
A lot whose access is provided from the rear of the property.
RIGHT-OF-WAY
The line determining the street or highway limit of public ownership.
A. 
PRIVATE RIGHT-OF-WAYLand owned by a non-public agency or organization and occupied or intended to be occupied by transmission mains, gas pipe lines, rails or other special uses.
B. 
PUBLIC RIGHT-OF-WAYLand owned by public agencies for use as a street or other public purpose.
ROAD
A thoroughfare dedicated and accepted by a municipality for public use or legally existing on any map of a subdivision filed in the manner provided by law.
SIDEWALK
A concrete pedestrianway five feet in width, constructed within a dedicated ten-foot-wide easement and running across the entire frontage of a site.
SIGNIFICANCE DETERMINATION
A decision made by a lead agency under SEQR which establishes the degree to which a proposed action is likely to affect the environment.
SKETCH PLAN
An informal plan to scale, indicating existing features of a tract and its surroundings and the general layout of a proposed subdivision prepared in a manner consistent with § 275-10 of this chapter.
SPECIAL IMPROVEMENT DISTRICT
A district established and administered pursuant to Article 12, 12A or 12C, Chapter 62 of the New York State Consolidated Laws, to provide public improvements and/or services.
STATE ENVIRONMENTAL QUALITY REVIEW (SEQR)
A formal review pursuant to Part 617 of the New York Codes, Rules and Regulations which seeks to ensure a productive and enjoyable harmony between man and his environment, and promotes efforts which will prevent or eliminate damage to the environment and enhance human and natural resources.
STATEMENT OF INTENT
A binding statement of intentions submitted by an applicant for the purpose of clarifying current or future development intentions and submitted as a condition for obtaining plan approval.
SUBDIVIDER
Any person, association, partnership, or agent thereof, proposing subdivision as defined herein.
SUBDIVISION
Any tract of land which is developed by division into four or more lots along an existing or proposed street, highway, easement, or right-of-way for purposes of conveyance, improvement, sale or rent or are offered for sale or leased for any period of time, whether such lots are described by metes and bounds, by reference to a map, survey of the property or by any other method of description and regardless of whether the lots or plots are contiguous.
A. 
MAJOR SUBDIVISIONAny subdivision not comprising a minor subdivision under this chapter.
B. 
MINOR SUBDIVISIONA division of a parcel of land along an existing public street or road, not involving the opening, widening, or extension of any street or road, and involving not more than one lot, which is not less than one acre, after the original tract has been completely subdivided.
SURVEYOR
A person licensed as a land surveyor by the State of New York.
TOWN BOARD
The Town Board of the Town of Manchester.
TOWN ENGINEER
The duly designated Engineer for the Town of Manchester.
TRACT
Any body of land, including contiguous parcels of land, under the common ownership or control of any owner, developer or subdivider acting in concert or in part of a common scheme or plan.
WETLANDS
Freshwater wetlands including lands and submerged lands, commonly called marshes, swamps, sloughs, bogs and flats supporting aquatic and semiaquatic types identified in Article 24 of the New York State Conservation Law or by any applicable federal law or regulation.
ZONING LAW
The officially adopted Zoning Law also known as Chapter 325 of the Code of the Town of Manchester, as amended from time to time.
ZONING MAP
The Official Zoning Map of the Town of Manchester which shows the boundaries of zoning districts within the Town, as amended from time to time.
A. 
Preliminary and final plans for all proposed subdivisions of land within the Town of Manchester shall be filed with the Planning Board for approval.
B. 
Preapplication conferences. Preapplication conferences with the Planning Board are encouraged in order to:
(1) 
Review application requirements and procedures;
(2) 
Identify potential environmental concerns;
(3) 
Discuss preliminary design of the project;
(4) 
Establish a probable timetable for review; and
(5) 
Review Town policies concerning development.
C. 
Sketch plans. The subdivider may request that the Planning Board review subdivision sketch plans. The Planning Board's purpose in reviewing subdivision sketch plans shall be solely to provide an opportunity for informal discussions concerning a proposed subdivision with Planning Board members at a regular meeting.
D. 
Preliminary plans. Unless clearly designated to be a sketch plan, the initial plan filed with the Planning Board shall be considered to be the official preliminary plan. The preliminary plan shall comply with the procedural requirements of § 275-11 and conform to the preliminary plan checklist in § 275-12.
E. 
The Planning Board shall refer to the Ontario County Planning Board preliminary subdivision plans as required by § 239 et seq. of the General Municipal Law.
