A.
Number of copies. At least 12 copies of the sketch
plan shall be submitted to the Planning Board.
B.
Information. The sketch plan initially submitted to
the Planning Board shall be based on survey map information or Tax
Map information or some other similarly accurate base map. The sketch
plan shall be at a convenient scale of no more than 100 feet to the
inch and shall be submitted on uniform-size sheets not larger than
34 inches by 44 inches. The sketch shall include the following:
(1)
A map of the entire holding indicating 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.
(2)
The date of preparation and each revision; North arrow;
the title "Sketch Plan"; and the graphic scale. Where more than one
sheet is required, a scaled map showing the entire subdivision on
one sheet shall be included.
(3)
The name and address of the owner or owners of the
land to be subdivided; the name and address of the subdivider, if
other than the owner; the proposed name of the subdivision; and the
municipality, county and state in which it is located.
(4)
A five-inch-by-five-inch location plan at scale of
one inch equals 2,000 feet to indicate the relationship of the proposed
subdivision to surrounding properties and existing community resources
such as roads, shopping areas, schools, parks, employment centers,
churches and facilities which will serve or influence the layout.
All water bodies, watercourses, wetlands, aquifers, active agricultural
properties and municipal districts shall be indicated.
(5)
The Tax Map section, block and lot numbers and a Tax
Map which indicates surrounding properties, and all property in the
vicinity, held or controlled by the applicant.
(6)
Zoning district or districts.
(7)
All existing restrictions on the use of land, including
easements and covenants.
(8)
Existing streets which will provide access to the
subdivision.
(9)
Total acreage of the entire parcel, acreage within
each zoning district (if more than one) and total number of proposed
lots.
(10)
Soil types, descriptions and boundaries from
United States Department of Agriculture Soil Conservation Service
data.
(11)
Existing utilities which may provide service
to the subdivision and/or traverse the site.
(12)
Acreage of each land use and proposed density.
(13)
The proposed configuration of streets and lots,
including lot dimensions and sizes.
(14)
The proposed methods of sewage disposal, water
supply and drainage.
(15)
A conceptual Comprehensive Plan indicating the
potential pattern of future development of remaining lands, if necessary.
(16)
United States Geologic Survey (USGS) twenty-foot
topographic contour overlay.
C.
Accompanying data. The following information shall
be submitted to the Planning Board in conjunction with the sketch
plat:
(1)
Completed sketch plan checklist, subdivision application
and fee.
(2)
Certification of title verifying ownership of concerned
parcel.
(3)
Owner's written authorization for applicant (if different
from owner) to act as owner's agent.
(4)
Town of Wawayanda Zoning Board of Appeals determinations
pertinent to the proposed subdivision, if applicable.
D.
Additional information. The Planning Board may require
additional information to be submitted as necessary for adequate review.
A.
Number of copies. At least 12 copies of the preliminary
plat shall be submitted to the Planning Board.
B.
Information. The plat shall be at a convenient scale
of no more than 60 feet to the inch. Plans shall be on uniform-size
sheets not larger than 34 inches by 44 inches and in conformance with
requirements for filing in the Orange County Clerk's office. The preliminary
plat shall include all information provided on the sketch plan and
the following:
(1)
The name, address, original seal and signature of
the design professional(s) preparing the drawings.
(2)
The date of preparation and each revision; North arrow;
graphic scale; and notation that the plat is a "preliminary plan."
Where more than one sheet is required, a scaled map showing the entire
subdivision on one sheet shall be prepared. All sheets shall be consecutively
numbered with reference to the total number of sheets.
(3)
General site conditions, including, but not limited
to, orchards, hedges and other ornamental landscaping, wooded areas,
wet areas, existing structures, stone walls, lanes and existing improvements
within the portion to be subdivided and within 100 feet thereof.
(4)
Adjacent properties shall be identified by the names
of the owners of record, together with section, block and lot numbers.
