The following procedures and requirements shall apply to minor subdivisions. Lot improvement subdivisions shall be processed in accord with § 186-17. All other subdivisions and resubdivisions, regardless of the total number of lots involved, shall be processed as major subdivisions according to the procedures and requirements specified in §§ 186-11 through 186-16 of this chapter.
A. 
Application requirements. Any person proposing to create a minor subdivision shall submit along with the plans required in § 186-10B below, five copies of an application for minor subdivision approval. This application shall be on the form provided by the Planning Board and shall, at a minimum, specify and/or include:
(1) 
The name, address and telephone number of the property owner of record or his or her agent. If an agent shall be involved, authorization from the owner(s) shall be provided.
(2) 
The name or number of the road where the proposed subdivision is to be located.
(3) 
The name, address and telephone number of the surveyor or engineer preparing the subdivision plans.
(4) 
The type of water supply proposed.
(5) 
The type of sewer system proposed.
(6) 
The required fee or receipt for the same from the Planning Board Secretary or Town Clerk.
B. 
Plan requirements. The subdivider shall submit five copies of the final plan including one original on Mylar and required supplementary data for the proposed subdivision. This plan shall be prepared by a licensed land surveyor and shall show all the lots proposed to be created. The final plan shall be drawn by a licensed land surveyor to the County Clerk's dimensional and other filing specifications and shall meet the following requirements:
(1) 
Name of subdivision.
(2) 
Name, address and telephone number of owner of record.
(3) 
Name, address, and telephone number of developer if different from landowner.
(4) 
Name, address, license number, seal and signature of the licensed land surveyor responsible for the preparation of the subdivision plan and certification as to the accuracy of the survey and plans, giving date of survey and date drawing was completed. Such certification shall also include conformity with state health regulations and all regulations of the Town of Delaware with respect to sewage disposal.
(5) 
Date, including the month, day and year, that the final plan for the minor subdivision was completed and the month, day and year of each plan revision, along with a description of the revision.
(6) 
The section, block and lot number reference of the latest source(s) of title to the land being subdivided.
(7) 
North arrow (true or magnetic).
(8) 
Graphic scale and written scale.
(9) 
Lots numbered in consecutive order. The map shall depict the proposed subdivision as a part of the contiguous holdings of the subdivider and show adjacent lots already taken from the parcel.
(10) 
A plan of the area proposed to be subdivided, including the tract boundaries, street lines and names, lot lines, rights-of-way or easements (existing and/or proposed, if any).
(11) 
Sufficient data, acceptable to the Township, to determine readily the location, bearing and length of every boundary, street or lot line. All dimensions shall be shown in feet and hundredths of a foot. All bearings shall be shown to the nearest one second of the arc.
(12) 
The area of each lot or parcel shall be shown within each lot or parcel.
(13) 
Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by this chapter.
(14) 
Any existing buildings located on the tract being subdivided shall be planted to demonstrate compliance with setback requirements.
(15) 
Building setback lines. (Not required for lot improvements.)
(16) 
The name and/or number and pavement width and right-of-way lines of all existing public streets and the name, location and width of all other roads within or abutting the property.
(17) 
Names of adjoining property owners, including those across adjacent roads, and the names of all adjoining subdivisions, including those across adjacent roads.
(18) 
Watercourses, lakes, streams and ponds with names. (Not required for lot improvements.)
(19) 
Wetlands. (Not required for lot improvements.)
(20) 
Site data, including total acreage, number of lots, size of any remaining acreage in the tract from which lots are taken, existing zoning district and Tax Map number.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(21) 
Contour lines at an interval of not greater than 20 feet, as superimposed from the latest USGS quadrangle or from a field survey. A minimum of two contour lines are required to show direction and amount of slope. (Not required for lot improvements or lots containing existing sewage systems.)
(22) 
Location of all flood hazard areas as shown on the most recent FIA/FEMA mapping. (Not required for lot improvements.)
(23) 
The location and extent of various soil types by Natural Resources Conservation Service (NRCS) classification for each type, and locations of soil test pits and wells. (Not required for lot improvements or lots containing existing sewage systems.)
