The following documents are required to be submitted along with
a subdivision plan application:
A.
A sketch plan. A sketch plan is strongly recommended by the City.
The purposes of a sketch plan are:
(1)
To allow the developer the opportunity to discuss subdivision design
with the Commission and any other appropriate City or county agency.
(2)
To allow the Planning Commission to explain the submission requirements
and set up a time schedule with the applicant.
(3)
To avoid costly architectural/engineering drawings on a plan which
may not be feasible.
B.
A preliminary plan: a submission of graphic exhibits and reports
explaining the location and extent of the development, the physical
features of the site, the proposed improvements and the servicing
impact on the developer and the community. A preliminary plan gives
this data in less detail as a basis for consideration of a final plan.
C.
A final plan: a submission more exact and specific than a preliminary
plan as befits an official document for recording purposes, but requiring
similar information. A sketch plan and a preliminary plan are recommended
methodology to ensure complete communication of development intentions
and coordinate the supplemental activities necessary to approval of
a final plan.
A.
An application shall be submitted with the sketch plan submission,
preliminary plan submission and final plan submission, as provided
for in the City of Cortland, Standard Application for Land Development
Review. The application shall be prepared by the land developer or
their agent and may be prepared with the assistance of the City Code
Enforcement Officer.
B.
The applicant shall disclose the name and interest of all parties
involved in the application as provided for in § 809 of
the General Municipal Law of the State of New York.
A.
The final plan submission requirements are for three categories of
documents:
(1)
Exhibits showing the location and extent of the development.
(2)
Exhibits showing the physical features of the site and improvements.
(3)
Reports explaining the development's servicing impact in quantifiable
terms and illustrating the particular responsibilities of the City
and the developer, both physical and economic, for meeting those impacts.
B.
Drafting standards.
(1)
The scale of maps shall be a minimum of one inch equals 50 feet or
a scale agreed upon with the Planning Commission. Unless otherwise
noted, sheet size will be a maximum of four feet by three feet. Where
there are two or more sheets, a key map at a scale sufficient to show
their relationship shall be provided.
(2)
Exhibits within a section may be combined on a sheet, where information
will not be obscured by such action. All maps shall contain the following:
(a)
Date, scale and North arrow as well as the name of the project
and developer shall be provided on each sheet, all dimensions: of
pavement, of easements, setbacks, rights-of-way, of constructed improvements,
of lots, streets, etc.
(b)
Names of existing and proposed streets.
(c)
Name and address of the owner.
(d)
Name and address of the developer.
(e)
Name and address of the engineer, planner, licensed surveyor,
etc.
C.
Location and extent exhibits.
(1)
Exhibit A, location and land use map. The site shall be shown on
a plan. Zoning districts within and adjoining the site shall be shown.
The acreage of the site shall be provided in the legend. The names
of all property owners within 600 feet of the site (from the most
recent tax list) shall be provided. In addition, the following uses
and their approximate distance from the site shall be shown:
(2)
Exhibit B, final survey map. Said map shall include:
(a)
A closed boundary survey of the property to be developed with
an accuracy of one part in 10,000. All bearings shall be referred
to true meridian.
(b)
All marker locations (permanent monuments).
(c)
All trees (species and caliper), shrub masses (species), rock
outcrops, natural drainage and courses, marshes, existing roads (dimensioned),
existing structures (construction condition and dimensions).
(d)
Contours at two- or more foot intervals in accordance with engineering
preference.
(e)
The name, address and seal of the professional engineer or licensed
land surveyor preparing the exhibit.
D.
Physical feature exhibits.
(1)
Exhibit C, soils map. This map will show the boundaries and names
of soil series within the site as specified by the United States Department
of Agriculture Soil Conservation Service.
(2)
Exhibit D, natural constraints map. Said map will indicate the limitations,
imposed by the site, on the proposed development by slopes, vegetation,
soils, bedrock, streams and wetlands.
