The sketch plan initially submitted to the Planning
Board shall be based on tax map information or some other similarly
accurate base map at a scale (preferably not less than 200 feet to
the inch) to enable the entire tract to be shown on one sheet. The
sketch plan shall be submitted, showing the following information:
A.
The location of that portion which is to be subdivided
in relation to the entire tract and the distance to the nearest existing
street intersection.
B.
For major subdivisions, a base map (resource inventory or environmental
suitability inventory map) as outlined below is required at the time
of submission of the sketch or concept plan. The base map shall illustrate
all of the important features identified in the Town's Greenspace
Master Plan and any other unique attributes of the site. This base
map shall be utilized in the applicant's layout of the proposed subdivision
and by the Planning Board in its review of the subdivision plan. The
applicant shall incorporate into its plan these features or illustrate
them as areas to be preserved and potentially dedicated to the Town
(in accomplishing the objectives of the Town's Greenspace Plan).
(1)
The base map (resource inventory) shall include the following items:
(a)
Property boundaries.
(b)
All streams, creeks, wetlands and other hydrological features.
(c)
Topographic contours (LIDAR or USGS map information).
(d)
General vegetation characteristics, specifically noting any
significant trees and types.
(e)
General soils information.
(f)
Existing roads, driveways and structures.
(g)
Existing surrounding trails and greenspace features (within
500 feet).
(h)
Identification of any features located on or adjacent to the
property that are shown in the Greenspace Master Plan, including wildlife
corridors.
(i)
Specific plans and actions denoted in the Greenspace Master
Plan concerning this site.
(j)
Any agricultural lands on or adjacent to the site.
(k)
Other features as requested by the Planning Board.
C.
The name of the owner and of all adjoining property
owners as disclosed by the most recent municipal tax records.
D.
The Tax Map sheet, block and lot numbers, if available.
E.
All the utilities available and all streets which
are either proposed, mapped or built.
F.
The proposed pattern of lots (including lot width
and depth), street layout, recreation areas, systems of drainage,
sewerage and water supply within the subdivided area.
G.
All existing restrictions on the use of land, including
easements, covenants or zoning.
A.
In the case of a minor subdivision, the plat application
shall include the following information, as appropriate:
(1)
A copy of such covenant or deed restrictions as are
intended to cover all or part of the tract.
(2)
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. If topographic
conditions are significant, contours shall also be indicated at intervals
of not more than one foot. The corners of the tract and lot corners,
as deemed necessary by the Planning Board, 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 final plat.
(3)
All on-site sanitation and water supply facilities,
which shall be designed to meet the minimum specifications of the
County Department of Health and a note to this effect shall be stated
on the final plat, signed by a licensed engineer.
(4)
The proposed subdivision name and the name of the
municipality and county in which it is located.
(5)
The date, North point, the map scale and the name
and address of the record owner and subdivider.
B.
The plat which is to be filed with the County Clerk
shall be printed upon acceptable filing material.
The following documents shall be submitted for
approval, as appropriate:
A.
Four copies of the preliminary plat prepared at a
scale of not more than 100 feet but preferably not less than 50 feet
to the inch, showing:
(1)
The proposed subdivision name, the name of the municipality
and county in which it is located, the date, true North point, the
scale and the name and address of the record owner, subdivider and
engineer or surveyor, including the license number and seal.
(2)
The name of all subdivisions immediately adjacent
and the name of the owners of record of all adjacent property.
(3)
The zoning district, including exact boundary lines
of the district.
(4)
All parcels of land proposed to be dedicated to public
use and the conditions of such dedication.
(5)
The location of existing property lines, all survey
monuments, easements, buildings, watercourse, marshes, rock outcrops,
wooded areas, single trees with a diameter of eight inches or more
as measured three feet above the base of the base of the trunk and
other significant existing features for the proposed subdivision and
adjacent property.
(6)
The location of existing sewers, water mains, culverts
and drains on the property, with pipe sizes, grades and direction
of flow.
(7)
The existing and final contours with intervals of
one foot or less as required by the Planning Board, including elevations
on existing roads.
(8)
The width and location of any streets or public ways
or places shown on the Official Map or the Comprehensive Plan, if
such exist, within the area to be subdivided, and the width, location,
grades and street profiles of all streets or public ways proposed
by the developer.
(9)
The approximate location and size of all proposed
waterlines, valves, hydrants and sewer lines and fire alarm boxes;
connection to existing lines or alternate means of water supply or
sewage disposal and treatment as provided in the Public Health Law;
profiles of all proposed waterlines and sewer lines.
(10)
The storm drainage plan indicating the approximate
location and size of proposed lines and their profiles, connection
to existing lines or alternate means of disposal.
(11)
The preliminary plans and cross sections showing
the location and type of 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.
(12)
The preliminary designs of any bridges or culverts
which may be required.