(24) 
The location of any soil test pits and/or percolation tests. The logs of the test pit evaluations and the results of the percolation tests shall accompany the plan.
(25) 
The proposed areas for location of wells and subsurface sewage disposal fields when on-site disposal is proposed.
(26) 
A key map for the purpose of locating the property being subdivided.
(27) 
Approval/signature blocks for the Planning Board and New York State Department of Health.
(28) 
A title block on the lower right corner.
C. 
Submission. The subdivider shall submit the application for minor subdivision approval, along with the required copies of the plan and supporting documentation to the Planning Board at a duly convened meeting of the Town Planning Board.
D. 
SEQRA. The applicant shall submit all necessary documents for compliance with the State Environmental Quality Review Act.
E. 
Agricultural data statement. The minor subdivision application shall include an agricultural data statement as required by § 283-a of the New York State Town Law in cases where the subdivision involves property within an agricultural district containing a farming operation or involves property with boundaries within 500 feet of a farm operation located in an agricultural district. Agricultural districts are such districts designated in accord with the New York State Agriculture and Markets Law, Article 25-AA, Agricultural Districts Law, as amended. If the proposed minor subdivision does not meet the criteria requiring an agricultural data statement, the applicant shall provide a certification to such effect. Agricultural data statements shall be submitted by the applicant on the form provided by the Planning Board and shall be processed in accord with § 283-a of the New York State Town Law.
F. 
Procedure. Minor subdivision applications shall be processed in accord with § 186-18 of this chapter. Preliminary plans shall not be required for minor subdivisions.
A. 
Sketch plan. A sketch plan may be submitted at a duly convened meeting of the Town Planning Board by an applicant for the purpose of classification and preliminary discussion of the proposed subdivision. No action will be taken by the Board with respect to a sketch plan and no discussions concerning the same shall later be construed to have implied approval of any sort.
B. 
Preliminary plan. Six copies of an application and preliminary plan shall be required for all proposed major subdivisions. The preliminary plan shall include all the items identified in § 186-13 below and shall be submitted to the Planning Board Secretary or Town Clerk at least seven days prior to the meeting at which the plan will be formally presented. The Planning Board Secretary or Town Clerk, as the case may be, shall note receipt of the application and collect any fees due. This application shall be on the form provided by the Planning Board and shall, at a minimum, specify and/or include:
(1) 
The name, address and telephone number of the property owner of record or his or her agent. If an agent shall be involved, authorization from the owner(s) shall be provided.
(2) 
The name or number of the road where the proposed subdivision is to be located.
(3) 
The name, address and telephone number of the surveyor preparing the subdivision plans.
(4) 
The type of water supply proposed.
(5) 
The type of sewer system proposed.
(6) 
The section, block and lot number reference of the latest source(s) of title to the land being subdivided.
(7) 
The required fee or receipt for the same from the Planning Board Secretary or Town Clerk.
C. 
SEQRA. The applicant shall submit all necessary documents for compliance with the State Environmental Quality Review Act.
D. 
Agricultural data statement. The major subdivision application shall include an agricultural data statement as required by § 283-a of the New York State Town Law in cases where the subdivision involves property within an agricultural district containing a farming operation or involves property with boundaries within 500 feet of a farm operation located in an agricultural district. Agricultural districts are such districts designated in accord with the New York State Agriculture and Markets Law, Article 25-AA, Agricultural Districts Law, as amended. If the proposed minor subdivision does not meet the criteria requiring an agricultural data statement, the applicant shall provide a certification to such effect. Agricultural data statements shall be submitted by the applicant on the form provided by the Planning Board and shall be processed in accord with § 283-a of the New York State Town Law.
E. 
Procedure. Major subdivision applications shall be processed in accord with § 186-18 of this chapter.
F. 
Improvements. After receiving approval of a preliminary plan (or when conditions are removed), the subdivider may, in accord with § 186-14, install or guarantee the installation of the improvements required by this chapter and commence the preparation of final plans.
G. 
Final plans. Following the installation and inspection of improvements or preparation of satisfactory guarantees for their installation and maintenance, the subdivider may submit final plans to the Town, which shall be processed in accord with § 186-18 of this chapter.
H. 
