The applicant is required to submit one original and 14 copies of the preliminary plat application. Such application shall include the following documents and/or information:
A. Preliminary plat. The preliminary plat shall be laid out by a licensed professional engineer and/or a licensed professional land surveyor with a properly executed New York State Education Department Exemption N. Such preliminary plat shall be prepared at a scale of one inch equals 50 feet zero inches, clearly showing:
(1) The location of all existing and proposed property lines, buildings, watercourses and other important topographic features.
(2) Existing and proposed contours showing elevations at two-foot contour intervals and extending at least 100 feet off site.
(3) The location, names and widths of all existing and proposed streets, easements, lots and building lines, wells and septic tanks and fields and similar facts regarding property immediately adjacent to or opposite the proposed subdivision.
(4) A location map showing:
(a) The zoning district or districts in which the land to be subdivided is located; and
(b) The property included in the proposed subdivision and all contiguous properties of the proposed subdivision and all properties within 500 feet in each direction from the boundary line of the proposed subdivision along any contiguous street or highway. All properties shall be identified by lot and parcel number and names of owners.
(5) The location and size of any existing sewers, water mains, culverts and drain pipes, electric, telephone and cable television lines and proposed sewers, water mains, culverts and drain pipes on the property or immediately adjacent to the property to be subdivided.
(6) The proposed arrangement and approximate area, width and length of street frontage and setback requirements of each lot for the purpose of demonstrating to the Planning Board that the proposed location of streets makes possible a layout of lots in accordance with the requirements of the Town of Queensbury Zoning Law for the district or districts in which the subdivision is located.
(7) All parcels of land proposed to be dedicated to the public use.
(8) The date, North arrow and scale.
(9) The title under which the proposed subdivision is to be recorded, with the names of the owner and the engineer or land surveyor who prepared the preliminary plat; the license number and seal of the engineer or land surveyor shall be affixed to the drawing.
B. Layout plans. Layout plans shall be prepared by a professional licensed engineer or professional licensed land surveyor with a properly executed New York State Education Department Exemption N. Such layout plans shall be incorporated on the preliminary plat and shall show the following:
(1) The exact layout and dimensions of proposed streets, including stationing and tie-in to the center-line distances of existing streets with monuments and other points, as required.
(2) The location and widths of all streets, pavements, curbs, sidewalks, easements, parks and other open spaces.
(3) The proposed names of all streets, and the radii of all curves in the street line.
(4) The location of all proposed utilities, including the proposed water supply, sanitary sewers, stormwater drainage system and any other proposed underground utilities.
(6) The date, North arrow and scale.
(7) The title under which the proposed subdivision is to be recorded, with the names of the owner and engineer or land surveyor who prepared the layout plans; the license number and seal of the engineer or land surveyor shall be affixed to the drawing.
C. Construction details. Construction details shall be prepared by a licensed professional engineer or a licensed professional land surveyor with a properly executed New York State Education Department Exemption N. Such details shall include:
(1) The proposed sanitary sewer system, including pipe sizes, bedding and profiles.
(2) The proposed storm drainage system, including pipe sizes, bedding, catch basin and manhole details, profiles and method of disposal of collected stormwater.
(3) The proposed water supply system.
(4) Any other proposed underground utilities.
(5) A typical cross section of the roadway, including the right-of-way width, pavement width and depth of pavement materials and subbase, the location of utilities, character and dimensions of curbs and sidewalks and side slope grading.
(6) Profiles, showing the original ground surface and finished street surface at center lines of all streets, percentage of grades of streets, stationing and elevations of all points of curvature, points of intersection, points of tangency and of proposed sewers, drains, culverts, manholes and other features. Invert elevations and slopes of sewers and drains and both surface and invert elevations of manholes shall be indicated. Profiles shall be drawn to the scale of four feet to the inch vertical and 40 feet to the inch horizontal. The stationing shall show accurate center-line distances. The elevations of the original ground surface shall be to the nearest tenth of a foot and of fixed points to the nearest hundredth of a foot.
(7) The location and elevation of all proposed monument locations.
(9) The title under which the proposed subdivision is to be recorded, with the names of the owner and engineer who prepared the construction details; the license number and seal of the engineer shall be affixed to the drawing.
D. Landscape plan. A landscape plan shall be prepared by a licensed landscape architect for subdivisions greater than 10 lots. Such landscape plan shall include:
(1) The location and species of street trees, if retained within the right-of-way or proposed to be planted by the subdivider.
(2) Details of methods of tree protection and tree planting.
(3) Plans and details of any site improvements related to park or recreation planning, including layout, grading, planting and details of any improvements.
(4) Plans and details of any other public amenities provided in the subdivision.
(6) The title number which the proposed subdivision is to be recorded, with the names of the owner and landscape architect who prepared the landscape plan; the license number and seal of the landscape architect shall be affixed to the drawing.
E. Clearing plan. A clearing plan shall be prepared at a scale of one inch equals 50 feet zero inches. Such plan shall show the following details:
(1) Existing vegetation prior to any clearing of the site for site investigation purposes.
(2) Areas of vegetation removed from the site for investigation purposes.
(3) The location of roadways, underground or overhead utilities not in roadways, limits of grading, proposed location of any buildings, septic systems, wells and driveways and any other improvements which might require clearing.
(4) Areas where slopes are greater than 20%, as per §
A183-26.
(5) Limits of proposed clearing of trees.
(6) Measures to be taken to protect remaining trees, including details.
F. Grading and erosion control plans. A grading plan and erosion control plan shall be prepared at a scale of one inch equals 50 feet zero inches. Such plan shall show the following:
(1) A generalized grading and drainage plan (does not require spot grades or slope designation).
(2) Any phasing of tree removal and/or construction.
G. Environmental report. A long environmental assessment form shall be prepared in accordance with the State Environmental Quality Review Act describing the potential environmental impact of the proposed subdivision.
H. Statement of intent. A statement of intent shall be submitted by the applicant. Such statement shall include:
(1) Proof of ownership of the land to be subdivided, in a form approved by the Town Attorney.
(2) The nature and extent of proposed street improvements.
(3) The nature and extent of any recreational features, parks, playgrounds, water supply, sewerage and drainage rights-of-way and easements, retention basins and other land to be dedicated to public use and the conditions under which dedication of these features is to be made to the Town.
(4) A statement that the applicant will install all improvements in accordance with the standards prescribed by the departments of the Town having jurisdiction, and set all monuments as shown on the final plat thereof in such manner as the Board may designate.
I. A stormwater management plan and a stormwater pollution prevention plan consistent with the requirements of Chapter
147, Stormwater Management.
J. Fees.
(1) The application for preliminary plat approval shall be accompanied by a fee listed on the current schedule of fees for the Town of Queensbury posted in the Planning Office.
(2) In addition to the fee listed on the schedule of fees, the Planning Board may charge a fee to developers of projects requiring legal and technical review, provided that the fee charged reflects the actual cost of the legal and technical assistance to the Planning Board.
K. Waivers. If the Planning Board finds that any of the information requirements as set forth above are inappropriate or not necessary to conduct an informed review, it may waive such information requirements as it deems appropriate. Any such waiver shall be made in writing, and shall contain statements of the reasons why the waived information requirements are not necessary for an informed review under the circumstances. The Planning Board may grant such waivers on its own initiative or at the written request (that sets forth the specific requirements that are requested to be waived and the reasons for the requested waiver) of an applicant.