(5)
Existing drainage features (e.g., culverts, marshes,
ponds, drainageways and streams) within the portion to be subdivided
and within 100 feet thereof.
(6)
Boundaries of special districts, such as school, fire,
water, etc.
(7)
Topographic contours at two-foot contour intervals,
referred to United States Geological Survey mean sea level data.
(8)
An actual field survey of the boundary lines of the
tract, giving complete, descriptive data by bearings, distances and
curve data, made and certified by a licensed land surveyor. Curve
data shall include radii, arc lengths and central angles. The plat
shall also include complete metes and bounds descriptions, and acreage,
of all lots, easements, roadways, etc.
(9)
Existing streets in the subdivision, in close proximity
and providing access to subdivision, including right-of-way and roadway
locations and widths, type of roadway surface, street name and indication
of either state, county, town or private road.
(10)
Existing and proposed easements and other rights-of-way
in the subdivision, including width, purpose and restrictions.
(11)
Previous and existing land uses.
(12)
Existing and proposed lakes, ponds, streams
(including stream classification), watercourses, wetlands, wet areas,
drainageways and all drainage structures in and near the subdivision,
and those which may be impacted by the subdivision.
(13)
Existing utilities.
(14)
Rock outcrops, wooded areas, orchards, ledges
and other notable features.
(15)
Proposed lot lines with accurate dimensions,
lot acreage and building setback lines. Lots shall be consecutively
numbered.
(16)
All existing and proposed structures and improvements
as well as any existing field evidences (i.e., fences, tree lines,
stone walls, etc.).
(17)
Locations of existing and proposed driveways
and driveway culverts. Available sight distances for all driveways
shall be provided where proposed driveways access onto existing roadways.
Proposed driveway profiles may be required by the Planning Board.
(18)
Existing water supplies, water mains and sewage
disposal systems within 200 feet of the subdivision boundary or certification
that none are present.
(19)
Suitable subsurface sewage disposal absorption
system design and suitable fifty-percent-reserve areas or other proposed
means of sewage disposal. Reserve areas shall also be provided for
existing sewage disposal systems in accordance with state and county
regulations. The design shall include results of percolation and deep
pit tests to ascertain subsurface soil, rock and groundwater conditions.
(20)
Proposed water supply. Either individual well
designs or connection with existing water supply system to provide
water for domestic consumption and fire protection.
(21)
Drainage plan, including drainage calculations
necessary to support the sizing of proposed drainage structures and
verify that no adverse impact on existing drainage will result. Watersheds
and drainage structures, both upstream and downstream of the site,
must be considered. Proposed drainage structures shall be shown, including
location, type and size.
(22)
Proposed grading plans, as required by the Planning
Board, which include temporary and permanent methods of stabilization.
(23)
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of the Town Code's Chapter 154, Stormwater Management and Control. The SWPPP shall meet the performance and design criteria and standards in Chapter 154. The preliminary subdivision plat shall not be approved unless it is determined to be consistent with the provisions of Chapter 154.
[Amended 12-8-2005 by L.L. No. 6-2005]
(24)
Floodplains and floodways as designated by the
Federal Emergency Management Agency on Flood Insurance Rate Maps,
and other areas proved to have periodic flooding or inundation.
(25)
Freshwater wetlands, as designated and/or delineated
by the New York State Department of Environmental Conservation, including
identification codes, buffers, restrictions and DEC certification,
as well as Army Corps of Engineers wetland delineations, or certification
that none exist on the subdivision lands.
C.
Accompanying data. The following information shall
be submitted to the Planning Board in conjunction with the preliminary
plat:
D.
Additional information. The Planning Board may require
additional information to be submitted as necessary for adequate review.
A.
Number of copies. At least 12 copies of the final
plat shall be submitted to the Planning Board.
B.