F. 
Approval of preliminary/final plans for certain subdivisions. At the first or subsequent consideration of a preliminary plan for a certain subdivision the Planning Board may grant final approval if the plan and supporting data comply with the requirements for the submission of final plans described in §§ 275-13 and 275-14.
G. 
Final plans. The final plan submitted to the Planning Board shall contain all information required on the preliminary plan and the modifications, if any, stipulated by the Planning Board in the resolution approving the preliminary plan. The final plan shall also comply with the procedural requirements of § 275-13 and conform to the final plan checklist in § 275-14.
H. 
Clustering. The Planning Board may consider any proposal for a clustered project submitted by a subdivider. Pursuant to §§ 275-16 and 275-30 of this chapter and Town Law § 278, as amended, the Planning Board may require clustering to protect environmentally sensitive areas or to preserve open space.
I. 
SEQR. All applications for approval require appropriate environmental review in accordance with the State Environmental Quality Review Act[1] and regulations.
[1]
Editor's Note: See Environmental Conservation Law § 8-0101 et seq.
J. 
Surety. The Planning Board may require that appropriate surety be posted to assure that a development is constructed as designed and/or to assure that the conditions of approval are satisfied.
K. 
Fees. A fee as established by the Town Board shall accompany all applications for subdivision approval. This fee shall be used to cover the cost of the subdivision review and approval process, including such administrative costs as engineering review, public hearing notices, inspections and communications. See Town of Manchester Fee Schedule as adopted by the Manchester Town Board and amended from time to time.[2]
[2]
Editor's Note: See also Ch. 175, Fees.
L. 
Public hearing. All subdivision proposals require a public hearing before the Planning Board. All owners of property located within 500 feet of the parcel proposed for subdivision shall be notified of the public hearing by publishing a legal notice in the Town's official newspaper. The public hearing is held to permit the public to learn details of the proposed development and to comment thereon.
M. 
Date of receipt. An application for preliminary plan approval shall not be considered complete until the Planning Board has made a SEQR determination of nonsignificance or, alternatively, should the Board determine that the action may have a significant effect on the environment, the application shall not be deemed to be complete until the Board has accepted and filed an environmental impact statement.
N. 
Issuance of permits restricted. No site improvements within a subdivision shall be developed and no building or site development permits for construction within the development issued until the plat has received final approval by the Planning Board and the required surety, if any, has been posted.
The sketch plan shall be clearly designated as such and shall identify the existing general land features, the available utilities, the proposed land use and zoning and the layout of lots and traffic patterns for the development. Planning Board members may suggest modifications to, but shall not approve or disapprove the sketch plan or concepts represented therein. Comments made by individual Board members during sketch plan review shall not be interpreted as constituting approval or disapproval by the Board nor shall they be interpreted to limit the scope of any subsequent review or approval of a derivative plan. Planning Board review of sketch plans is hereby found by the Planning Board to be a Type II action under SEQR.
A. 
Preliminary plans shall be clearly identified on the plans as being preliminary. A minimum of 10 copies of the preliminary plan shall be submitted to the Planning Board as well as such additional copies as necessary to notify any involved agencies under SEQR. When the proposed subdivision involves land lying within the area to be referred to the Ontario County Planning Board for review under § 239-n of the General Municipal Law, as amended, then 12 copies of the preliminary plan shall be submitted to the Planning Board as well as such additional copies as necessary to notify any involved agencies under SEQR.
B. 
Fees. See the Town Board's current Fee Schedule.[1]
[1]
Editor's Note: See also Ch. 175, Fees.
C. 
Within 62 days of receipt of a complete application for preliminary plat approval by the Clerk of the Planning Board, the Planning Board shall hold a public hearing as required by Town Law § 276, as amended. An application for preliminary plan approval shall not be considered complete until the Planning Board has made a SEQRA determination of nonsignificance, or alternatively, should the Board determine that the action may have a significant effect on the environment, the application shall not be deemed to be complete until the Board has accepted and filed an environmental impact statement. The time period for review of a preliminary plat shall begin upon filing of such negative declaration or such notice of completion.
D. 