Approval of plan in sections. See § 186-18D(2) and H of this chapter.
A sketch plan should be at a scale sufficient to show the entire tract on one sheet and should show or include the following:
A. 
The location of that portion which is to be subdivided in relation to the entire tract.
B. 
All existing structures and wooded areas within the portion to be subdivided.
C. 
The name of the owner and of all adjoining property owners as disclosed by the most recent deed or tax records.
D. 
All streets or roads, streams, water, sewage and gas and power lines within 500 feet of the subdivision.
E. 
Boundaries of total tract and acreage contained within it.
F. 
North point, scale and date.
G. 
A location map with sufficient information to clearly show the location of the property.
A. 
The preliminary plan shall be clearly marked "preliminary plan" and shall be clearly and legibly drawn by a licensed land surveyor to the County Clerk's dimensional and other filing specifications.
B. 
The plans and supporting documentation shall contain the following information:
(1) 
Proposed name of the subdivision. This name shall not duplicate in spelling or pronunciation any recorded subdivision within the Town of Delaware.
(2) 
Name, address and telephone number of the owner of record.
(3) 
Name, address and telephone number of developer if different from landowner.
(4) 
Name, address, license number, seal and signature of the licensed land surveyor responsible for the preparation of the subdivision plan, and the name, address, license number, seal and signature of the Professional Engineer responsible for the preparation of supporting documents.
(5) 
Date, including the month, day and year, that the preliminary plan was completed and the month, day and year for each plan revision along with a description of the revision.
(6) 
Location by town, county and state.
(7) 
A key map for the purpose of locating the property being subdivided and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, zoning districts, and watercourses.
(8) 
North point, date and graphic scale.
(9) 
Boundaries of entire tract and its total acreage.
(10) 
Names of present adjoining property owners and the names of all adjoining subdivisions, if any, including property owners and/or subdivisions across adjacent roads.
(11) 
Proposed and existing street and lot layout on immediately adjacent tracts, including names and right-of-way and pavement widths of all streets and/or roads.
(12) 
Existing man-made or natural features, including but not limited to the following:
(a) 
Watercourses, ponds and lakes, with name of each.
(b) 
Buildings, structures, parks and public grounds, and certified historic sites or structures within 500 feet of the proposed development.
(c) 
Approximate location of tree masses.
(d) 
Location and size of culverts with the direction of water flow.
(e) 
New York State-designated wetlands.
(f) 
Approximate locations of existing sanitary sewers, public water mains, storm sewers, electric power and transmission lines, gaslines, and all other items above or below ground, with direction of flow and pressure.
(g) 
All other significant man-made or natural features within the proposed subdivision and 100 feet beyond the boundaries of the proposed subdivision and/or development.
(13) 
Location of flood zones as shown on the most recent FIA/FEMA mapping.
(14) 
Location and extent of various soil types by Natural Resources Conservation Service (NRCS) classification.
(15) 
In cases where on-site sewage disposal is proposed, the location and results of soil test pits and percolation tests.
(16) 
Location, width and purpose of any existing or proposed rights-of-way or other easements.
(17) 
Contour lines, at an interval of not more than five feet. Contour lines at closer intervals may be required if more detail is deemed necessary in cases of steep slopes or other site characteristics.
(18) 
The full plan of the proposed subdivision and/or development, including:
(a) 
Location and widths of all streets, suggested types (major, collector, minor) and all rights-of-way with a statement of any conditions governing their use. The street proposals shall be accompanied by a submission of plans as required by the Town road and street encroachment ordinances or laws, including construction materials, profiles, cross sections and preliminary designs for bridges and culverts.
(b) 
Proposed street names which shall not duplicate existing names in the Town of Delaware by spelling or pronunciation.
(c) 
Building setback lines.
(d) 
Lot and/or parcel sizes.
(e) 
Lot numbers.
(f) 
A statement of number of lots and/or parcels.
(g) 
A statement of the intended use of all nonresidential lots and/or parcels.
(h) 
A statement of the total acreage in the proposed subdivision and/or development.
(i) 
County tax assessment property number.
(j) 
All drainage easements marked as such.
(k) 
Approximate final grades in areas of cut or fill.