Information. The plat shall be at a convenient scale
of no more than 60 feet to the inch. Plans shall be on uniform size
sheets not larger than 34 inches by 44 inches and in conformance with
requirements for filing in the County Clerk's office. The final plat
shall include all information provided on the preliminary plat and
the following:
(1)
The date of preparation and each revision; North arrow;
graphic scale; and notation that the plat is a "final plan."
(2)
The location and type of all found, and set, monumentation
shall be shown.
(3)
Orange County Department of Health soil testing results
and approved sewage disposal system for each lot, if required.
(4)
Proposed fire suppression provisions, if required.
(5)
The name, address, original seal and signature of
the design professional(s) preparing the drawings.
C.
Accompanying data. The following information shall
be submitted to the Planning Board in conjunction with the final plat:
(1)
Completed final plat checklist.
(2)
Driveway access approvals from state or county agencies,
or Town Highway Departments.
(3)
Written approval of all involved regulatory agencies,
such as the Orange County Department of Health and New York State
Department of Environmental Conservation.
(4)
Orange County Soil and Water Conservation District
comments, if required.
(5)
Orange County Planning Department review, if required.
(6)
Abutting municipality comments, if applicable.
(7)
Fire District comments, if applicable.
(8)
Offers of cession, deed restriction, protective covenants
and maintenance agreements.
(9)
Affidavit of publication of public hearing notice
and certified return receipt notices.
(10)
Improvement bond estimate from Town Engineer,
if applicable.
(11)
Improvement performance bonds or certification
of satisfactory improvement completion, if applicable.
(12)
Parkland fee in lieu of land reserved for park
purposes, if applicable.
(13)
Outstanding professional fees and improvement
inspection fee, if applicable.
D.
Additional information. The Planning Board may require
additional information to be submitted as necessary for adequate review.
A.
Number of copies. At least 12 copies of the preliminary
plat shall be submitted to the Planning Board.
B.
Information. The plat shall be at a convenient scale
of no more than 60 feet to the inch. Plans shall be on uniform size
sheets not larger than 34 inches by 44 inches, and in conformance
with requirements for filing in the Orange County Clerk's office.
The preliminary plat shall include the following:
(1)
The name, address, original seal and signature of
the design professional(s) preparing the drawings.
(2)
The date of preparation and each revision; North arrow;
graphic scale; and notation that the plat is a "preliminary plan."
Where more than one sheet is required, a scaled map showing the entire
subdivision on one sheet shall be prepared. All sheets shall be consecutively
numbered with reference to the total number of sheets.
(3)
General site conditions, including but not limited
to orchards, hedges and other ornamental landscaping, wooded areas,
wet areas, existing structures, stone walls, lanes and existing improvements
within the portion to be subdivided and within 100 feet thereof.
(4)
Adjacent properties shall be identified by the names
of the owners of record, together with section, block and lot numbers.
(5)
Existing drainage features (e.g., culverts, marshes,
ponds, drainageways and streams) within the portion to be subdivided
and within 100 feet thereof.
(6)
Boundaries of special districts, such as school, fire,
water, etc.
(7)
Topographic contours established through land or aerial
survey at two-foot intervals, referred to the United States Geological
Survey mean sea level data, shading all slopes in excess of 15%.
(8)
An actual land survey of the boundary lines of the
tract giving complete, descriptive data by bearings, distances and
curve data, made and certified by a licensed land surveyor. Curve
data shall include radii, arc lengths and central angles. The plat
shall also include complete metes and bounds descriptions, and acreage,
of all lots and easements.
(9)
Existing streets in the subdivision, in close proximity,
and providing access to the subdivision, including right-of-way and
roadway locations and widths, type of roadway surface, street name
and indication of either state, county, town or private road.
(10)
Existing and proposed easements, and other rights-of-way,
in the subdivision, including width, accurate dimensions, purpose
and restrictions.
(11)
Previous and existing land uses.
(12)
Existing and proposed lakes, ponds, streams
(including stream classification), watercourses, wetlands, wet areas,
drainageways and all drainage structures in and near the subdivision,
and those which may be impacted by the subdivision.