(3)
Exhibit E, road and parking map. All roads and parking areas will
be shown and identified. The outlines of existing and proposed buildings
will be shown. In addition, the following information will be provided
on the plan:
(a)
Right-of-way widths.
(b)
Pavement widths.
(c)
Location of paths.
(d)
Location of trash removal system.
(e)
Cross section of each category of paving type.
(f)
Number, location and size of parking spaces.
(g)
Landscaped areas within parking lots.
(h)
Names of all roads and courts.
(i)
The acreage of impervious coverage (buildings, roads, paths,
etc.) and percentage of total site.
(j)
Clear sight triangles at all intersections.
(k)
Name, address and seal of the professional engineer or licensed
land surveyor approving the exhibit.
(4)
Exhibit F, amenity map. In this plan the developer/designer shows
those elements of their plan which go beyond the minimum standards
of design required by this chapter. The City will be afforded the
opportunity to see the intent of the designer and the decisions which
were made during the design. Certain parts of the design process allow
the designer to create opportunities to preserve, extend or create
new amenities. Among these concerns of design which will be shown
are:
(5)
Exhibit G, drainage map. Said map will show:
(a)
All areas of the site covered or to be covered by building or
paving, all areas of vegetation to be disturbed or removed by construction;
shall indicate natural drainageways, surface water and the one-hundred-year
floodplain where present; shall show all drainage-related site improvements,
including constructed swales, detention and retention ponds, culverts,
dams, stormwater pipes and bridges.
(b)
Name, address and seal of the professional engineer or licensed
land surveyor approving the exhibit.
(6)
Exhibit H, utility plan. Said plan shall include:
(7)
Exhibit I, landscape plan. Said plan shall include:
(a)
Location of existing specimen trees and shrub masses.
(b)
Indication of number and location of trees to be removed.
(c)
A table of all plant material (trees, shrubs, ground cover,
grass) to be used on the site, including common name, scientific name,
number, size and condition.
(d)
Typical location diagrams.
(e)
Location of all paths on the site, construction sections with
materials.
(f)
Location and description of all site lighting.
(g)
Front and rear elevations of buildings showing typical fencing
or screening provisions.
(h)
Unit numbering system (where applicable).
(i)
Name, address and seal of the landscape architect, professional
engineer or licensed land surveyor approving the exhibit.
(8)
Exhibit J, final land use plat. Said plat includes the same information
as Exhibit H. In addition, it shall include:
(a)
Floor elevations of all buildings.
(b)
Final grading at two- or more foot contour intervals in accordance
with engineering preference.
(c)
Typical front and rear elevations of all buildings, indicating
materials, to show architectural character.
(d)
Finished grades for all roads at minimum two-foot intervals
and high points and low points.
(e)
Profiles of all roads giving vertical curve radii dimensions.
(f)
Horizontal curve radii dimensions.
(g)
The name, address and seal of the licensed land surveyor, professional
engineer, architect and/or landscape architect approving the plan.
(9)
Exhibit K, comparison to preliminary plan. A report shall be submitted
providing for each section submitted a comparison of the preliminary
plan to the final plan indicating all changes made. Quantification
of all changes, additions or deletions to the plan are required. Special
note should be made of modifications requested as a result of the
preliminary review.
E.
Servicing impact reports (unless submitted as a preliminary plan).
(1)
Report A, population and economic. This report shall contain a service
feasibility and marketability study for the proposed development.
(2)
Report B, traffic and vehicle storage. Said report shall completely
describe the impact of site-related vehicles on existing and proposed
roads. Topics to be discussed include:
(a)
Number of vehicle trips in and out of the site by day and peak
hour projected.
(b)
Projected flow patterns for road, packing area and intersections.
(c)
Impact of site-created traffic on existing roads.
(d)
Improvements to all roads (existing and proposed).
(e)
Construction of roads and parking areas.
(f)
Clear sight triangles.
