Town of Wales, NY Article VI Plat Specifications

§ 181-31 Preliminary plats.

Preliminary plats submitted to the Town Board shall be drawn to a scale of not less than one inch equals 100 feet and shall show the following information:

A. The location of the property with respect to surrounding property and streets. There shall also be included a key map at a scale of one inch equals 500 feet of the applicant's property. All property held by the applicant in the immediate area of the proposed subdivision should be identified.

B. The location and approximate dimensions of all existing property lines (includes entire area proposed to be subdivided and remainder of the tract owned by the subdividing owner).

C. All pertinent features such as existing structures, streets, railroads, water bodies, streams, swamps, soils information and large trees that may influence the design of the subdivision, and topography at a contour interval of not more that five feet, unless waived by the Town Board.

D. The location, width and approximate grade of all proposed streets. Approximate elevations shall be shown at the beginning and end of each street, at street intersections and at all points where there is a decided change in the slope or direction.

E. The approximate location, dimensions and area of all proposed or existing lots.

F. The approximate location and dimensions of all property proposed to be set aside for playground or park use.

G. The names of all property owners of record or the names of development within 500 feet.

H. The name and address of the owner or owners of land to be subdivided, the name and address of the subdivider, if other than the owner, and the name of the land surveyor.

I. The date, source of the North point and scale.

J. Acreage of tract to be subdivided to nearest tenth of an acre.

K. Proposed provision of water supply, fire protection, disposal of sanitary waste, stormwater drainage, street trees, streetlighting fixtures, street signs, sidewalks and other data which must be available for consideration at this stage.

L. Provision for water table drainage control where proposed basement floors will be below seasonal high water tables identified by soil data in Subsection C above.

M. Each block, numbered, and the lots within each block, numbered consecutively n accordance with the procedure established by the Town. The total number of residential lots shall be noted on the plat.

N. Any extraordinary development proposals such as artificial impoundments of water.

§ 181-32 Subdivision plats.

Subdivision plats shall be accompanied by separate construction detail sheets, and both shall be submitted to the Town Board for approval, as follows:

A. Drawing, scale and size of plat and construction detail sheets. The subdivision plat land construction detail sheets shall be clearly and legibly drawn on a stable copy-transparent base (Mylar, Cronaflex, vellum, etc.). In areas zoned for lots of minimum size of 20,000 square feet or more, maps and profiles shall be at a scale of one inch equals 100 feet. Maps shall be on uniform size sheets in accordance with the New York State statutes. Whenever any project is of such size that more than one sheet is required, then an index map on the same size sheet shall accompany these sheets the construction detail sheets shall show all items included in Article VI, § 181-32D, and as actually constructed.

B. Information shall show the following information:

(1) The proposed subdivision name or identifying title which shall not duplicate or too closely approximate that of any other development in the Town.

(2) The date, source of the North point and scale.

(3) The name, address and signature of the owner, subdivider and licensed engineer or land surveyor.

(4) The names of the owners on record of abutting properties or developments.

(5) The locations, names and widths of existing streets, highways and easements, building lines, parks and other public properties.

(6) The locations and widths of all streets and sidewalks, together with the names of the streets and the location, dimensions and status of all easements proposed by the subdivider.

(7) Lot areas in square feet.

(8) Lot lines with accurate dimensions and bearings of angles.

(9) Sufficient data to determine readily the location, bearing and length of all lines and to reproduce such lines upon the ground.

(10) The radii of all curves and the lengths of arcs.

(11) The location, material and approximate size of all monuments.

(12) The accurate outline of all property which is offered or to be offered for dedication for public use, with the purpose to be reserved by deed covenant for the common use of the property owners of the subdivision.

(13) The acreage of the tract to be subdivided to the nearest tenth of an acre.

(14) Each block, numbered, and the lots within such block, numbered consecutively in accordance with the procedure established by the Town. The total number of residential lots shall be noted on the plat.

C. In addition to the subdivision plat as described above, the following shall also be presented to the Town Board:

(1) A certificate that there are no tax liens on the property being subdivided.

(2) A performance bond in such amount as is necessary to complete street and utility improvements.

D. Construction detail sheets. Construction detail sheets shall show the following information, except that where requirements have been waive, applicable specifications may be omitted:

(1) 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 in both directions shall be shown. All elevations must be referred to established United States government or approved local bench marks where they exist within 1/2 mile of the boundary of the subdivision.

(2) The Town Board may require, where steep slopes exist, that present elevations of all proposed streets shall be shown every 100 feet at five points on a line at right angles to the center line of the street, and said elevation points shall be at the center line of the street, each property line and points 30 feet inside each property line.

(3) Plans and profiles showing the location and a typical 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; and the exact location and size of all water, gas, electric or other underground utilities or structures.

(4) The Town Board may also require on sites with land slope over 5% that the developer submit erosion and sediment control plans and runoff and drainage water management plans.

§ 181-33 Approval by Town Engineer.

All plans shall conform to the Town minimum road specifications and shall be subject to the approval of the Town Engineer.