The sketch plan initially submitted to the Planning Board shall
be based on Tax Map information or some other similarly accurate base
map at a scale (preferably not less than 200 feet to the inch) to
enable the entire tract to be shown on one sheet. The sketch plan
shall be submitted showing the following information:
A.
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.
B.
All existing structures, wooded areas, streams and other physical
features, within the portion to be subdivided and within 200 feet
thereof. If topographic conditions are significant, contours shall
also be indicated at intervals of not more than five feet.
C.
The name of the owner and of all adjoining property owners as disclosed
by the most recent municipal tax records.
D.
The Tax Map sheet, block and lot number.
E.
All utilities available and all streets which are either proposed,
mapped or built.
F.
The proposed pattern of lots (including lot width and depth), street
layout, recreation areas, systems of drainage, sewerage and water
supply within the subdivided area.
G.
All existing restrictions on the use of land, including easements,
covenants or zoning lines.
In the case of minor subdivision only, the subdivision plat
application shall include the following information:
A.
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
B.
An actual field survey of the boundary lines 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 Village
Engineer and shall be referenced and shown on the plat.
C.
The proposed subdivision name and the name of the Village and county
in which it is located.
D.
The date, North point, map scale and name and address of the record
owner and subdivider.
The following documents shall be submitted for preliminary or
conditional approval. Five copies of the preliminary plat, prepared
at a scale of 50 feet to the inch, showing.
A.
The proposed subdivision name, name of Village and county in which
it is located, date, true North point, scale and name and address
of record owners, subdivider and engineer or surveyor, including license
number and seal.
B.
The name of all subdivisions immediately adjacent and the name of
the owners of record of all adjacent property.
C.
School and zoning district boundaries.
D.
All parcels of land to be dedicated to public use and the condition
of such dedication.
E.
The location of existing property lines, easements, buildings, watercourses,
marshes, rock outcrops, wooded areas and other significant existing
features for the proposed subdivisions and adjacent property.
F.
The location of existing sewers, water mains, culverts and drains
on the property, with pipe sizes, grades and direction of flow.
G.
Contours, with intervals of two feet or less, as required by the
Board, including elevations on existing roads, a grading plan shall
be prepared to show approximate finished grades of all areas of grading.
H.
The width and location of any streets or public ways or places shown
on the Official Map, within the area to be subdivided, and the width,
location, grades and street profiles of all streets or public ways
proposed by the developer.
I.
Waterlines.
(1)
The location and size of all proposed water lines, valves, hydrants
and sewer lines, with profiles, indicating connections with existing
lines or alternate means of water supply or sewage disposal and treatment.
J.
Storm drainage plan indicating the approximate location and size
of proposed lines and their profiles.
K.
Plans and cross sections showing the proposed location and type of
sidewalks, 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 and location of
manholes, basins and underground conduits.
L.
Designs of any bridges or culverts which may be required.
M.
The proposed lot lines with dimensions and area of each lot.
N.
Where the topography is such as to make difficult the inclusion of
any of the required facilities within the public areas as laid out,
the preliminary plat shall show the boundaries of proposed permanent
easements over or under private property, which permanent easements
shall not be less than 25 feet in width and which shall provide satisfactory
access to an existing public highway or other public highway or public
open space shown on the subdivision of the Official Map.
O.
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 located on the ground and marked by substantial monuments of such
size and type as approved by the Village Engineer and shall be referenced
and shown on the plat.
P.
If the application covers only a part of the subdivider's entire
holding, a map of the entire tract, drawn at a scale of not less than
400 feet to the inch, showing an outline of the platted 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 subdivider's entire holding submitted
shall be considered in the light of the entire holdings.
Q.
A copy of such covenants of deed restrictions as are intended to
cover all or part of the tract.
A.
The following documents shall be submitted for plat approval:
(1)
The plat shall be drawn in ink on tracing cloth or substitute acceptable
to the Planning Board in sheets not exceeding 30 inches by 42 inches
and at a scale of not more than 50 feet to the inch. When more than
one sheet is required, an additional index sheet of the same size
shall be filed showing to scale the entire subdivision with lot and
block numbers clearly legible.
B.
The plat shall show:
(1)
The subdivision name, date, scale and North point.
