Any subdivider who proposes to develop a subdivision in the
Town of Stockport shall submit plats and other documents for approval
as provided in this article.
A.
A completed subdivision application form, receipt for payment of
the required application fee, a reproducible and six copies of the
proposed subdivision plat certified by a licensed land surveyor, bearing
the Planning Board's assigned case number, including individual
stamp/signature blocks for the Town Planning Board and the Columbia
County Health Department, and suitable for filing in the office of
the County Clerk shall be submitted.
B.
In the case of a minor subdivision only, the subdivision plat application
shall include the following information:
(1)
An area map showing the location of that portion of the tract which
is to be subdivided in relation to the entire tract and showing the
distance to the nearest street intersection. The drawing of the entire
tract may be by either deed plot or actual survey.
(2)
An actual field survey of the boundary lines of the tract or a portion thereof being subdivided, 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 monuments as approved by the Planning Board and shall be referenced and shown on the plat. The Planning Board may modify the requirement for a full field survey pursuant to § 105-39 of this chapter.
(3)
Information concerning portions of the land within the subdivision
subject to periodic inundation by floodwaters or in a wetlands area,
whether or not sufficient in size to be designated by the New York
State Department of Environmental Conservation.
(4)
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
(5)
Documentation regarding all easements, existing or proposed, which
either affect or are intended to affect any portion of the subdivision
plat.
(6)
On-site sanitation and water supply facilities designed to meet the
minimum specifications of the Columbia County Health Department, where
provided. Evidence of contact with the Health Department shall be
presented at the time of application, and a specific note regarding
this requirement shall be stated on the plat. Written endorsement
of the subdivision plat by the Columbia County Health Department must
precede final stamping and signature by the Planning Board.
(7)
The proposed subdivision name, Town of Stockport, Columbia County,
New York.
(8)
The date, North arrow, map scale and the name and address of record
owner and subdivider.
(9)
An environmental assessment form (EAF), as required by SEQR regulations.
(10)
Any additional requirements deemed necessary by the Planning
Board due to the unique circumstances of the subdivision plat, including
the submission of additional data more typically required for a major
subdivision plat.
The sketch plat initially submitted to the Planning Board shall
be based on Tax Map information or some similarly accurate base map
at a scale of not less than 100 feet to an inch. The entire sketch
plat shall be shown on one sheet and shall show the following information:
A.
The proposed subdivision name.
B.
A vicinity or area map showing the location of that portion of the
tract which is to be subdivided in relation to the entire tract and
the distance to the nearest street intersection. All streets shall
also be shown within 500 feet of the applicant's property.
C.
All existing structures, wooded areas, streams and other significant
physical features within the portion to be subdivided and within 200
feet thereof. Topographic contours shall also be indicated at intervals
of not more than 10 feet. All elevations are to be referred to United
States Geological Survey (USGS) datum, with the location and description
of the bench mark included.
D.
General mapping of soil conditions based on United Stated Department
of Agriculture (USDA) soils data.
E.
The name of the owner and of all adjoining property owners as disclosed
by the most recent Town assessment records. Property owners across
streets also shall be shown.
F.
The Tax Map sheet, block and lot numbers, as available from the Town
Assessor's office or the Columbia County Real Property Tax Service.
G.
All the utilities available and all streets, whether public or private,
which are either proposed, mapped or built.
H.
The proposed pattern and number of lots (including approximate lot
areas, widths and depths), street layout, recreation areas and systems
of drainage, sewerage and water supply within the subdivided area.
I.
Information regarding all existing restrictions on the use of land,
including easements, covenants and the location of zoning district
boundaries.
J.
The delineation of all portions of the land within the subdivision
subject to periodic inundation or flooding by stormwater, including
wetlands areas, whether or not sufficient in size to be classified
as designated freshwater wetlands by the NYSDEC.
K.
A conceptual engineering report discussing, to the extent applicable,
the demands of the proposed subdivision on water, sewer, drainage,
highways and related systems and discussing the methods through which
these demands may be accommodated and the methods through which any
potentially adverse impacts may be mitigated, including discussion
of alternatives as may be appropriate.
L.
Identification of all county or state permits required for subdivision
plat approval.
M.
A full environmental assessment form (EAF) in accordance with SEQR
regulations.