Within 62 days after the closing of a required public hearing, the Planning Board shall by resolution approve, with or without modification, or disapprove the preliminary plan. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the record of the Planning Board. Within five business days of the adoption of the resolution granting approval or disapproval of such a preliminary plat, it shall be certified by the Clerk of the Planning Board as having been granted or denied preliminary approval and a copy of such resolution shall be filed in the office of the Town Clerk. A copy of the resolution approving or disapproving the plat shall be included in the Planning Board's minutes and a copy mailed to the subdivider. In addition, within five business days of the adoption of the resolution granting approval of such preliminary plat, such plat shall be certified by the Clerk of the Planning Board as having been granted preliminary approval and a copy of the plat and resolution shall be filed in the Development Department Office.
E. 
Approval of the preliminary plan shall constitute Planning Board approval of the character and intensity of the development, the general layout of the subdivision, the dimensions and location of streets and lots, and the provision for and approximate location of utilities and other community facilities, as each is proposed, but subject to those modifications, if any, stipulated by the Board in its approval.
F. 
In the event the Planning Board fails to take action on a final plat within the time prescribed therefor by Town Law § 276, as amended, the plat shall be deemed approved and a certificate of the Town Clerk as to the date of submission and the failure to take action within such a prescribed time shall be issued on demand and shall be sufficient in lieu of written endorsement or other evidence of approval herein required.
G. 
Within six months of the approval of a preliminary plat the owner must submit the plat in final form. If the final plat is not submitted within six months, the Planning Board may revoke approval of the preliminary plat.
H. 
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 269, Stormwater Management; Erosion and Sediment Control, and Article XII, Stormwater Control, of Chapter 325, Zoning, of the Code of the Town of Manchester shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article XII, Stormwater Control, of Chapter 325, Zoning. The approved preliminary subdivision plat shall be consistent with the provisions of all Town stormwater management requirements.
A. 
The preliminary subdivision plan shall show or be accompanied by the following information:
(1) 
Proposed subdivision name or identifying title;
(2) 
Date, North point and scale. The plan shall be at scale of no more than 100 feet to the inch;
(3) 
Name of the owner of the property;
(4) 
Name of the engineer, surveyor, or architect responsible for the plans;
(5) 
Tract boundaries with bearings and distances;
(6) 
Contours at vertical intervals of 20 feet as determined from a topographic survey or a topographic survey map of the US Geological Survey. In the case of steep or unusual tracts, the Planning Board may require contours at such lesser intervals as it find necessary for study and planning of the tract;
(7) 
Delineation of any land exceeding a slope of 10%, land within a NYSDEC freshwater wetland, land within a FEMA special flood hazard zone or lands otherwise designated by Chapter 325, Zoning, as a floodplain area;
(8) 
Delineation of limits of any land to be disturbed in any manner including areas to be cut, filled, excavated, or graded and contours, both existing and proposed, at vertical intervals of no more than five feet for areas within such limits;
(9) 
Location and description of all swales, ponds, basins, fences, dikes or other devices required to control soil erosion and sedimentation or otherwise comply with the provisions of Chapter 269, Stormwater Management; Erosion and Sediment Control, of the Code of the Town of Manchester;
(10) 
Datum to which contour elevations refer. Where reasonably practicable, datum shall refer to USGS established elevations;
(11) 
All existing watercourses, tree masses and other significant natural features;
(12) 
All existing buildings, sewers, water mains, culverts, petroleum or petroleum product lines, fire hydrants and other significant man-made features and utilities;
(13) 
All existing streets on or adjacent to the tract, including names, right-of-way widths and pavement widths; the Planning Board shall have the right to name new streets in accordance with historic characteristics of the community and in accordance with the Ontario County 911 Emergency Communications Local Law;
(14) 
All existing property lines, easement and rights-of-way and the purpose for which the easements or rights-of-way have been established;
(15) 
Location and width of all proposed streets, alleys, rights-of-way, easements, and proposed lot lines;
(16) 
Location and dimensions of all playgrounds, public buildings, public areas and other parcels of land proposed to be dedicated to or reserved for public use;
(17) 
Location and widths of all proposed driveway intersections with streets and sight distances therefrom. Suitable means of access must be shown for each lot unless such lot is to be annexed to an existing parcel. Subsequent driveway locations shall be completed in such a manner as to comply with sight distance standards as promulgated by AASHTO and/or ITE;
(18) 
Estimated location, size and invert elevations of all proposed sanitary and storm sewers and location of all manholes, inlets and culverts;
(19) 
Estimated location and size of all proposed water mains, laterals, hydrants, meters and valves;
(20) 
Where required by New York State Department of Health regulations, the proposed locations, sizes, and design of individual septic tanks and associated leach fields. Regardless of such regulations the locations and results of tests conducted to determine soil percolation capabilities and deep soil profiles must be provided. At least one potential septic disposal site must be tested for each individual lot unless such lot is to be annexed to an existing parcel or unless public sanitary sewer is to be provided;
(21) 
Wherever practicable, the names of owners of all abutting unplotted land and the names of all abutting subdivisions;
(22) 
Where the preliminary plan covers only a part of the subdivider's entire holdings, a separate sketch shall be submitted of the prospective street lot and utility layout for the remainder of the land including an estimated time schedule for phasing of the entire project;
(23) 
Copies of proposed deed restrictions, if any, shall be attached to the preliminary plan;
(24) 
Current zoning of the land including all setback dimensions for said zoning district;
(25) 
A completed agricultural data statement from identifying whether the site lies within an area which is further regulated under § 283-a of the Town Law, as amended;
(26) 
Anticipated time schedule for completing development of the site; and
(27) 
Special information on conditions identified by the Planning Board at sketch plan review.
