The following documents shall be submitted for approval of the preliminary plat:
A. Information on plat. Fifteen copies of the preliminary plat, prepared by a licensed design professional as required by law, providing the following information:
(1) The drawing sheet.
(a) Size shall be in conformance with requirements for filing in the County Clerk's office.
(b) If more than one sheet is required, a clearly drawn cut line shall be shown on both sheets and on the key map.
(2) Title block.
(a) Name of the subdivision; name of municipality and county in which it is located.
(b) Name and address of the subdivider and record owner.
(c) Name and address, license number and seal and signature of the design professional who prepared the drawings.
(d) Total acreage for entire tract and for each zone district within the tract.
(e) Total number of proposed lots.
(3) Other notations on the map.
(a) Date of original preparation and of each subsequent revision.
(b) Graphic scale of no less than 100 feet equals one inch, but preferably not less than 50 feet to the inch.
(c) True or magnetic North point.
(d) Certification by the licensed land surveyor that the boundaries, easements, encroachments, rights-of-way and topography shown resulted from an actual land survey and/or aerial survey developed through the process of photogrammetry; and the date of that survey.
(e) Offers of dedication, statements establishing easements and similar statements should be indicated on the drawing.
(f) Zoning district, including exact boundary lines of district, if more than one district and any standards from the Zoning Ordinance schedules applicable to the area to be subdivided.
(4) Key map.
(a) A key map, preferably at a scale of one inch equals 2,000 feet, shall be included on the plat, indicating the relationship of the site to the following:
[1] Marshes, rivers, lakes and watercourses.
(b) Cut or match lines for two or more drawing sheets shall be indicated within the site boundaries, with each section numbered according to the corresponding sheet.
(5) Adjacent properties. Adjacent properties within 300 feet of the site which are part of a recorded subdivision plat shall be identified by the names of the owners of record, together with section, block and lot numbers.
(6) Boundaries of special districts. Boundaries of special districts (such as water, sewer, fire, school, lighting, etc.).
(7) Topographic contours. Topographic contours at two-foot intervals referred to the United States Coast and Geodetic Survey data of mean sea level.
(a) Smaller or larger intervals may be required by the Planning Board when advisable because of the terrain.
(b) Topographic and planimetric information shall extend 100 feet (or as necessary) beyond the subdivision boundary line.
(c) Proposed finished grades shall be indicated.
(8) Existing site conditions.
(a) An actual field survey of the boundary lines of the tract, giving complete descriptive data by bearings and distances, made and certified to by a licensed land surveyor. The corners of the tract shall also be located on the ground and marked by substantial markers or stakes of such size and type as are approved by the Municipal Engineer and shall be referenced and shown on the plat.
(b) Street rights-of-way and widening of rights-of-way on the subdivision and within 200 feet of its boundaries.
[3] Center-line elevations at intersections and other critical points.
(c) Other rights-of-way and easements on the subdivision.
[3] Restrictions on use, if any.
(d) Drainage structures on the subdivisions and within 200 feet of its boundaries.
[2] Location, invert elevations, gradients, types and sizes of all pipe and of all other structures, where applicable, and direction of flow.
(e) Location and size or capacity of all other utility structures, such as water and gas mains and power lines, on the subdivision and within 200 feet of its boundaries.
(f) Marshes, ponds, streams and land subject to periodic or occasional flooding or similar unstable conditions on the subdivision and within 200 feet of its boundaries.
[1] Location and area covered, indicating apparent high-water level.
[2] Waterline on date of survey and survey date.
[3] Maximum depth of water at critical points.
(g) Subsurface data in accordance with the Orange County Department of Health requirements.
[1] Date, location and graphic representation of findings for all test results of percolation and other tests to ascertain subsurface soil, rock and groundwater conditions and depth of groundwater unless pits are dry at depth of five feet.
[2] Locations shall be indicated where critical conditions exist, as well as areas where drainage structures requiring seepage are to be constructed.
(h) Municipal or other public lands, lands designated as parks, open spaces or for some other public use.