(l) 
All open space easements and parcels to be dedicated to the public, or reserved for their use, or to be reserved by covenant for residents, shall be shown and marked as such.
(m) 
Any and all other significant information.
(19) 
Approximate locations of existing sanitary sewers, public water mains, storm sewers, electric power and transmission lines, gaslines, and all other items above or below ground, with direction of flow and pressure.
(20) 
Proposed covenants and restrictions.
(21) 
Evidence of water supply. In cases where no public water supply is planned as part of the subdivision, the subdivider shall supply acceptable evidence of the availability of other potable water source. This evidence may be in the form of logs from test wells by the subdivider or logs from existing wells established by professional well drillers.
(22) 
A letter from each utility company as well as municipal water and sewer providers servicing the area, indicating that the utility company is aware of and will be able to provide service to the proposed subdivision and stating the conditions under which service will be provided.
(23) 
Erosion and sedimentation plan prepared by a professional engineer in cooperation with the Sullivan County Conservation District, if required by the Planning Board.
(24) 
Stormwater management plan prepared by a professional engineer in cooperation with the Sullivan County Conservation District, if required by the Planning Board.
(25) 
Certification by a professional engineer as to the conformity of the plans with the requirements of the New York State Department of Health and the Town of Delaware pertaining to sewage disposal.
(26) 
Zoning data, including all of the following, when applicable:
(a) 
Zoning district designations.
(b) 
Zoning district boundary lines transversing the proposed subdivision and/or development.
(c) 
Zoning district boundary lines within 1,000 feet of the proposed subdivision and/or development, shown on location map.
(27) 
A title block on the lower right corner of the preliminary plans.
(28) 
Any other information deemed necessary by the Planning Board.
A. 
Methods to be followed. Following approval of the preliminary plan, the subdivider, in a manner consistent with § 277 of the New York State Town Law, shall provide for the installation of the required improvements (those physical additions and changes which may be necessary to provide usable and desirable lots). Prior to requesting final plan approval the subdivider must:
(1) 
Install all the required improvements; or
(2) 
File with the Town of Delaware a performance guarantee to insure installation and construction of all required improvements.
B. 
Performance bond or other security. This § 186-14B is intended to be consistent with § 277 of the New York State Town Law, and the Town hereby incorporates all authorities and requirements contained therein as part of this chapter.
(1) 
Furnishing of security. As an alternative to the installation of infrastructure and improvements as above provided, prior to requesting final plan approval a performance bond or other security sufficient to cover the full cost of same, as estimated by the Planning Board or Town Engineer as may be designated by the Planning Board to make such estimate, where such estimate is deemed acceptable by the Planning Board, shall be furnished to the Town by the owner.
(2) 
Plan sections. In the event that the owner shall be authorized to file the approved plan in sections, as provided in § 276, Subdivision 7(b) of the New York State Town Law, approval of the plan may be granted upon the installation of the required improvements or in the furnishing of security covering the costs of such improvements in the section of the plan to be so approved. The owner shall not be permitted to begin construction of buildings in any other section until the required improvements have been installed in such section or a security covering the cost of such improvements has been provided and a plan relating to such section has been filed in the office of the County Clerk.
(3) 
Form of security. Any such security must be provided pursuant to a written security agreement with the Town, approved by the Town Board and also approved by the Town Attorney as to form and manner of execution and the Town Engineer as to sufficiency, and shall be limited to:
(a) 
A performance bond issued by a bonding or surety company authorized to do business in this state;
(b) 
The deposit of funds in or a certificate of deposit issued by a bank or trust company located and authorized to do business in this state;
(c) 
An irrevocable letter of credit from a bank located and authorized to do business in this state;
(d) 
Obligations of the United States of America; or
(e) 
Any obligations fully guaranteed as to interest and principal by the United States of America, having a market value at least equal to the full cost of such improvements.
If not delivered to the Town, such security shall be held in a Town account at a bank or trust company.