A. 
Within six months of the approval of the preliminary plan, whether with or without modification, the owner must submit the plan in final form. If such plan is not so submitted, approval of the preliminary plan is subject to revocation by the Planning Board.
B. 
The final plan shall conform in all respects with the preliminary plan previously approved by the Planning Board except that such plan shall incorporate all modifications and revisions specified by the Planning Board in its preliminary plan approval. A plan not so conforming shall be considered to be a submission of a new preliminary plan the subject of a review for preliminary approval by the Planning Board.
C. 
Within 62 days of submission of the final plat to the Planning Board and other required material as described herein which is in substantial agreement with a preliminary plat approved pursuant to these provisions, the Planning Board shall by resolution conditionally approve with or without modifications, disapprove, or grant final approval and authorize the signing of such plat.
D. 
If the final plat is not in substantial agreement with approved preliminary plats, or when no preliminary plat is required to be submitted and a final plat clearly is marked "final plat", the provisions of § 276, Subdivision 6(d)(i) or (ii), of New York State Town Law, as amended, shall be complied with.
E. 
The final plan shall be clearly identified on the plan as being final and shall comply fully with the requirements of this section and those of § 275-14. An application for final plat approval shall not be deemed to be complete if the requirements of this section and those of § 275-14 have not been satisfied.
F. 
A minimum of 10 copies of the final plan with supporting data shall be submitted to the Planning Board by the subdivider.
G. 
Upon the Planning Board's adoption of a resolution approving a final plan, the Chairman of the Planning Board shall sign the plan, subject to completion of such requirements as may be stated in the resolution if the approval is conditional. Within five days of such resolution, the plan shall be certified by the Clerk of the Planning Board as approved or as conditionally approved, a copy of the resolution filed with the Town Clerk, and a certified copy mailed to the subdivider, including a certified statement of such requirements which, when completed, will authorize signing of a conditionally approved final plan. Upon completion of such requirements, if any, the Chairman of the Planning Board shall sign the plan. Upon completion of such requirements, if any, the Chairman of the Planning Board shall sign the plan. Approval of a final plan by a resolution of the Board shall expire within 180 days after the date of the resolution granting approval if it has not been submitted for signature. The Planning Board may extend the time in which an approved plan in final form must be submitted for signature if, in its opinion, such extension is warranted by the particular circumstances thereof, but for no longer than two additional periods of 90 days each.
H. 
The signature of the Planning Board Chairman pursuant to a resolution of the Planning Board approving the final plan or conditionally approving the final plan shall constitute final approval.
I. 
Within 62 days after final approval, the subdivider must file for recording a copy of the final plan bearing the final approval of the Board. If the final plan is not recorded within such period, the Planning Board's approval shall expire and become null and void.
J. 
The copy of the final plan filed for recording in the office of the County Clerk shall be a clear and legible print in accordance with the requirements of that office.
K. 
Stormwater pollution prevention plan. A stormwater pollution prevention plan consistent with the requirements of Chapter 269, Stormwater Management; Erosion and Sediment Control, and Article XII, Stormwater Control, of Chapter 325, Zoning, of the Code of the Town of Manchester and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article XII, Stormwater Control, of Chapter 325, Zoning. The approved final subdivision plat shall be consistent with the provisions of all Town stormwater management requirements.
A. 
Plan size and legibility. The subdivision plan submitted for final approval stamp and/or signature of various agencies as listed in the Planning Board's resolution granting final approval shall be a clear, legible print on linen or Mylar.
