Town of Parma, NY Article V Document Specifications

§ 130-16 Sketch plan data.

A rough scaled sketch layout shall be drawn on paper or other suitable material at a standard scale of not more than 200 feet to the inch. It shall be clearly marked "sketch plan" and shall show the following information:

A. Name of the proposed subdivision, the name and address of the subdividers, including the corporation name and the names of the corporation officers, if applicable, and a clear written statement of the developer's intent.

B. North point, scale and a general location map showing the relation of the proposed subdivision to major roads and intersections in the area.

C. All existing structures, wooded areas, floodplains, wetlands, streams and other significant physical features which are in the subdivision and/or within 200 feet of the subdivision. Contours shall also be indicated at intervals of not more than five feet.

D. The proposed pattern of lots, street layout, recreation areas, drainage systems, sewage disposal and water supply within the area to be subdivided.

E. If the proposed subdivision is not to be served by a public sewer system, the following information is not required but is helpful in expediting an application.

(1) Percolation test data to include:

(a) Date of test.

(b) Percolation rate.

(c) Location of test hole(s).

(d) Name of person who conducted the test.

(e) Name of Monroe County Health Department witness.

(2) Deep hole test data to include:

(a) Date of test.

(b) Location of test hole(s).

(c) Type of soil and thickness of each layer.

(d) Level of mineral deposits.

(e) Level of groundwater.

(f) Level of rock.

F. Approximate location of the proposed structure and sewage disposal system, if appropriate.

G. The following zoning and land use information:

(1) Present zoning of the parcel.

(2) Any other existing restrictions on the use of the land (easements, covenants, etc.).

(3) An indication of any proposed zoning changes, variances or special use permits.

H. A block for indicating changes to the plan.

I. The name of the person who prepared the sketch.

J. Remaining lands. If the application covers only a part of the subdivider's entire holding, a map of the entire tract, drawn to scale of not more than 400 feet to the inch showing an outline of the planned 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 holdings submitted for approval shall be considered in light of the entire holdings.

§ 130-17 One-lot subdivision data requirements.

In the case of preliminary and final approval for a one-lot subdivision plan, the plan shall be drawn on material suitable to the County Clerk and shall be drawn at a scale of not less than 50 feet to the inch and shall show the following information:

A. Name of the proposed subdivision, including the name and address of the subdivider(s), including the corporation name and the names of the corporation officers, if applicable, and a clear written statement of the developer's intent.

B. The name of all subdivisions immediately adjacent and the names of the owners of record of all adjacent property.

C. North arrow, scale and general location map showing the relation of the proposed subdivision to major roads and intersections within the area.

D. Locations of all existing structures, wooded areas, floodplains, wetlands, streams, ditches, highway pavement, and utilities which are in the subdivision and/or within 200 feet of the subdivision.

E. 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 indicated on the ground and marked by monuments as approved by the Town Engineer and shall be referenced and shown on the plan.

F. Present and proposed contour lines:

(1) The location of the benchmark.

(2) On flat or gently sloping land: one-foot intervals.

(3) On rolling or heavily sloping land: five-foot intervals.

(4) Contour lines shall extend 100 feet beyond the property lines to indicate the nature of the adjacent property.

G. The ground elevations of and distances to any buildings, wells and leach fields located within 100 feet of the proposed subdivision.

H. Arrows or lines indicating the proposed method of conveyance and direction of surface drainage and storm drains. This shall include an indication of where the water will go once it leaves the site.

I. All proposed development including:

(1) Finished grade of entire parcel, including finished floors.

(2) Trees, grass areas and other landscaping.

(3) Stormwater drainage details.

(4) Structure location including setback lines.

(5) Driveways from highway including turnaround and parking areas.

(6) Utility service locations.

J. Location and details of sewage disposal systems as required by the Monroe County Health Department and Town Engineer.

K. Soil test data, to include the following:

(1) Deep hole test data to include:

(a) Date of the test.

(b) Location of test hole(s).

(c) Type of soil and thickness of each layer.

(d) Level of mineral deposits.

(e) Level of groundwater.

(f) Level of solid rock. If no solid rock is encountered, state "none."