(13)
Existing utilities.
(14)
Rock outcrops, wooded areas, orchards, ledges
and other notable features.
(15)
Proposed lot lines with accurate dimensions;
lot acreage; and building setback lines. Lots shall be consecutively
numbered.
(16)
All existing and proposed structures and improvements.
(17)
Locations of existing and proposed driveways
and driveway culverts. Available sight distances for all driveways
shall be provided where proposed driveways access onto existing roadways.
Proposed driveway profiles may be required by the Planning Board.
(18)
Existing water supplies, water mains and sewage
disposal systems within 200 feet of the subdivision boundary, or certification
that none are present.
(19)
Suitable subsurface sewage disposal absorption
system design and suitable fifty-percent reserve areas, or other proposed
sewage disposal. Reserve areas shall also be provided for existing
sewage disposal systems in accordance with the state and county regulations.
The design shall include results of percolation and deep pit tests
to ascertain subsurface soil, rock and groundwater conditions.
(20)
Proposed water supply. Either individual well
designs or connection with existing water supply system to provide
water for domestic consumption and for fire protection.
(21)
Proposed streets.
(22)
Drainage plan, including drainage calculations
necessary to support the sizing of proposed drainage structures and
verify that no adverse impact on existing drainage will result. Watersheds
and drainage structures, both upstream and downstream of the site,
must be considered. Proposed drainage structures shall be shown, including
location, type and size.
(23)
Proposed grading plan, including temporary and
permanent methods of stabilization.
(24)
Proposed lighting plan, including luminaire
location, types and coverage.
(25)
Proposed land reservations for recreation, parks,
open space or other public or private use.
(26)
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Town Code Chapter 154, Stormwater Management and Control. The SWPPP shall meet the performance and design criteria and standards in Chapter 154. The final subdivision plat shall not be approved unless it is determined to be consistent with the provisions of Chapter 154.
[Amended 12-8-2005 by L.L. No. 6-2005]
(27)
Floodplains and floodways as designated by the
Federal Emergency Management Agency on Flood Insurance Rate Maps,
and other areas proved to have periodic flooding or inundation.
(28)
Freshwater wetlands, as designated and/or delineated
by the New York State Department of Environmental Conservation, including
identification codes, buffers, restrictions and DEC certification,
as well as any Army Corps of Engineers wetland delineations, or certification
that none exist on the subdivision lands.
(29)
Preliminary designs of any bridges or culverts
which may be required.
(30)
All parcels of land proposed to be dedicated
to public use and the conditions of such dedication.
(31)
The locations of all isolated trees over one
foot in diameter, four feet above ground level, and other significant
site features.
C.
Accompanying data. The following information shall
be submitted to the Planning Board in conjunction with the preliminary
plat:
D.
Additional information. The Planning Board may require
additional information to be submitted as necessary for adequate review.
A.
Number of copies. At least 12 copies of the final
plat shall be submitted to the Planning Board.
B.
Information. The plat shall be at a convenient scale
of not more than 60 feet to the inch. Plans shall be on uniform-size
sheets not larger than 34 inches by 44 inches, and in conformance
with requirements for filing in the Orange County Clerk's office.
The final plat shall include all information provided on the preliminary
plat and the following:
(1)
The date of preparation and each revision; North arrow;
graphic scale; and the notation that the plat is a "final plan." Where
more than one sheet is required, a scaled map showing the entire subdivision
on one sheet shall be prepared. All sheets shall be consecutively
numbered with the reference to the total number of sheets.
(2)
The location and type of all found, and set, monumentation
shall be shown.
(3)
Orange County Department of Health testing results
and approved sewage disposal system for each lot, if required.
(4)
Proposed fire suppression provisions, if required.
(6)
Plans and profiles showing the exact location, size
and invert elevations of existing and proposed water mains, sanitary
sewers and stormwater drains; profiles of all utility lines, at points
of interference; and the location of fire hydrants, gas lines and
other underground utilities or structures.