A.
A completed subdivision application form, receipt for payment of
the required application fee and six copies of the preliminary plat
certified to by a licensed land surveyor and/or professional engineer,
as required by law, at a scale of not more than 100 but preferably
not less than 50 feet to an inch shall be submitted.
B.
The preliminary plat shall include, to the extent applicable, all
information identified below:
(1)
Information on existing site conditions:
(a)
An actual field survey of the boundary lines of the tract or
a portion thereof to be subdivided, giving complete descriptive data
by bearings and distances, made and certified by a licensed land surveyor.
The corners of the tract shall also be located on the ground and marked
by monuments of such size and type as approved by the Town Planning
Board and shall be referenced and shown on the plat.
(b)
The names of all contiguous owners and identification of any
contiguous land owned or under option by the applicant.
(c)
Street rights-of-way on the subdivision and within 200 feet
of its boundaries, including the name and right-of-way width and location;
type, width and elevation of surface; any legally established center
line elevations, including those at intersections, and other critical
points.
(d)
Location, width, identification, purpose and restrictions upon
any other rights-of-way and easements on the subdivision.
(e)
Drainage structures on the subdivision and within 200 feet of
its boundaries, including type of structure and location, invert elevations,
gradients, types and sizes of all pipe and all other drainage structures
where applicable, including direction of flow.
(f)
The location and size or capacity of all other utility structures,
such as sewer, water, gas mains and power lines on the subdivision
and within 200 feet of its boundaries.
(g)
As contours affect proposed improvements or existing improvements
that will be utilized, ground elevations on the tract to be based
on a datum plane approved by the designated Town Engineer. For land
with a slope that is less than approximately 2%, spot elevations should
be shown at all breaks in grade, along all drainage channels or swales
and at selected points not more than 100 feet apart in all directions;
for land that slopes more than 2%, contours should be shown at intervals
of not more than two feet or as required by the Planning Board.
(h)
Designated wetlands, marshes, ponds, streams and all land subject
to periodic or occasional flooding or similar unstable conditions,
on the subdivision or within 200 feet of its boundaries. Indicated
shall be location, approximate land area, high water level based on
one-hundred-year storm, and maximum depth of water at critical points.
(i)
The location of rock outcrops, wooded areas, isolated preservable
trees, structures, stone walls and other significant existing features
for the proposed subdivision area and within 200 feet thereof.
(j)
Tabular data regarding soils characteristics from the USDA Soil
Conservation Service soils survey and indication of depth to groundwater
throughout the site.
(k)
If the proposed subdivision will not be served by common sewage
disposal, subsurface data in accordance with Columbia County Health
Department requirements, including the date, location and graphic
representation of findings for all test holes, including location
and results of percolation and other tests to ascertain subsurface
soil, rock and groundwater conditions and depth of groundwater, unless
pits are dry at a depth of five feet.
(2)
Information on proposed site development:
(a)
Streets.
[1]
Name to be checked prior to submission with the Town Clerk to
avoid duplication and which shall be subject to subsequent approval
of the Town Planning Board.
[2]
The width and location of any streets or public ways or places
shown on the Official Town Map, within the area to be subdivided,
together with street profiles of all streets or public ways proposed
by the developer.
[3]
Right-of-way width.
[4]
Tentative center line elevations at intersections and at principal
changes in gradient.
[5]
Tentative center line gradient shown in percent of slope.
[6]
Computed sight distance at all proposed intersections and other
critical points.
[7]
Plans, profiles and cross sections showing, as applicable, the
proposed location and type of pedestrian walkways, 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.
[8]
Preliminary designs of any bridges which may be required.
(b)
Lot layout.
[1]
Lot lines and dimensions scaled to the nearest foot.
[2]
The proposed location of buildings and driveways in full accordance
with zoning and other requirements.
[3]
Lot numbers and lot areas measured to the nearest 100 square
feet if less than one acre or nearest 1/10 of an acre for parcels
greater than one acre.
(c)
Easements, parks, restricted areas and other improvements.
[1]
Purpose and restrictions.
[2]
Designation of areas or right-of-way which are to be offered
for public dedication or deeded to homeowners' associations or
other private corporations with clear indication of proposed changes
in grades and landscaping thereon. The Board may require special recreational
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 indicating the approximate location and
size of proposed lines and culverts and their profiles, including
connection to an existing storm system or alternate 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.