(i) Buildings and other structures located on and within 200 feet of the site.
(j) Location of rock outcrops, isolated trees over 12 inches caliper and all trees over 24 inches caliper, orchards, hedges and other ornamental landscaping, wooded areas, existing structures, stone walls, roads or lanes, power lines, easements and other existing improvements within the portion to be subdivided and within 200 feet thereof.
(9) Proposed site development (see Article
IV, General Requirements and Design Standards).
(a) Streets.
[1] Name (to be checked prior to submission with the Municipal Clerk to avoid duplication and to secure approval from the Town Board).
[2] The width and location of any streets or public ways or places shown on the Official Map or the Master Plan within the area to be subdivided, together with street profiles of public ways proposed by the developer.
[4] Tentative center-line elevations at intersections and at principal changes in gradient.
[5] Tentative center-line gradient shown in percent of slope.
[6] Plans and cross-sections showing the proposed location and type of sidewalks, streetlighting standards, street trees, curbs, water mains, sanitary sewers and storm drains, and the size and type thereof; the character, width and depth of pavements and subbase; the location of manholes, basins and underground conduits.
[7] Preliminary designs of any bridges which may be required.
(b) Lot layout.
[1] Lot lines and dimensions scaled to the nearest foot suggested location of buildings.
[2] Building setback line (dashed) and dimensions.
[3] Identification of the buildable portion on each lot (see Article
IV, §
137-21A).
(c) Easements, parks, restricted areas and other improvements.
[1] Purpose and restrictions.
[2] Designation of areas or rights-of-way which are to be offered for public dedication or deeded to homeowners' association or other private corporation, with clear indications of proposed changes in grades and landscaping thereon. The Board may require specific recreation improvements and planting of trees, shrubs, grass and other landscaping in all areas to be so dedicated.
(d) Preliminary stormwater drainage system plan.
[1] Drainage structures shall be shown on the preliminary layout, indicating the approximate location and size of proposed lines and culverts and their profiles; connections to existing lines or alternative means of disposal.
[2] Outline of watersheds tributary to drainage structures and their approximate area in acres, including those which extend beyond the boundaries of the subdivision, shall be shown with red pencil on only one copy of the preliminary layout.
(e) Preliminary water supply and sewage treatment systems. The approximate location, size and profiles of all proposed waterlines, valves, hydrants and sewer lines; connection to existing lines or alternative means of water supply or sewage disposal and treatment as provided in the
public health law.
(f) Easements. Where the topography is such as to make difficult the inclusion of any of the required facilities within the public areas as laid out, the preliminary plat shall show the boundaries of proposed permanent easements over or under private property, which permanent easements shall not be less than 20 feet in width and which shall provide satisfactory access to an existing public highway or other public highway or public open space shown on the subdivision or the Official Map.
B. Entire holdings. If the application covers only a part of the subdivider's entire holding, a map of the entire tract, drawn at a scale of not less than 400 feet to the inch, showing an outline of the platted area with its proposed streets and indication of the probable future street system with its grades and drainage in the remaining portion of the tract and the probable future drainage layout of the entire tract, shall be submitted. The part of the subdivider's entire holding submitted shall be considered in the light of the development potential of the entire holding.
C. Covenants or deed restrictions. A copy of such covenants or deed restrictions as are intended to cover all or part of the tract.
D. Temporary field markers. The Planning Board may require the location of temporary markers adequate to enable members of the Board to locate readily and appraise the basic layout in the field. These may include markers at corners of the site. Unless the subdivision is adjacent to an existing street intersection, the distance along a street from one corner of the property to the nearest existing street intersection shall be shown.
E. Waivers. If, owing to the special nature of the proposed subdivision, the Planning Board finds that strict application of the provisions of this section would be undesirable, unreasonable or in conflict with subdivision policy, the Planning Board may, by resolution, waive part or all of such preliminary plat requirements. The Board shall state in its findings those provisions which in its opinion may be waived and the justification for such a waiver or waivers. These waivers shall apply to final plat submission only where so noted by the Board.
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