(3)
Report C, utilities. Said report shall include the needs for all
public utilities and City services. Refuse storage and collection
procedures shall be discussed. The need for water service and sewage
treatment, its effect on existing facilities and/or the construction
of on-site facilities shall be discussed, including the projection
of volumes.
(4)
Report D, drainage. Said report will discuss the effect of improvements
on stormwater retention and on water quality in the City. An analysis
of all drainage improvements shall be made. Calculations for the projected
maximum of a fifteen- and a one-hundred-year storm shall be given
for each collecting point of each drainage basin. Projection of the
development's effect on water quality shall be discussed and quantified.
(5)
Report E, public safety. Said report shall describe the provisions
for public safety during construction and the projected use of the
development. Topics to be discussed include:
A.
Subdivision sketch plan review. The subdivider shall, at least 10
days prior to a Planning Commission meeting, submit a subdivision
sketch plan for review.
(1)
The purpose of a sketch plan is to communicate the intentions of
a land developer to the Planning Commission and serves as:
(a)
A document for subdivision review and record.
(b)
A document for indicating initial reactions to the plan, setting
and scheduling procedure and giving advice by the Planning Commission
on a proposed subdivision prior to the developer's preparation of
more costly plans required by subdivision procedures.
(2)
The sketch plan is an informal document and should contain sufficient
information to convey the following:
(a)
Location of the site to be subdivided and its relation to zoning
districts, vehicle circulation system, current uses on adjacent property
and availability of servicing utilities, water and sewers.
(b)
Description of the site with existing and proposed improvements
such as location of property lines, physical features, rights-of-way
and an outline of development showing roads, streets and related improvements.
(3)
The Commission shall review the sketch plan and make recommendations,
if any, for inclusion in the developer's future submissions.
(4)
At the time of submission of the sketch plan, the Commission shall
determine whether the subdivision is a major or minor subdivision
as defined in this chapter and may require that as a minor subdivision
it must comply with all or some requirements specified for major subdivisions.
B.
Minor subdivision review. Approval of minor subdivision shall require
the following steps:
(1)
Step 1. The subdivider shall, within six months of approval of a minor subdivision sketch plan, submit a subdivision plat conforming to the layout shown on the sketch plan plus any requirements of the Planning Commission. The submission shall include the application and the plat drafted as required in § 250-21. The submission shall be accompanied by a review fee of $30. The submission shall be submitted at least 10 days prior to a regular Planning Commission meeting to the City Clerk in five copies.
(2)
Step 2. The City Clerk shall submit the plat submission to the Planning
Commission for review at the next regular meeting.
(3)
Step 3. The Planning Commission shall determine that the submission
meets all requirements and authorize the Clerk to notify the subdivider
in writing that the submission has been accepted for review. Further,
the Planning Commission shall refer the plat to the City Water Board
and City Engineer and, if required by General Municipal Law § 239-n,
to the County Planning Board and other reviewing agencies as required
by law.
[Amended 4-2-2002]
(4)
Step 4. The Planning Commission shall follow the procedures of § 32,
Subdivision 6, of the General City Law to approve, approve with conditions,
or disapprove the minor subdivision.
[Amended 4-2-2002]
(6)
Step 6. The Clerk, within five days of the resolution granting approval,
shall certify the plat, retain a copy for record and mail a copy to
the subdivider.
(7)
Step 7. The Chairperson of the Planning Commission shall sign the
plat, or if approval was conditional, shall sign the plat when the
conditions have been met. The approval or conditional approval of
a plat shall expire within 90 days after date of the Planning Commission's
resolution granting the approval. The Planning Commission may grant
up to two ninety-day extensions.
C.
Major subdivision review.
(1)
Step 1. Preliminary plan submission.
