Village of Highland Falls, NY
Orange County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
A. 
The final plat and supporting drawings and documents for a proposed subdivision constitute the complete development of the subdivision proposal and include the recommendations resulting from the Planning Board review of the preliminary layout, as well as the detailed layout drawings for the public improvements and utilities. After public hearing and approval by the Planning Board, this complete submission along with the performance bond and the general liability insurance policy, as approved by the local governing body, becomes the basis for the construction of the subdivision and the inspection services by the Planning Board and by the Municipal Engineer or other delegated municipal officer. The plat itself must be recorded at the County Clerk's office to have legal status. An unrecorded plat is not a valid basis for site improvements or other commitments which depend on its design characteristics.
B. 
The final plat shall be an accurate survey record of the properties resulting from the subdivision.
A. 
The submission of a final plat (before Planning Board review) shall consist of the following items:
(1) 
Letter of application for final plat approval, Form A-102, three copies.
(2) 
The final plat, six paper prints, endorsed with signed approval by the State Department of Health.
(3) 
The public improvement and utilities plan and profile drawings, three paper prints.
(4) 
Letters directed to the Chairman of the Planning Board and signed by a responsible official of the lighting agency, water company or any other utility company or governmental authority or district which provides necessary utility service and has jurisdiction in the area, approving each proposed utility installation design, and a statement as to who will construct the facility so that service will be available when required in conformity with the provisions of the filed rate schedule.
(5) 
Letter directed to the Chairman of the Planning Board and signed by a responsible official of the school system, acknowledging the number of residential lots and indicating the availability of existing school facilities for the new pupils or any needed new school sites and facilities that relate to the subdivision area.
(6) 
Letter, in appropriate cases, directed to the Chairman of the Planning Board, signed by a responsible official of the State Highway Department or the Orange County Superintendent of Highways, approving proposed construction on state or County rights-of-way, respectively.
(7) 
Deeds of cession (standard law form as established by the Municipal Attorney), three copies each for all properties, including street rights-of-way, to be offered for cession to the municipality.
B. 
The subdivider or his agent shall submit the final plat and supporting drawings and documents at the Municipal Clerk's office at least 15 days prior to a meeting date on which the plat is to be acted upon. At the same time, if he intends to request any waiver of the requirements or standards provided for in these regulations in connection with final plat approval, a statement applying for such waiver shall be filed with the final plat submission. The Planning Board shall consider the plat within 30 days of its submission.
C. 
The Municipal Clerk shall retain one complete set of the final plat submission for the municipal records. The remainder of the final plat submission shall be sent to the Planning Board.
D. 
The Municipal Engineer or other delegated municipal officer shall prepare a performance bond estimate, Form A-103, seven copies, to be submitted along with his recommendations on the final plat.
E. 
The Municipal Clerk will advertise a public hearing at least five days prior to the hearing date.
F. 
After public hearing, the Planning Board will take formal action. Such action shall occur within 45 days after final plat consideration. If the plat is approved, the subdivider shall carry out the following steps prior to obtaining the Chairman's signature of approval:
(1) 
Make all required corrections or changes to the satisfaction of the Planning Board.
(2) 
Obtain a performance bond in the amount of the bond estimate and a general liability insurance policy and submit them to the Municipal Attorney for approval as to form. (See Article V, Performance Bond, and Article VI, General Liability Insurance.)
(3) 
Prepare prints of the corrected final plat drawings and submit the following:
(a) 
Five paper prints;
(b) 
Two opaque cloth litho prints;
(c) 
One tracing cloth litho print;
(d) 
The original drawing; and
(e) 
Three paper prints of the corrected public improvement and utilities plan and profiles.
(4) 
Pay the required inspection fee at the Municipal Clerk's office.
G. 
If authorized by the Planning Board, the Chairman will sign his approval on the final plat and the approved public improvement and utility plan and profiles, upon receipt of notification that the required bond and insurance have had the approval of the Municipal Attorney and that the required inspection fee has been deposited.
H. 
After the Planning Board Chairman signs his approval, the documents shall be distributed in the following manner:
(1) 
Subdivider: all original final plat drawings and the two opaque cloth litho prints. The two opaque cloth litho prints shall be filed by the subdivider in the Orange County Clerk's office.
(2) 
Building Inspector: one final plat paper print.
(3) 
Tax Assessor: one final plat paper print.
(4) 
Municipal Clerk: one opaque cloth litho print from the Orange County Clerk's office showing official file data.
(5) 
Municipal Engineer or other delegated municipal officer: one paper print each of the final plat and the public improvement and utilities plan and profiles.
(6) 
Planning Board: one tracing cloth litho print and one paper print of the final plat and the public improvement and utilities plan and profiles.
I. 
Planning Board approval of a final plat shall not be deemed an acceptance by the municipality of any street or other land shown as offered for cession to public use.
A. 
Planning Board approval of a final plat shall expire 90 days after the date of the Planning Board resolution authorizing the Chairman to sign the drawings unless signed and filed in the office of the Orange County Clerk.
B. 
Upon application by the subdivider, the Planning Board may make a reasonable extension of the approval; provided, however, that the plat be revised according to any change in regulations or ordinance applicable to the plat subsequent to the first resolution.
C. 
Expiration of an approval shall mean that any further action will require a new filing fee as well as a review of all previous findings.
A. 
The final plat shall be prepared by a licensed professional engineer and land surveyor and shall provide the information noted in this section.
B. 
The drawing sheet.