(2)
Certification of title showing ownership.
(3)
The names of owners of adjacent land.
(4)
Certification by a licensed engineer or surveyor as to the accuracy
of the survey and plat.
(5)
Street lines, pedestrianways, lots, reservations, easements and areas
to be dedicated to public use.
(6)
Waterlines, sanitary sewers, storm drains, gas lines and buried cables,
including all accessories to these facilities.
(7)
Street name sign and traffic control sign locations.
(8)
Sufficient data acceptable to the Village Engineer to determine readily
the location, bearing and length of every street line, lot line, boundary
line, and to reproduce such lines upon the ground. Where applicable,
these should be referenced to monuments included in the New York State
Plane Coordinates System East Zone and, in any event, should be tied
to reference points previously established by a public authority.
(9)
The length and bearing of all straight lines, radii, length of curves
and central angles of all curves and tangent bearings shall be given
for each street. All bearings and distances of the lines of each lot
shall also be given. All dimensions shall be shown in feet and decimals
of a foot. The plat shall show the boundary of the property location,
graphic scale and true North point.
(10)
Permanent reference monuments shall be shown and shall be constructed
in accordance with specifications of the Village Engineer. When referenced
to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Transportation. They
shall be placed as required by the Village Engineer and their location
noted and referenced upon the plat.
(11)
All lot corner markers shall be permanently located satisfactorily
to the Village Engineer, at least 3/4 inch (if metal) in diameter
and at least 24 inches in length, and located in the ground to existing
grade.
(12)
Monuments of a type approved by the Village Engineer 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 shall
be required by the Village Engineer.
C.
The plan/profile of each street and utility easement, with a horizontal
scale of 50 feet to the inch and vertical scale of four feet to the
inch showing the following:
(1)
All pavement, storm drains, sanitary sewers, gas lines, buried cables
and water lines with all accessories.
(2)
Pavement and utility stationing including all horizontal and vertical
control points and grades.
(3)
Signature and seal of a professional engineer and land surveyor.
(4)
A North arrow.
D.
Final plat, and plan/profiles shall show all facilities which the
subdivision standards require. All lettering shall be neat and legible.
E.
In addition to the required drawings, the following documents shall
be submitted as part of the final plat.
(1)
Copies of all required permits and letters from federal, state and
county agencies, listing all requirements and any restrictions that
apply to the development of the subdivision.
(2)
Protective covenants in form for recording, including covenants governing
the maintenance of unceded public spaces or reservations and copies
of deed restrictions, if any for all properties in the subdivision
including lands set aside for perpetual open space.
(3)
Such other certificates, affidavits, endorsements, agreements or
other agency permits of the applicant may be required by the Planning
Board in enforcement of these regulations.
(4)
A stormwater management plan designed to prevent environmental damage
on or off the site and to size the stormwater structures for the projected
flows as required in this subdivision regulation. The stormwater management
plan shall be designed to limit the water flow (volume and rate of
runoff) from the site, during and after construction, to be no more
than the flows prior to the start of the project. The design shall
comply with the recommendations in the New York Guidelines for Urban
Erosion and Sediment Control. A copy of all design calculations shall
be provided to the Village Engineer.
F.
Partial dedication of roads.
(1)
If the developer wishes to develop the subdivision in sections, and
to dedicate a portion of the roads and drainage structures at various
stages, a schedule shall be submitted showing the portion that is
to be in each stage and the proposed schedule for the dedications.
The Planning Board will check that the request is feasible and that
it complies with the intent of these regulations.
(2)
No section shall contain less than 10% of the total number of lots
in the approved plat.
(3)
All roads in each stage must be connected at each end to an existing
Village, county or state road or an approved turnaround must be provided
for snowplows and emergency vehicles. The turnaround shall be shown
on the plat and shall remain until the next section of road has been
accepted by the Village. Adequate stormwater run off control and erosion
protection must be designed for each section to be effective without
construction of the subsequent sections.
(4)
If the Planning Board approves the filing of the plat in sections
a performance bond/letter of credit shall be provided to cover the
construction of the infrastructure in each section of the subdivision
including the cost of any temporary construction required. The owner
shall not be permitted to begin construction of buildings in any section
until such section has been filed in the office of the County Clerk
and a performance bond/letter of credit has been provided to the Village.
