The preliminary plat shall be clearly marked
"preliminary plat," may be prepared in pen or pencil, may be drawn
to a convenient scale, not less than one inch equals 100 feet, and
shall show the following information:
A.
Name of proposed subdivision, name and address of
property owner, name and address of subdivider if other than owner,
name and New York registration number of the surveyor and/or engineer
preparing the plan, scale, North arrow and date.
B.
A small locational sketch, at a scale of not less
than one inch equals 1,000 feet, showing the general situation of
the applicant's property with respect to surrounding properties and
streets and an indication of the means by which the applicant intends
to relate the development of his property to the most advantageous
development of the area as a whole.
C.
The approximate locations and dimensions of all property
lines, the area of the proposed subdivision in acres, the names of
owners of record of adjoining properties and of properties directly
across the street and the boundaries and designations of any zoning
or special districts affecting the tract.
D.
The location of all existing structures and natural
features, such as watercourses, ponds, lakes, swampy areas, rock outcroppings,
stone walls, wooded areas and major trees.
E.
The location and status of existing trees, proposals
for the layout of new streets, including widths and approximate curve
radii, and any existing or proposed utility or other easements or
rights-of-way. The names of existing streets and proposed names for
all new streets shall also be indicated.
F.
Preliminary proposals for the arrangement of lots,
including their identifying numbers and approximate dimensions and
area.
G.
Location and size of areas proposed to be reserved
as open spaces for park or playground purposes.
A.
A topographic map, drawn at the same scale as the
preliminary plat and with a contour interval of five feet or less
referred to sea level datum, shall be prepared for the area covered
by the proposed subdivision and such surrounding area as may be necessary
to determine the direction of drainage flow within the subdivision.
The location of existing and proposed streets and property lines shall
also be shown.
B.
In appropriate cases and when approved by the Town
Engineer as being sufficient for the particular situation, the Board
may accept a blowup at the required scale of a United States Geological
Survey or AMS topographic map in lieu of the above requirements. A
map so prepared shall bear an appropriate description of the method
used.
C.
The topographic information may be included on the
preliminary plat.
Whenever the preliminary plat covers only a
part of an applicant's contiguous holding, the applicant shall submit,
at the scale of not less than one inch equals 200 feet, a sketch in
pen or pencil showing the proposed subdivision area, together with
its proposed street system and an indication of the probable future
street system, lot arrangement and location of park reservations for
the remaining portion of the tract. The design of the portion of the
tract lying outside the boundary of the section currently being submitted
is to be presented solely for the guidance of the Board in reviewing
the preliminary plat. At a later date, either the subdivider or the
Planning Board may propose a revision to the general layout before
submitting additional sections of the tract for approval and filing.
This map shall also show topographic data with a contour interval
of 10 feet or less, title of the proposed subdivision, property owner's
name, scale, North arrow and date. This information may be presented
as part of the preliminary plat.
The preliminary construction plans may be prepared
in pen or pencil, may be drawn to a convenient scale, not less than
one inch equals 100 feet, and shall include the following information:
A.
Location and sizes of any existing water, sewer, storm
drainage and other utility lines and structures within or alongside
the proposed subdivision.
B.
Preliminary proposals for the provision of water supply
and fire protection, disposal of sanitary wastes, collection and discharge
of stormwater drainage and underground burial of utility lines and
equipment.
C.
Preliminary street profiles showing the approximate
grade of any proposed streets and the relationship of existing to
finished grades of proposed roadways along their center lines and
at each property line.
The subdivision plat shall be drawn on transparent
tracing cloth with black waterproof ink, at a scale not less than
one inch equals 100 feet. The sheet size shall not exceed 24 inches
by 36 inches. If the size of the proposed subdivision requires a drawing
larger than this, two or more sheets may be submitted, with match
lines clearly indicated. The plat shall contain the following information:
A.
Name of subdivision, name and address of owner of
record and of subdivider if other than owner, certification and seal
of the registered engineer or land surveyor who prepared the plat,
names of the owners of record of adjoining properties and of properties
directly across the street, graphic scale, North arrow and date.
B.
The location and dimensions of all boundary lines
of the proposed subdivision, existing and proposed streets, lot lines,
easements, rights-of-way, town boundaries and zoning district boundaries,
if any, with sufficient data to readily determine the location, bearing,
length and radius of all such lines, and to reproduce such lines upon
the ground. Where practicable, 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.
C.
Location of all water bodies, swamps and streams and
of existing buildings. Buildings to be removed as a condition of plat
approval shall be so identified.
D.
The area included in the subdivision, in the following
format:
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Area of lots
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.......... acres
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Area of streets
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.......... acres
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Area of reservations
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.......... acres
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Total
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.......... acres
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E.