(4) 
Term of security. Any such performance bond or security agreement shall run for a term to be fixed by the Planning Board, but in no case for a longer term than three years; provided, however, that the term of such performance bond or security agreement may be extended by the Planning Board with consent of the parties thereto. If the Planning Board shall decide at any time during the term of the performance bond or security agreement that the extent of building development that has taken place in the subdivision is not sufficient to warrant all the improvements covered by such security, or that the required improvements have been installed as contemplated to an extent to warrant reduction in the amount of said security, and upon approval by the Town Board, the Planning Board may modify its requirements for any or all such improvements, and the amount of such security shall thereupon be reduced by an appropriate amount so that the reduced amount will cover the full cost of the amended list of improvements required by the Planning Board.
(5) 
Default of security agreement. In the event that any required improvements have not been installed as provided in this chapter within the term of such security agreement, the Town Board may thereupon declare the said performance bond to be in default and collect the sum remaining payable thereunder; and upon the receipt of the proceeds thereof, the Town shall install such improvements as are covered by such security as are commensurate with the extent of building development that has taken place in the subdivision but not exceeding in cost the amount of such proceeds.
(6) 
Return of security. When the improvements have been completed and approved for conformity with this chapter by the Town Engineer or other qualified individual designated by the Town, the security shall be released and returned. When any of the required improvements have been completed and approved or materials for the same have been secured on site, a portion of the security commensurate with the cost of these improvements may be released and returned.
C. 
Fees to cover inspection and related costs. Prior to the certification of any improvements or release of any guarantee, the subdivider shall pay all inspection and related costs (for professional services, meetings, advertisements and expenses) associated with the improvements or guarantees. These costs will be assessed as a special fee apart from the regular fees provided for in § 186-16 of this chapter. Said payment shall be made to the Town.
D. 
Improvements construction. This § 186-14D shall apply to all construction of improvements, whether the improvements are completed prior to final plan approval or security is provided.
(1) 
Schedule. The subdivider shall, prior to the initiation of construction of any required improvements, submit to the Town a schedule of construction for all required improvements.
(2) 
Inspections. Based upon the construction schedule and the nature of the required improvements, the Town Engineer shall prepare a Town inspection schedule to assure the construction of the required improvements in accord with the approved plan and Town standards. In addition to all final inspections required for all improvements, inspections shall be required at all phases of construction when a failure to inspect would result in a physical impossibility to verify compliance at the time of the final inspection (e.g., backfilling of sewer or waterline trenches). This may require a full-time inspector and may include, but not be limited to, such tests as pressure testing of conveyance lines or vacuum testing.
(3) 
Notice. The subdivider shall provide a minimum of five working days' notice to Town Engineer, or other inspector designated by the Town Board, prior to the time when construction will have proceeded to the time of an inspection required by the Town inspection schedule.
(4) 
Cost. The cost of all inspections conducted by the Town shall be borne by the subdivider.
E. 
Ownership and maintenance of improvements and common area. The developer shall provide for the approval of the Town Board, prior to final plan approval, evidence of the provision for the succession of ownership and responsibility for maintenance of development improvements and/or common areas.
(1) 
Private operation and maintenance.
(a) 
Homeowners' association. In the case of subdivisions, cluster developments, multifamily housing projects and other developments involving the transfer of property, the developer shall provide, by deed covenants and restrictions and with a reference to same on the plan, for the creation of a homeowners' association to assume the ultimate ownership of all development improvements and common areas and responsibility for maintenance of such improvements and common areas which are not dedicated to the Town. Membership in the homeowners' association shall be mandatory for all property owners in the development.
(b) 
Maintenance of improvements. In the case where roads, drainage facilities, a central sewage treatment system or central water supply, or any other improvements are to remain private, the developer shall provide for the establishment of an escrow fund to guarantee the operation and maintenance of the improvements. Said fund shall be established on a permanent basis with administrative provisions approved by the Town Board and shall be in an amount of not less than 15% of the cost of improvements' construction, as required by the Town.
(c) 
Failure to operate and maintain improvements. If any private improvements are not operated or maintained adequately to assure the function of said improvements consistent with Town requirements and/or the needs of the users of said improvements, the Town Board shall have the right to perform said operation and maintenance to meet the intent of this chapter and otherwise protect the public health, safety and welfare. The Town Board shall use any and/or all legal authority and remedies in law available to accomplish same and shall assess the legal, construction, and other costs for same to the person(s) responsible for or benefitting from said proper operation and maintenance. Such actions may include, but are not limited to, injunctive relief or the formation of special districts to assess costs.