(1) 
Size shall be either 20 inches by 20 inches or 20 inches by 40 inches.
(2) 
If more than one sheet is required, a clearly drawn cut line shall be shown on both sheets and on the key map.
C. 
Title block shall be the same as that required on the preliminary layout (see § 207-7C).
D. 
Other notations shall be the same as those required on the preliminary layout, except that the certification that the topography shown resulted from an actual field survey shall be omitted (see § 207-7D).
E. 
Key map of the entire subdivision shall be the same as that required on the preliminary layout (see § 207-7E), with the following additions: The final plat area being submitted for approval shall be shaded if it is only one section of the entire subdivision.
F. 
Boundary lines on final plat.
(1) 
Boundaries of zoning districts.
(2) 
Boundaries of special districts.
G. 
General information required.
(1) 
Street rights-of-way and widening of street rights-of-way.
(a) 
Name.
(b) 
Location.
(c) 
Width.
(d) 
Notation on widening where an offer of cession is being made.
(2) 
Other rights-of-way and easements.
(a) 
Identification and description (see § 207-32.).
(b) 
Location.
(c) 
Width and other dimensions necessary for description.
(3) 
Lot layout.
(a) 
Numerical identification by a suitable system of consecutive numbers. Numbers shall be circled.
(b) 
Lot lines, with accurate dimensions to the nearest hundredth of a foot.
(c) 
Lot areas for each lot, measured accurately to the nearest square foot.
(d) 
Building setback lines, with dimensions.
(4) 
Special parcels.
(a) 
Description of proposed action and use, including a notation where an offer of cession is being made.
(b) 
Boundary lines, with accurate dimensions to the nearest hundredth of a foot.
(c) 
Lot areas, measured accurately to the nearest square foot.
H. 
Survey data.
(1) 
Accurate traverse of subdivision boundary, with true bearings and lengths of courses.
(2) 
Survey tie-in, with true bearings and distances to the three nearest established street monuments or official monuments.
(3) 
Town, Village, country and special district boundaries, referenced to the subdivision survey by true bearings and distances.
(4) 
Radii, internal angles, points of curvature, true tangent bearings and lengths of all arcs.
(5) 
Accurate dimensions to the nearest hundredth of a foot.
(6) 
Monuments.
(a) 
Accurate locations of all monuments.
(b) 
Existing monuments shall be shown with this symbol: a rectangle containing six dots, three columns of two each.
(c) 
Proposed new monuments or monuments to be reset shall be shown with this symbol: a blank rectangle.
(d) 
One monument shall be located at each corner and at each general change in direction of the subdivision boundary.
(e) 
Two monuments shall be located at the beginning and end of each curve along one side of the street right-of-way.
A. 
The plan and profiles are declared to be an integral part of the final plat submission.
B. 
The performance bond and the inspection service shall be based on these drawings, the final plat itself, these subdivision regulations and the municipal specifications for such public improvements and utilities.
C. 
Unless a specific waiver is requested in writing, the proposed public improvements and utilities shall be considered to comply specifically with these subdivision regulations and the municipal specifications.
D. 
Basic plan requirements.
(1) 
Sheet size shall be either 20 inches by 20 inches or 20 inches by 40 inches.
(2) 
The area covered, scale, title block and other notations shall be the same as for the preliminary layout (see § 207-7).
(3) 
Lines of all rights-of-way, easements and similar conditions.
(4) 
Street center-line gradients in percent, indicated with arrows to establish the direction of flow.
(5) 
Critical street center-line grade elevations.
E. 
Stormwater drainage system requirements.
(1) 
Complete drainage system for the entire subdivision, with appropriate development stages for each of the final plat sections; all existing drainage features that are to be incorporated shall be identified as "existing."
(2) 
Boundaries of stormwater runoff watersheds for each stormwater drain and drainage structure and their areas in acres.
(3) 
Open drainage lines (watercourses and ditches).
(4) 
All proposed surface drainage structures (e.g., valley gutters).
(5) 
Stormwater sewers.
(6) 
All appropriate details and dimensions necessary to explain the proposed construction clearly, including the type of construction, material, size, pitch and invert elevations, among other things, in accordance with good engineering practice.
(7) 
Location of all test pits and description of soil conditions and notation as to level of the water table.
F. 
Utility systems requirements.
(1) 
Water supply and distribution.
(a) 
Location of source on property or, where piped in, the size of the supply main.
(b) 
Location and size of all distribution mains.
(c) 
Location of fire hydrants.
(d) 
Location of all control valves.
(2) 
Electric and telephone systems.
(a) 
Location of all service routes for both aerial and underground cables and of all poles.
(b) 
Location of all special facilities.
(3) 
Sanitary sewerage system.
(a) 
Sanitary sewerage system design in all cases where public or private sewer lines exist or are proposed.
(b) 
Typical lot layout indicating the location of the individual system with reference to house and water supply, and a detailed drawing of the proposed sanitary sewage disposal unit.
G. 
Profile drawing requirements.
(1) 
Drawings shall be made on standard profile paper with the following scales:
(a) 
Horizontal scale: one inch equals 40 feet.
(b) 
Vertical scale: one inch equals four feet.
(2) 
Existing natural grades, typical cross section of existing or proposed streets, center lines of intersecting roads, and dimensioned system of survey stations.
(3) 
Center-line profile of all proposed streets, with dimensioning on vertical curves and notation as to gradient and critical evaluations.
(4) 
Invert profile and location of all drainage structures in street rights-of-way and in drainage easements.