Approved identification number and area, to the nearest
thousandth of an acre, of all lots and land reservations.
F.
Names of existing streets and approved names of proposed
streets.
G.
Location of all existing and proposed monuments.
H.
Designation of the purpose and proposed use of all
land reservations and/or easements.
I.
An area inset map at a scale of one inch equals 1,000
feet showing all streets and properties within 1,000 feet of the applicant's
property. All property held by the applicant shall be identified,
the area included in the application shaded, and the approximate location
of the proposed streets shown.
J.
The following notations, where applicable:
(1)
Explanation of drainage easements as follows:
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"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 authorized representatives, to enter
said premises for purposes 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."
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(2)
Explanation of slope easements as follows:
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"The slope easements shown hereon convey to
the holder of fee title of the highway the right to enter said premises
for the purpose of cutting and maintaining a stable earth slope."
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(3)
Explanation of sight easements as follows:
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"The sight easements as shown hereon establish
the perpetual right of the holder of fee title of the highway, or
his authorized representatives, to clear, regrade and maintain the
area within 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 street surface at the nearest edge
of the street and an object one foot above the nearest edge of pavement
on the intersecting street."
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(4)
Explanation of reservations as follows:
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"Reserved for highway purposes," (or park or
playground purposes or other approved purpose).
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(5)
Where streets, parks and/or other reservation are
not afforded for cession to the town, a notation to this effect and
indicating the nature of the maintenance responsibility to be included
as part of the deed of each lot shown on such plat.
(6)
Notations of any other self-imposed restrictions or
covenants.
(7)
Endorsed approval by the Westchester County Department
of Health of the proposed method of water supply and sewage disposal.
(8)
Endorsement of owner as follows:
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"Approved for filing
| |
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.............................................."
| |
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Owner
Date
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(9)
Form for endorsement by Planning Board Chairman as
follows:
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"Approved by resolution of the Somers Town Planning
Board
| |
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.............................................."
| |
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Chairman Date
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Construction plans shall be prepared for all
required improvements by a licensed professional engineer. Plans shall
be drawn at a scale not less than one inch equals 100 feet, and map
sheets shall be not larger than 24 inches by 36 inches. Construction
plans shall not be drawn on the same sheet with the subdivision plat.
The following shall be shown:
A.
Plans and profiles showing the location and a typical
cross section of street pavements, including curbs and gutters, sidewalks,
manholes and catch basins; the locations 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 and size of all other existing and proposed
underground utility lines and equipment; and the location and detailed
description of any other required improvements. Details and typical
sections need not be shown for those improvements for which the Town
of Somers has adopted a standard design in its Standard Specifications
for Subdivision Road Construction.[1]
B.
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. All elevations must be referred to established United
States Geological Survey or approved local bench marks, where they
exist within one-half ( 1/2) mile of the subdivision.
C.
The Planning Board may require, where steep slopes
exist, cross sections showing existing elevations of all proposed
streets every 100 feet at five (5) points on a line at right angles
to the center line of the street, said elevation points to be at the
center line of the street, each property line and points 25 feet inside
each property line.
D.
Where the construction of the required improvements
in the subdivision will necessitate the removal from the site of excess
topsoil, earth, sand, gravel, rock or other substance from the ground
from within the street rights-of-way and slope rights or from the
areas reserved for drainage facilities, the quantity to be removed
shall be stated on the construction plans.
E.
Where the design of the subdivision requires the regrading
of land within the subdivision, a grading plan shall be required as
part of the construction plans. The grading plan shall show the limits
of the area to be disturbed, existing and proposed contours at two-foot
intervals, the estimated part thereof that will be used for regrading
or filling and the rehabilitation proposed for the disturbed area.
(NOTE: Unless the applicant intends to post a performance bond for
all improvements in the proposed subdivision, the excavation portions
of such improvement construction must be approved and bonded separately
under the appropriate provisions of the Zoning Ordinance.[2])
F.
A notation as follows:
[Amended 1-18-1996 by L.L. No. 2-1996]
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"All specifications, materials and methods of construction to be in accordance with the standards set forth in Chapter A174, Subdivision Road Construction Specifications, of the Code of the Town of Somers and with the requirements of the Planning Board's resolution of conditional approval of this subdivision, dated .................., ....."
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G.
A notation as follows, where appropriate:
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"The area shown within sight easements at street
intersections shall be cleared, graded and maintained in accordance
with the standards set forth in the land subdivision regulations of
the Town of Somers."
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H.
Notation of approval, on all sheets, as follows:
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"Approved by
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Owner
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Date
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and
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" | |||
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Planning Board Chairman
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Date
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I.
Title of all sheets, name, address, signature and
seal of licensed engineer preparing the construction plans, the date
prepared, including revision dates, if any, and consecutive numbering
as Sheet ..... of ...... .