(2) 
Dedication to Town.
(a) 
Road law. The offer of dedication to the Town and the acceptance by the Town of any roads or associated drainage facilities shall be governed by the Town Road Law, as amended. In the case where roads are being constructed and offered for dedication as part of a subdivision regulated by this chapter, the Town Road Law shall be applied concurrently with respect to procedures.[1]
[1]
Editor's Note: See Ch. 180, Streets and Sidewalks.
(b) 
Maintenance bond. Where improvements are being dedicated to the Town, the subdivider shall comply with the applicable requirements of any other Town ordinances, laws and regulations governing dedication of improvements and submit a maintenance bond or other approved security to guarantee maintenance and repair of those improvements for 18 months from the date of dedication. The maintenance bond shall generally be a maximum of 15% of the costs of improvements, subject to approval of the Town Board, and may be waived or altered on the advice of the Town Engineer.
The final plan shall be drawn on Mylar. The plan shall be prepared on one or more sheets of a uniform size and scale. Final plan attachments and exhibits shall be numbered and labeled in accord with the requirements of this section. The final plan shall include, in addition to the information required for the preliminary plan submission, the following:
A. 
Exact locations, widths and names of all streets within the subdivision.
B. 
Complete curve data for all curves included in the plan.
C. 
Exact descriptions of all easements being provided for services or utilities in the subdivision and any limitations placed on the use of such easements.
D. 
Accurate dimensions of any lots or areas to be reserved or dedicated for common use by residents of the subdivision or for general public use, with the purpose indicated thereon.
E. 
Building setback lines, shown graphically with dimensions.
F. 
A final version of all covenants and restrictions, if any, the developer intends to place in the deeds to the lots in the subdivision. If no such restrictions or covenants are to be imposed, a statement to that effect shall be included.
G. 
The total tract boundary lines of the area being subdivided, with accurate distances to hundredths of a foot and bearings to one minute. These boundaries shall be determined by accurate survey in the field. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the licensed professional surveyor shall certify to the accuracy of the survey, the drawn plan and the placement of the monuments.
H. 
The final plan shall contain a certificate signed by the project engineer indicating that all improvements have either been installed and approved by the proper officials or agencies or that a guarantee in an amount satisfactory to the Town Engineer and sufficient to ensure their installation has been submitted to the Town.
I. 
Complete final construction plans and profiles of installed or proposed public sanitary sewage disposal systems and storm drains, with grades and pipe sizes.
J. 
Complete final construction plans of installed or proposed public water distribution systems showing pipe sizes and locations of valves and fire hydrants, if any.
K. 
Evidence of actual arrangements made with utility companies or agencies for supplying each lot in the subdivision.
L. 
Approval blocks for signature of the Town Planning Board Chairman or other authorized member and the New York State Department of Health shall appear on the first sheet of all sets of plans, including the Mylar originals.
M. 
A statement that the erosion and sedimentation plan and the stormwater management plan, if required by the Planning Board, have been prepared and, where appropriate, approved by the Town Engineer.
At the time an application for subdivision approval is filed, a fee shall be paid to the Town by the subdivider; such fee to be determined from a schedule of fees as adopted by the Town Board from time to time by resolution and on advice of the Planning Board. Such fees shall include any professional costs incurred by the Town in reviewing the application, although these particular fees will, of necessity, be collected at a later date prior to final approval.
A. 
Exemption. Lot improvements (Defined as the realignment of lot lines, provided the resulting lots are not made more nonconforming; or the transfer of land to increase the size of an existing lot, provided any lot proposed for a reduction in size complies with all provisions of this chapter and Chapter 220, Zoning, and no new lots are created; or the combination or reallotment of small lots into a larger lot or lots.) shall be exempt from the plan processing provisions of this chapter, provided that:
(1) 
Any lot proposed for a reduction in size shall comply in all respects to the provisions of this chapter and Chapter 220, Zoning; and
(2) 
Three copies of the plan are submitted to the Planning Board.