(5)
If the complete plat is filed with the County Clerk it must indicate
the section divisions approved by the Planning Board. A performance
bond/letter of credit shall be provided to cover the construction
of the infrastructure in each section of the subdivision including
the cost of any temporary construction required. The owner shall not
be permitted to begin construction of buildings in any section until
a performance bond/letter of credit has been provided to the Village.
(6)
More detailed information may be required by the Planning Board as
part of the final submission for a major subdivision in special cases.
The Planning Board, at its discretion, reserves the right to waive
any of the aforementioned final major subdivision requirements.
(7)
When the subdivision has received final approval and conditions required
by the Planning Board have been met, six copies of all plats reflecting
the design as approved by the Planning Board shall be provided at
the time the mylar plats are submitted for signature.
(8)
Two mylar copies of the plat(s) that reflect the design as approved
by the Planning Board shall be submitted for signatures and filing.
A.
The owner or his representative shall submit all reports and shall
notify the Village officials as required by these Subdivision Regulations,
in a timely manner as required to permit the required inspections.
These shall include:
(1)
A soils information report on the proposed subbase materials, to
the Village Engineer, prepared by the applicant's engineer, which
includes testing data on the proposed materials.
(2)
Notification to the Highway Superintendent shall be made 48 hours
prior to the proof rolling of the subbase. All unsatisfactory subbase,
as determined by the Village Engineer, shall be excavated and replaced
with new subbase material to the Village Engineer's satisfaction.
(3)
Notification to the Highway Superintendent shall be made 48 hours
prior to starting the paving.
B.
The Village Highway Superintendent and Village Engineer shall be
notified prior to the start of the following phases of the highway
and storm drainage construction so that one or both may make the appropriate
inspections as required by the Village:
C.
When the developer is ready to dedicate the roads and easements to
the Village, he shall submit an application for acceptance of village
roads and easements form to the Planning Board. The completed improvements
which are to be ceded to the Village shall be inspected and approved
by the Highway Superintendent, the Village Engineer and Chairman of
the Planning Board.
D.
The final plat and plan/profiles shall be corrected as built and
one reproducible copy on mylar plus three prints shall be furnished
to the Planning Board Chairman.
E.
The following items are required for dedication of highways and drainage
easements to the Village of Fort Edward. They shall be submitted to
the Planning Board to assure that they are complete, and in compliance
with these regulations, and with all requirements of the subdivision
as approved. When complete and approved, this material shall be turned
over to the Village Clerk for the required actions by the Village
Board.
(1)
One set of reproducible mylars and three sets of prints of the as-built drawings of the streets, drainage systems and utilities as described in Subsection D above. The prints will be distributed to the Highway Superintendent, Engineer and Planning Board Chairman.
(2)
The maintenance bond or letter of credit equal to 20% of the value
of the improvements, including storm drainage systems being ceded
to the Village. This maintenance bond or letter of credit is to remain
in effect for one year after the final inspection or until 75% of
the total lots within the subdivision have been developed, whichever
is later.
(3)
The escrow to cover the cost of providing and installing required
traffic signs not already in place.
(4)
Original and two copies of the proposed deed(s). The deed(s) shall
state that the Village of Fort Edward is a "municipal corporation,
organized and existing by virtue of the laws of the State of New York."
The first paragraph of the deed should state, not only the date and
title and preparer of the survey, but also the date of filing thereof
in the Washington County Clerk's Office.
(5)
A title insurance policy in the full value of the land and improvements
that will be dedicated to the Village.
(6)
Certification from the owner's engineer, architect and surveyor
that all construction has been performed in accordance with the final
plans.
(7)
A completed and signed application for acceptance of village roads
and drainage easements, including the signatures of the Highway Superintendent,
Village Engineer and the Chairman of the Planning Board indicating
that the construction was completed in accordance with approved plans
and specifications.
(8)
Payment of all charges by the Village that have not been previously
paid.
F.
The developer shall correct all construction failures which develop
in the highway and drainage systems during the period that the maintenance
bond is required. If the corrections are not completed within a reasonable
period of time, the Village shall make repairs and charge the costs
to the bond or letter of credit.
