Town of Wawayanda, 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. 
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:
(1) 
Completed preliminary plat checklist.
(2) 
Completed environmental assessment form (EAF), along with supporting documentation, as may be required.
(3) 
Affidavit of publication of public hearing notice and certified return receipt notices.
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.
(a) 
Name.
(b) 
Right-of-way descriptive data and width.
(c) 
Pavement and curb location and width.
(d) 
Cross sections.
(e) 
Sign locations and types. Road profile, including existing grades, proposed center line grades, vertical curves, utilities, drainage structures and other improvements.
(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:
(1) 
Completed preliminary plat checklist.
(2) 
Completed full environmental assessment form (EAF), along with supporting documentation.
(3) 
Affidavit of publication of public hearing notice and certified return receipt notices.
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.
(5) 
Right-of-way and easement monuments, in accordance with the Town road specifications.[1]
[1]
Editor's Note: See Ch. 158, Street Specifications.
(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.
B. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B, Certificate of occupancy, was repealed 5-3-2007 by L.L. No. 3-2007.
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.
E. 
(Reserved)[2]
[2]
Editor's Note: Former Subsection E, regarding subdivision with completed road construction, was repealed 5-3-2007 by L.L. No. 3-2007.
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.
[1]
Editor's Note: See Ch. 195, Zoning.
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.
A. 
These regulations shall take effect immediately, on the approval of same by the Town Board.
B. 
The invalidity of any provision of these regulations shall not invalidate any other part.