B. 
Plan scale and required information.
(1) 
The final plan shall be at scale of not more than 100 feet to the inch and in addition to information required on the preliminary plan, shall include the following information:
(a) 
Subdivision name or identifying title;
(b) 
Name and seal of the registered professional engineer or surveyor responsible for the plan;
(c) 
Sufficient data to determine readily the location, bearing and length of every street, easement, lot and boundary line and to reproduce such lines on the ground including:
[1] 
The length of all straight lines, radii, lengths of curves and tangent bearings for each street; and
[2] 
All dimensions and angles or bearings of the lines of each lot and of each area proposed to be dedicated to public use;
(d) 
The proposed building setback line for each street;
(e) 
Width and location of all private driveways;
(f) 
Location, size and invert elevation of all sanitary and storm sewers, and location of all manholes, inlets and culverts;
(g) 
Location and size of all water main and laterals and associated appurtenances;
(h) 
Lot numbers and area of each lot in square feet;
(i) 
Proposed names of streets within the subdivision;
(j) 
Permanent reference monuments shall be shown as required by any proper authority;
(k) 
Other improvements or modifications required by the Planning Board in the resolution granting preliminary approval;
(l) 
Dimensions shall all be shown in feet and in hundredths of a foot.
(2) 
The final plans shall also show thereon or be accompanied by:
(a) 
An affidavit that the applicant or applicant's principal is the owner or equitable owner of the land proposed to be subdivided;
(b) 
A statement duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the owner or owners of the property, to the effect that the subdivision as shown on the final plan is made with his or their free consent and that it is desired to record the same;
(c) 
Complete design specifications when water systems or individual sewage disposal system are to be installed. Final approval, as indicated by the Planning Board Chairman's signature of the final plan shall not be given until such time as the State Department of Health and/or Department of Environmental Conservation have granted such approvals as are required by law;
(d) 
Typical cross-sections, street profiles and drainage details for all streets. Such profiles shall at least show the following: existing grade along the proposed street center line; existing grade along each side of the proposed street right-of-way; proposed finished center-line grade or proposed finished grade at top of curbs; sanitary sewer mains and manholes; and storm sewer mains, inlets, manholes and culverts;
(e) 
Protective covenants, if any, in a form acceptable for recording;
(f) 
The subdivider shall tender offers of cession, in a form certified as satisfactory by the Town Attorney, of all land included in streets, highways or parks not specifically reserved by him. Although such tender may be irrevocable, approval of the plan by the Planning Board shall not constitute an acceptance by the Town of the dedication or gift of any street, highway or park or other open public areas. A dedication gift of any such improvements may only be accepted by resolution of the Town Board; and
(g) 
Location and widths of all proposed driveway intersections with streets and sight distances therefrom. Suitable means of access must be shown for each lot unless such lot is to be annexed to an existing parcel. Subsequent driveway locations shall be completed in such a manner as to comply with sight distance standards as promulgated by AASHTO and/or ITE.
A. 
Resubdivision of existing filed plats that would create more than one additional lot shall be required to comply with all the applicable Town subdivision regulations and procedures.
B. 
Resubdivision of existing filed plats that would only create one additional lot shall comply with the minor subdivision procedures.
A. 
Any applicant wishing to create a minor subdivision must submit sufficient information to the Code Enforcement Officer to allow the Code Enforcement Officer to review the same for compliance with this section. This shall include a plat map sealed by a licensed surveyor reflecting both existing and proposed parcel boundaries, wells for potable water, and septic system locations, if any.
B. 
The Code Enforcement Officer may approve minor subdivisions by issuance of a letter to the Planning Board Chairman stating that the revised parcels comply with all applicable New York State Department of Health regulations pertaining to well and septic system distances from parcel boundaries. In the event that the Code Enforcement Officer does not approve the minor subdivision, it must be submitted to the Town of Manchester Planning Board for approval.
C. 
The Planning Board shall follow the regulations and procedures of this chapter and shall have the option to waive procedures at its discretion.
D. 
The Planning Board and Code Enforcement Officer shall have the option to consult with the Town attorney and Town Engineer. Reasonable fees incurred shall be charged back to the applicant.
E. 
Minor subdivisions shall not create nonconforming lots.
F. 
Minor subdivision maps shall be signed by the Planning Board Chairman and in the event that the approved survey map and the respective deeds are not filed within 60 days of the date upon which they are approved, the altered or minor subdivision plat shall become null and void as though it had never been approved.