(2) If not serviced by a public sewer system, percolation test data to include:

(a) Date of test.

(b) Percolation rate.

(c) Location of test holes.

(d) Name of person who conducted test.

(e) Name of Monroe County Health Department witness.

L. If the subdivision is not to be served by public water, a well detail shall be shown as required by the Monroe County Health Department. A note shall be added to the plan stating, "The Town of Parma is not responsible for the quantity or quality of the water."

M. The following zoning and land use information:

(1) Present zoning of the parcel.

(2) Any other existing restrictions on the use of the land (easements, covenants, etc.).

(3) An indication of any proposed zoning changes, variances or special use permits.

(4) Any proposed easements.

N. A block for indicating changes to the plan.

O. All other data as may be required by the Planning Board.

P. Seal and signature of licensed professional engineer or licensed land surveyor; boundary line certification by a licensed land surveyor.

Q. The plat to be filed shall be of the size and material required by the Monroe County Clerk's office.

§ 130-18 Preliminary plat data.

Preliminary plats shall be drawn on a suitable material and shall be drawn to a scale of not less than 50 feet to the inch and shall show the following information:

A. The plan shall be clearly marked "preliminary plan."

B. Name of the subdivision, including the name and address of the subdivider(s), or the corporation name and the names of the corporation officers, if applicable.

C. The name of all subdivisions immediately adjacent and the names of the owners of record of all adjacent property.

D. North arrow, scale and general location map showing the relation of the proposed subdivision to major roads and intersections within the area.

E. Locations of all existing structures, wooded areas, floodplains, wetlands, streams, ditches, highway pavement and utilities which are in the subdivision and/or within 200 feet of the subdivision.

F. Property lines with approximate distance.

G. Approximate location, dimensions and area of all proposed or existing lots.

H. Approximate location, dimensions and purpose of proposed easements.

I. The following soil test data:

(1) Deep hole test data to include:

(a) Date of the test.

(b) Location of test hole(s).

(c) Type of soil and thickness of each layer.

(d) Level of mineral deposits.

(e) Level of groundwater.

(f) Level of solid rock.

(2) If not serviced by a public sewer system, percolation test data to include:

(a) Date of test.

(b) Percolation rate.

(c) Location of test holes.

(d) Name of person who conducted test.

(e) Name of Monroe County Health Department witness.

J. Arrows or lines indicating the proposed method of conveyance and direction of surface drainage, including the approximate location and size of proposed lines and their profiles and their connection to off-site drainage systems.

K. Proposed lot and street layout. Exact dimensions are not required at this stage, except that compliance with the zoning requirements is mandatory.

L. The approximate location of all proposed water lines, valves, hydrants and sewer lines.

M. If not served by public sewers, the location and details of sewage disposal systems as required by the Monroe County Health Department and the Town Engineer.

N. Present and proposed contour lines:

(1) The location of the benchmark.

(2) On flat or gently sloping land: one-foot intervals.

(3) On rolling or heavily sloping land: five-foot intervals.

(4) Contour lines shall extend 100 feet beyond the property lines to indicate the nature of the adjacent property.

O. The ground elevations of and distances to any buildings, wells and leach fields located within 100 feet of the proposed subdivision.

P. If the subdivision is not to be served by public water, a well detail shall be shown as required by the Monroe County Health Department. A note shall be added to the plan stating, "The Town of Parma is not responsible for the quantity or quality of the water."

Q. The following zoning and land use information:

(1) Present zoning of the parcel.

(2) Any other existing restrictions on the use of the land (easements, covenants, etc.).

(3) An indication of any proposed zoning changes, variances or special use permits.

R. Remaining lands. If the application covers only a part of the subdivider's entire holding, a map of the entire tract, drawn to scale of not more than 400 feet to the inch showing an outline of the planned 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 holdings submitted for approval shall be considered in light of the entire holdings.

S. Name of person who prepared the plan.

T. Any other information as may be required by the Planning Board.

§ 130-19 Final subdivision plat data.