(e)
Preliminary water supply and sewage treatment systems. If public
or other common facilities are available or to be provided, the approximate
location, size and profiles of all proposed waterlines, valves, hydrants
and sewer lines, including connection to existing facilities as required
and provided in the Public Health Law. If private on-site facilities
are provided, design data consistent with the requirements of the
Columbia County Health Department shall also be included.
(f)
Easements. Where the topography is such as to make difficult
the inclusion of any of the required facilities and improvements within
the public areas as laid out, the boundaries of proposed permanent
easements over or under private property.
(g)
Covenants or deed restrictions. A copy of all covenants or deed
restrictions which either presently affect or are intended to apply
to all or part of the tract.
(h)
Temporary stakes or markers. The Planning Board may require
the location of temporary stakes or markers adequate to enable the
Planning Board to locate readily and appraise the basic layout in
the field, including markers at the corners of the tract. 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.
(3)
The preliminary engineering report detailing the demands of the proposed
subdivision on water, sewer, drainage, highways and related systems
and detailing the methods through which these demands shall be accommodated
and the methods, including available alternatives, through which any
potentially adverse impacts shall be mitigated.
(4)
Additional data that may be required to complete the SEQR process,
as initiated with the submission at the sketch plat phase.
(5)
Information regarding the status of all applications for county and
state permits required for subdivision plat approval, e.g., a NYSDEC
wetlands permit, a DEC stream crossing or stream disturbance permit
or a NYSDOT or Columbia County DPW access permit.
A.
A completed subdivision application form, receipt for payment of
the required application fee, a reproducible and eight copies of the
final plat certified by both a licensed land surveyor and a professional
engineer, as required by law, at a scale of not more than 100 but
preferably not less than 50 feet to an inch shall be submitted. The
final plat shall bear the Planning Board's assigned case number,
include individual stamp/signature blocks for the Town Planning Board
and the Columbia County Health Department and be suitable for filing
in the office of the County Clerk.
B.
To the extent applicable, the following information will be submitted
for approval and shall constitute a final plat:
(1)
Lot map of the entire subdivision shall be the same as that required
on the preliminary plat with the following additions:
(a)
Lot layout.
[1]
Number identification by a suitable system of consecutive numbers
circled and related to the Town Tax Maps.
[2]
Lot lines with accurate dimensions to the nearest 1/10 of a
foot and bearings to the nearest five seconds.
[3]
Lot areas for each lot measured accurately to the nearest 100
square feet for lots of one acre or less and to the nearest 1/10 acre
for lots greater than one acre.
(2)
Survey data. Survey data shall include the following:
(a)
Accurate tract boundary lines with bearings and distances.
(b)
Survey tie-in with accurate bearings and distances to the nearest
established street monuments or other official monuments, which are
within reasonable distance of the property. When referenced to the
state system of plane coordinates, they shall also conform to the
requirements of the New York State Department of Transportation. They
shall be placed as required by the designated Town Engineer and their
location noted and referenced upon the plat.
(c)
Special district boundaries, e.g., water or sewer, as affect
the subdivision, referenced to the subdivision survey by accurate
bearings and distances.
(d)
The length of all straight lines, the deflection angles, radii,
length of curves and central angles of all curves, tangent distances
and tangent bearings for each street.
(e)
Accurate dimensions to the nearest 1/10 of a foot.
(f)
Monuments and markers:
[1]
The accurate location of all monuments (existing, proposed or
to be reset) shall be shown.
[2]
Monuments or other suitable markers shall be of a type approved
by the Planning Board and 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 may be required by the Planning Board.
(3)
Required improvement plans and profiles.
(a)
The amount of all performance guaranties or letters of credit
and conduct of all required inspections shall be based on these drawings,
the final plat itself, this chapter and other applicable Town specifications
for such required improvements and utilities.
(b)
Unless a specific waiver is requested and granted, in writing,
by the Planning Board, the proposed improvements and utilities shall
be considered to comply specifically with this chapter and the other
applicable Town specifications for such improvements and utilities.