(13)
The proposed lots' lines with approximate dimensions
and area of each lot.
(14)
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 boundaries of proposed permanent easements
over or under private property, which permanent easements shall not
be less than 15 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 plat or the Official Map.
(15)
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
monuments of such size and type as approved by the Planning Board
and shall be referenced and shown on the final plat.
(16)
The proposed street names.
B.
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 grade 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 entire holdings.
C.
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
D.
Stormwater pollution prevention plan: A preliminary stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 164, Stormwater Management, and Chapter 200, Article XVII, Stormwater Control, shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article XII of Chapter 200. The approved preliminary subdivision plat shall be consistent with the provisions of Local Law No. 9-2007.[1]
[Added 11-13-2007 by L.L. No. 9-2007]
A.
The plat to be filed with the County Clerk shall be
printed upon Mylar. The size of the sheets shall be 24 inches by 36
inches or as specified by Niagara County, including a margin for binding
of two inches outside of the border along the left side and a margin
of 1/2 inch outside the border along the remaining sides. The plat
shall be drawn at a scale of no more than 100 feet to the inch and
oriented with the North point at the top of the map. When more than
one sheet is required, an additional index sheet of the same size
shall be filed showing, to scale, the entire subdivision with lot
and block numbers clearly legible.
B.
The plat shall show:
(1)
The proposed subdivision name or identifying title
and the name of the municipality and county in which the subdivision
is located, the name and address of record of the owner and subdivider
and the name, license number and seal of the licensed land surveyor.
(2)
Street lines, pedestrianways, lots, reservations,
easements and areas to be dedicated to public use.
(3)
Sufficient data acceptable to the Planning Board to
determine readily the location, bearing and length of every street
line, lot line and boundary line and to reproduce such lines upon
the ground. Where applicable, these should be referenced to monuments
included in the state system of plane coordinates and in any event
should be tied to reference points previously established by a public
authority.
(4)
The length and bearing of all straight lines, radii,
length of curves and central angles of all curves and tangent bearings
for each street. All dimensions and angles of the lines of each lot
shall also be given. All dimensions shall be shown in feet and decimals
of a foot. The plat shall show the boundaries of the property, location,
graphic scale and true North point.
(5)
By proper designation thereon, all public open spaces
for which deeds are included and those spaces title to which is reserved
by the developer. For any of the latter, there shall be submitted
with the subdivision plat copies of agreements or other documents
showing the manner in which such areas are to be maintained and the
provisions made thereof.
(6)
All offers of cession and covenants governing the
maintenance of unceded open space, which shall bear the certificate
of approval of the Town Attorney as to their legal sufficiency.
(7)
Lots and blocks within a subdivision, which shall
be numbered and lettered in alphabetical order in accordance with
the prevailing Town practice.
(8)
Permanent reference monuments and bench marks, which
shall be constructed in accordance with specification of the Planning
Board. When referenced to the state system of plane coordinates, they
shall also conform to the requirements of the State Department of
Transportation. They shall be placed as required by the Planning Board
and their location noted and referenced upon the plat.
(9)
All lot corner markers, which shall be permanently
located satisfactorily to the Planning Board.
(10)
Monuments of a type approved by the Planning
Board, which shall be set at all corners and angle points of the boundaries
of the original tract to be subdivided and at all street intersections,
angle points in street lines, points of curve and such intermediate
points as shall be required by the Planning Board.
(11)
Certification of Health Department approval.
(12)
Street names.
(13)
All existing trees with a diameter of eight
inches or more as measured three feet above the base of the trunk.
(14)
Construction drawings, including plans, profiles
and typical cross sections, as required, showing the proposed location,
size and type of streets, sidewalks, streetlighting standards, street
signs, traffic control signs, street trees, curbs, water mains, sanitary
sewers and storm drains, pavements and subbase, manholes, catch basins
and other facilities. The construction drawings shall also include
elevation contours for surrounding properties for a distance satisfactory
to the Town Engineer with intervals of one foot or less.
[Amended 3-19-2018 by L.L. No. 2-2018]
(15)
All utility easements, including, but not limited
to, waterlines, sewer lines, natural gas lines, electric lines, telephone
lines and cable television lines shall be added on the plat plan.
[Added 6-7-2004 by L.L. No. 5-2004; amended 7-7-2004 by L.L. No.
7-2004]
C.
Stormwater pollution prevention plan: A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 164, Stormwater Management, and Chapter 200, Article XVII, Stormwater Control, and with the terms of the 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 of Chapter 200. The approved final subdivision plat shall be consistent with the provisions of Local Law No. 9-2007.[1]
[Added 11-13-2007 by L.L. No. 9-2007]
D.
Final construction plans that are developed using
a digital format (i.e., AutoCAD, MicroStation) must be submitted to
the Town prior to approval on diskette(s). The diskette(s) shall be
3 1/2 inches high density.