In preparing the detailed subdivision plans, the subdivider shall divide the project into three major "sets" of plans as follows: subdivision plat record plan; subdivision grading and drainage plan; subdivision utility and street plan. Specifically, the drawings shall include, but not be limited to, the following:

A. Subdivision plat record plan. Unless the County Clerk specifies otherwise, the plat shall be 17 inches by 22 inches or 34 inches by 44 inches in size and shall be drawn at a minimum scale of 50 feet to one inch unless otherwise approved. Where more than one sheet is required to show the entire development, a key map showing all sections shall be provided. The following information shall be clearly shown:

(1) Title of the sheet, including name and address of the subdivider, owner and developer. (Where developer or owner is a corporation, a statement of corporate ownership and officers shall be submitted to the Planning Board, at the preliminary stage.) A signature block shall be provided for all required approvals including the Planning Board Chairman, Town Engineer, Monroe County Health Department, Monroe County Water Authority, as appropriate, as well as any other approvals required by local, county or state law or as required by the Planning Board.

(2) North point, graphic scale and date.

(3) The boundaries of the subdivision and information to show the location of the subdivision in relation to surrounding property and streets, including names of owners of adjacent land or names of adjacent subdivision. In whatever manner that is practical, the subdivision boundary shall be referenced from two directions to establish USC & GS monuments or New York State Plane Coordinate monuments. In the event that such monuments have been obliterated, the subdivision boundary shall be referenced to the nearest highway intersections or at least two previously established monuments of subdivisions of public lands. Any combination of types of reference ties may be accepted which would fulfill the requirement of exact measurements from the subdivision boundary to reference points previously established.

(4) The lines of existing and proposed streets within the subdivision and the lines of existing or approved streets on adjoining properties.

(5) The names of existing and proposed streets.

(6) The lines and dimensions of proposed lots, which shall be numbered and shall have their area in square feet indicated.

(7) The lines and purposes of existing and proposed easements immediately adjoining and within the subdivision.

(8) The lines and dimensions of all property which is offered, or to be offered, for dedication for public use, with the purpose indicated thereon, and of all property that is proposed to be reserved by deed covenant for the common use of the property owners of the subdivision.

(9) The location of monuments to be placed within the subdivision.

(10) The locations of any municipal and zoning boundary lines within the subdivision.

(11) Statements as to:

(a) The zoning of the property within the subdivision.

(b) Compliance of the proposed lots with zoning requirements. If any lots do not comply but are covered by zoning variances, the statement should include reference to such variance.

(12) Certification by a licensed professional engineer and a licensed land surveyor as evidence of professional responsibility for the preparation of the plat and a place for the liber and page where filed.

B. Subdivision grading and drainage plan. This plan shall be on a separate sheet of the same size and scale as the plat and provide the following information:

(1) Contours of existing grade at intervals of not more than five feet. Intervals less than five feet may be required depending on the character of the topography. Contour to extend a minimum of 300 feet beyond property limits.

(2) Location of all buildings proposed.

(3) Number of each lot.

(4) Final grades and/or contours at intervals of not more than two feet, less intervals may be required depending on topography.

(a) Location of all swales, creeks, ponds, drainage outfall, etc.

(b) All grades shall be established from USC & GS datum.

(5) Location and means of controlling erosion within the project limits.

(6) Slope stabilization details.

(7) Flood hazard prevention.

(8) Stormwater retention basins and ground recharge facilities.

(9) Certification by a licensed professional land surveyor of the finished grades after completion of grading.

C. Subdivision utility and street plan. This plan shall be on a separate sheet of the same size and scale as the plat and provide the following details:

(1) Complete plans and profiles of all proposed sanitary and storm sewers, including:

(a) Inverts, grades, original and finished ground profiles above these sewers and top of manhole grades.

(b) Elevations of stormwater inlets.

(c) Type, material and class of pipe.

(2) Location and details of all other facilities, including water mains, gas mains, telephone and electric.

(3) Location of all existing utilities in and adjacent to the site to be developed.

(4) A statement as to:

(a) The pressure and flow available in existing water mains.

(b) The proposed number of units and anticipated sanitary sewage flow.

(c) The available stormwater facilities downstream of this project.

(5) Details of erosion and slope stabilization measures where applicable.

(6) Any other details pertinent to site construction.

D. The initial plans shall be modified to reflect as-built conditions.