(c)
Basic drawing layout requirements are the same as those required
for the preliminary plat and shall also include rights-of-way, gradients
and directional arrows downhill.
(d)
Designs for waterlines, sewers, street, bridges and drainage
structures shall be prepared by a licensed professional engineer.
(e)
The complete drainage system for the entire subdivision, with
appropriate development staging for each of the final plat sections,
shown graphically and related to all existing drainage features, shall
be required.
(f)
Utility system requirements:
[2]
Sanitary waste disposal systems:
[a]
Sanitary sewer system design shall be indicated
in all cases where public or private sewer connections exist or are
proposed.
[b]
Typical lot layout indicating the location of an
individual system, where appropriate, with reference to house and
water supply, and detailed drawings of proposed sanitary waste disposal
system shall be indicated.
[3]
The location of electric, telephone, cable television, gas and
other energy-related lines shall be required.
[4]
The location and description of streetlighting shall be required.
(g)
Profile drawing requirements:
[1]
Drawings shall be prepared with a horizontal scale of one inch
equals 50 feet and a vertical scale of one inch equals 10 feet, unless
otherwise approved by the Planning Board.
[2]
All profiles shall show the existing natural grades, the typical
cross section of existing or proposed roads, the center lines of intersecting
roads and a system of survey stations.
[3]
The center-line profile of all proposed roads with dimensions
on vertical curves and notations as to gradient and critical elevations
shall be required.
[4]
Detailed plans for bridges, culverts or similar structures shall
be required.
[5]
The invert profile and location of all storm and sanitary drainage
structures (manholes, catch basins, etc.) in street rights-of-way,
drainage or other easements shall be required.
(h)
Recreation and community improvements. Landscape plans prepared
by a registered landscape architect, architect or professional engineer
indicating proposed changes in existing grades and landscaping, including
the following items: play areas, walkways, incidental shelters, lighting,
walls, new trees and shrubs (location, caliper and botanical name)
and other required improvements shall be submitted.
(i)
A final engineering report shall be submitted.
(j)
A soil and erosion control plan shall be submitted.
(4)
Certifications. Certifications shall be submitted as follows:
(a)
Certification of the title showing that the applicant is the
owner or duly authorized agent of the owner.
(b)
Written offers of cession to the Town for all proposed public
streets, rights-of-way and open spaces shown on the subdivision plat
and copies of agreements or other documents showing the manner in
which open spaces, title of which is reserved by the subdivider, are
to be maintained. All offers of cession and covenants governing the
maintenance of unceded open space shall bear the certificate of approval
of the Town Attorney as to their legal sufficiency and, where applicable,
be filed with the New York State Attorney General's office as
required by § 352-e of the General Business Law.
(c)
A certificate by the designated Town Engineer certifying that
the subdivider has complied with one or both of the following alternatives:
[1]
All or part of the improvements have been installed in accordance
with the requirements of this chapter and with the action of the Planning
Board granting approval of the preliminary plat; or
[2]
A performance bond or letter of credit has been posted available
to the Town in sufficient amount to assure completion of all required
improvements.
(d)
Protective covenants and other appropriate devices in a form
for recording.
(e)
Letters directed to the Chairman of the Planning Board and signed
by a responsible official or any governmental authority or district
which must provide necessary utility service, approving the utility
installation design and assuring that adequate service, will be available
to accommodate the needs of the subdivision. Assurance shall also
be provided that the long-term ownership and maintenance of the utilities
shall be provided in accordance with Article 12 of the Town Law or
similarly acceptable mechanism.
(f)
A letter, in appropriate cases, directed to the Chairman of
the Planning Board, signed by a responsible official of the State
Department of Transportation or the Columbia County Highway Department,
approving the proposed construction and access on state or county
rights-of-way, respectively. If access or construction affects a Town
highway, approval of the Town Highway Superintendent shall be similarly
required.
(g)
To the extent required by the Public Health Law, endorsement
and approval by the Columbia County Health Department for the plans
for all water supply and sewage disposal facilities shown on the final
plat.
(h)
A memorandum and copies of related documentation establishing
specific compliance with each of the conditions stated within the
preliminary plat approval resolution, including a copy of all necessary
permits from county or state agencies which may have been required
due to the particular circumstances of the subdivision and the nature
and location of the intended improvements.