(7)
Detailed plans for bridges, culverts or similar structures.
C.
Accompanying data. The following information shall
be submitted to the Planning Board in conjunction with the final plat:
(1)
Completed final plat checklist.
(2)
Road access and driveway access approvals from State,
County or Town Highway Departments.
(3)
Orange County Soil and Water Conservation District
review, if required.
(4)
Orange County Planning Department review, if applicable.
(5)
Abutting municipality comments, if applicable.
(6)
Fire District comments, if applicable.
(7)
Written approval of all involved regulatory agencies,
such as the Orange County Department of Health and the New York State
Department of Environmental Conservation.
(8)
Offers of cession, deed restriction, protective covenants
and maintenance agreements.
(9)
Affidavit of publication of public hearing notice
and certified return receipt notices.
(10)
Improvement bond estimate from Town Engineer,
if applicable.
(11)
Improvement performance bonds or certification
of satisfactory improvement completion.
(12)
Parkland fee in lieu of land reserved for parkland
purposes, if applicable.
(13)
Outstanding professional review fees and improvement
inspection fee.
D.
Additional information. The Planning Board may require
additional information to be submitted as necessary for adequate review.
No more than one new lot may be created, either
simultaneously or sequentially, from a parent parcel under the classification
of a casual subdivision. In the case of casual subdivision only, the
subdivision plat application shall include the following information:
A.
Number of copies. At least 12 copies of the casual
subdivision plat shall be submitted to the Planning Board.
B.
Information. The plat shall be at a convenient scale
of not more than 60 feet to the inch. Plans shall be on uniform size
sheets not larger than 34 inches by 44 inches, and in conformance
with requirements for filing in the County Clerk's office. The final
plat shall include all information provided on the preliminary plat
and the following:
(1)
A copy of such covenants 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
lots to be subdivided and a deed plat of the remainder of the tract,
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 as approved
by the Board, and shall be referenced, and shown, on the plat.
(3)
Proposed subdivision name, names of the municipalities
and counties in which it is located.
(4)
The date, North point, map scale, name and address
of the record owner and subdivider.
(5)
Suitable subsurface sewage disposal absorption system
design and suitable fifty-percent reserve areas, or other proposed
sewage disposal. Reserve areas shall also be provided for existing
sewage disposal systems in accordance with state and county regulations.
The results shall include results of percolation and deep test pits
to ascertain subsurface soil, rock and groundwater conditions.
(6)
Location of all state and federal wetlands in disturbed
areas or certification that none exist within the area of disturbance.
(7)
The plat to be filed with the Orange County Clerk
shall be printed upon linen or mylar. The size of the sheet shall
be no smaller than 8 1/2 inches by 11 inches nor larger than 34 inches
by 44 inches.
A.
Improvement as-built plans. As-built drawings shall
be submitted showing all variations in improvement construction from
previously approved plans and all right-of-way, and easement, monuments
which are not shown on previously approved plans. The plans shall
include the certification of an appropriate design professional, including
name, address, license number, seal and signature.
C.
The Planning Board may request an overall development
plan on the remaining lands of a property in question where the Board
has reason to believe that future sections will be submitted or that
the applicant may be segmenting under SEQR.
D.
The Planning Board may require the preservation of
any existing features to the greatest extent practical, including,
but not limited to, stone walls, woods, ponds, vistas, etc., which
may preserve the natural aesthetics of the parcel.
A.
Where the Board finds that extraordinary hardships
may result from strict compliance with these regulations, it may waive
the regulations so that substantial justice may be done and public
interest secured; provided that such waiver will not have the effect
of nullifying the intent and purpose of the Comprehensive Plan, Zoning
Law,[1] Official Map or these regulations.
B.
On granting waivers and modifications, the Board may
require such conditions as will, in its judgment, substantially secure
the objectives of the standards or requirements contained herein.