B. 
Recording approval. After the Planning Board shall have determined that the conditions for a lot improvement exemption have been met, the Chairman or other duly authorized member shall sign the plans with the following notation: "Approval is granted for recording purposes only in accord with § 186-17 of the Town of Delaware Subdivision Law."
C. 
Plan requirements; fees. Plans submitted as lot improvements shall meet the plan requirements for minor subdivisions and shall be subject to the fees established by the Town Board.
A. 
Coordination with SEQRA. The Planning Board shall comply with the provisions SEQRA under Article 8 of the New York State Environmental Conservation Law and its implementing regulations.
B. 
Action on preliminary plans.
(1) 
Receipt of a complete preliminary plan. A preliminary plan shall not be considered complete until a negative declaration has been filed or until a notice of completion of the draft environmental impact statement has been filed in accord with the provisions of SEQRA. The time periods for review of a preliminary plan shall begin upon filing of such negative declaration or such notice of completion.
(2) 
Planning Board as lead agency under SEQRA; public hearing; notice; decision.
(a) 
Public hearing on preliminary plans. The time within which the Planning Board shall hold a public hearing on a preliminary plan shall be coordinated with any hearings the Planning Board may schedule pursuant to SEQRA, as follows:
[1] 
If the Planning Board determines that the preparation of an environmental impact statement on the preliminary plan is not required, the public hearing on such plan shall be held within 62 days after the receipt of a complete preliminary plan by the Secretary of the Planning Board; or
[2] 
If the Planning Board determines that an environmental impact statement is required, and a public hearing on the draft environmental impact statement is held, the public hearing on the preliminary plan and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement in accord with the provisions of SEQRA. If no public hearing is held on the draft environmental impact statement, the public hearing on the preliminary plan shall be held within 62 days of filing the notice of completion.
[3] 
Notice to adjacent property owners. Notices of subdivision hearings shall be provided by the applicant to all adjacent property owners within a five-hundred-foot radius as identified in the latest tax assessment records of the Town of Delaware, including those for properties on the opposite side of any public or private road. Such notice shall be received by adjacent property owners via certified mail at least seven calendar days in advance of such hearing. The Planning Board shall be authorized to waive this requirement in the case of minor subdivision applications or where it is determined by the Board that adjoiners have otherwise been afforded reasonable notice of such hearing as evidenced by their appearance at or knowledge of such hearing. No hearing shall be delayed where the Board determines the applicant has made reasonable attempts to notify all interested parties as provided herein.
[Added 4-19-2006 by L.L. No. 2-2006]
(b) 
Public hearing; notice; length. The hearing on the preliminary plan shall be advertised at least once in a newspaper of general circulation in the Town at least five days before such hearing if no hearing is held on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such preliminary plan. The hearing on the preliminary plan shall be closed upon motion of the Planning Board within 120 days after it has been opened.
(c) 
Decision. The Planning Board shall approve with or without modification or disapprove such preliminary plan as follows:
[1] 
If the Planning Board determines that the preparation of an environmental impact statement on the preliminary plan is not required, the Board shall make its decision within 62 days after the close of the public hearing; or
[2] 
If the Planning Board determines that an environmental impact statement is required, and a public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of such public hearing in accord with the provisions of SEQRA. If no public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of the public hearing on the preliminary plan. Within 30 days of the filing of such final environmental impact statement, the Planning Board shall issue findings on the final environmental impact statement and make its decision on the preliminary plan.
(d) 
Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board. When so approving a preliminary plan, the Planning Board shall state in writing any modifications it deems necessary for submission of the plan in final form.
(3) 
Planning Board not as lead agency under the State Environmental Quality Review Act; public hearing; decision.
(a) 
Public hearing on preliminary plans. The Planning Board shall, with the agreement of the lead agency, hold the public hearing on the preliminary plan jointly with the lead agency's hearing on the draft environmental impact statement. Failing such agreement, the Planning Board shall hold the public hearing on the preliminary plan within 62 days after the receipt of a complete preliminary plan by the Secretary of the Planning Board.