(a)
At the completion of sketch plan processing and upon receipt
by the developer of she reviewing agency's recommendations, the developer
shall, within six months, prepare and submit a preliminary plan. The
preliminary plan, especially in large subdivisions, is considerably
more detailed than the sketch plan and is often prepared by technicians
such as architects, engineers and land planners. At this stage, the
preliminary plan is a carefully worked out plan. It is not required
to be finalized in expensive drawings, but should be accurately drafted
so that the characteristics of the plan are evident. The preliminary
plan is required for all major subdivision proposals, and its purpose
is:
[1]
To act as a record of actions taken in land development review
involving land development, zoning change or zoning adjustment; and
[2]
To act as preliminary communication of a land subdivision proposal
prior to the review of a final plan. In subdivision review and action,
approval of a preliminary plan is not to be considered approval of
a final plat.
(b)
The preliminary plan submission requirements are for three categories of documents as required in § 250-21.
[1]
Exhibits showing the location and extent of the development.
[2]
Exhibits showing the physical features of the site and improvements.
[3]
Reports explaining the development's servicing impact in quantifiable
terms and illustrating the particular responsibilities of the City
and the developer, both physical and economic, for meeting those impacts.
(c)
The submission shall be submitted at least 10 days prior to
a regular Planning Commission meeting to the City Clerk in five copies.
(2)
Step 2. The City Clerk shall submit the plat submission to the Planning
Commission for review at the next regular meeting.
(3)
Step 3. The Planning Commission shall determine that the submission
meets all requirements and authorize the Clerk to notify the subdivider
in writing that the submission has been accepted for review. Further,
the Planning Commission may refer the plat to the City Water Board
and City Engineer and, if required by General Municipal Law § 239-n,
to the County Planning Board and other reviewing agencies as required
by law.
[Amended 4-2-2002]
(4)
Step 4. The Planning Commission shall follow the procedures of § 32,
Subdivision 5, of the General City Law to approve, approve with conditions,
or disapprove the preliminary plan.
[Amended 4-2-2002]
(6)
Step 6. The subdivider shall, within six months of approval of a preliminary plan, submit a subdivision plat conforming to the layout shown on the preliminary plan plus any recommendations made by the Planning Commission. The submission shall include the application and the plat drafted and documented as required in § 250-21. The submission shall be accompanied by a review fee of $30 plus $7 per lot.
(7)
Step 7. The City Clerk shall submit the plat submission to the Planning
Commission for review.
(8)
Step 8. The Planning Commission shall determine that the submission
meets all requirements and authorize the Clerk to notify the subdivider
in writing that the submission has been accepted for review. Further,
the Planning Commission shall refer the plat to the City Water Board
and City Engineer and, if required by General Municipal Law § 239-n,
to the County Planning Board and other reviewing agencies as required
by law.
[Amended 4-2-2002]
(9)
Step 9. The Planning Commission shall follow the procedures of § 32,
Subdivision 6, of the General City Law to approve, approve with conditions,
or disapprove the final plan.
[Amended 4-2-2002]
(11)
Step 11. The Clerk, within five days of the resolution granting
approval, shall certify the plat, retain a copy for record and mail
a copy to the subdivider.
(12)
Step 12. The Chairperson of the Planning Commission shall sign
the plat, or if approval was conditional, shall sign the plat when
the conditions have been met. The conditional approval of a plat shall
expire within 180 days after date of the Planning Commission's resolution
granting the approval, unless an extension is granted.
Before the Planning Commission grants final approval of the
subdivision plat, the subdivider shall guarantee the performance of
required improvements as provided for in § 33 of the General
City Law, State of New York.
[Amended 4-2-2002]
The Planning Commission, before granting final approval, and
as a condition of approval, must determine the need for parks to provide
for the needs of the subdivision. Further, the Commission shall determine
the amount and location of parks within the subdivision or may provide
for a monetary payment in lieu of land regulation. Procedures and
requirements are stated in § 33, Subdivision 4, of the General
City Law.
Filing of a subdivision plat is provided for in §§ 32
and 34 of the General City Law, State of New York.