(b) 
Public hearing; notice; length. The hearing on the preliminary plan shall be advertised at least once in a newspaper of general circulation in the Town at least five days before such hearing if held independently of the hearing on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such preliminary plan. The hearing on the preliminary plan shall be closed upon motion of the Planning Board within 120 days after it has been opened.
(c) 
Decision. The Planning Board shall by resolution approve with or without modification or disapprove the preliminary plan within 62 days after the close of the public hearing on such preliminary plan.
(d) 
Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board. When so approving a preliminary plan, the Planning Board shall state in writing any modifications it deems necessary for submission of the plan in final form.
(4) 
Certification and filing of preliminary plan. Within five business days of the adoption of the resolution granting approval of such preliminary plan, such plan shall be certified by the Secretary of the Planning Board as having been granted preliminary approval, and a copy of the plan and resolution shall be filed in such Secretary's office. A copy of the resolution shall be mailed to the owner.
(5) 
Filing of decision on preliminary plan. Within five business days from the date of the adoption of the resolution approving the preliminary plan, the Chairman or other duly authorized member of the Planning Board shall cause a copy of such resolution to be filed in the office of the Town Clerk.
(6) 
Revocation of approval of preliminary plan. Within six months of the approval of the preliminary plan, the owner must submit the plan in final form. If the final plan is not submitted within six months, approval of the preliminary plan may be revoked by the Planning Board.
C. 
Action on final plans.
(1) 
Submission of final plans. Final plans shall conform to the definition provided by this chapter. Final plans may require further review under SEQRA.
(2) 
Final plans which are in substantial agreement with approved preliminary plans. When a final plan is submitted which the Planning Board deems to be in substantial agreement with a preliminary plan approved pursuant to this chapter, the Planning Board shall by resolution conditionally approve with or without modification, disapprove, or grant final approval and authorize the signing of such plan within 62 days of its receipt by the Secretary of the Planning Board.
(3) 
Final plans when no preliminary plan is required to be submitted; receipt of complete final plan. When no preliminary plan is required to be submitted (i.e., minor subdivision plans), a final plan shall not be considered complete until a negative declaration had been filed or until a notice of completion of the draft environmental impact statement has been filed in accord with the provisions of SEQRA. The time periods for review of such plan shall begin upon filing of such negative declaration or such notice of completion.
(4) 
Final plans not in substantial agreement with approved preliminary plans or when no preliminary plan is required or submitted. When a final plan is submitted which the Planning Board deems not to be in substantial agreement with a preliminary plan approved pursuant to this chapter, or when no preliminary plan is required to be submitted (i.e., minor subdivision plans), and a final plan clearly marked "final plan" is submitted conforming to the definition provided by this chapter, the following shall apply:
(a) 
Planning Board as lead agency; public hearing; notice; decision.
[1] 
Public hearing on final plans. The time within which the Planning Board shall hold a public hearing on such final plan shall be coordinated with any hearings the Planning Board may schedule pursuant to SEQRA, as follows:
[a] 
Environmental impact statement not required. If the Planning Board determines that the preparation of an environmental impact statement is not required, the public hearing on a final plan not in substantial agreement with a preliminary plan, or on a final plan when no preliminary plan is required to be submitted, shall be held within 62 days after the receipt of a complete final plan by the Secretary of the Planning Board; or
[b] 
Environmental impact statement required. If the Planning Board determines that an environmental impact statement is required, and a public hearing on the draft environmental impact statement is held, the public hearing on the final plan and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement in accord with the provisions of SEQRA. If no public hearing is held on the draft environmental impact statement, the public hearing on the final plan shall be held within 62 days following filing of the notice of completion.
[2] 
Public hearing; notice; length. The hearing on the final plan shall be advertised at least once in a newspaper of general circulation in the Town at least five days before such hearing, if no hearing is held on the draft environmental impact statement, or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such a manner as it deems most appropriate for full public consideration of such final plan. The hearing on the final plan shall be closed upon motion of the Planning Board within 120 days after it has been opened.
[3] 
Decision. The Planning Board shall make its decision on the final plan as follows:
[a] 
Environmental impact statement not required. If the Planning Board determines that the preparation of an environmental impact statement on the final plan is not required, the Planning Board shall by resolution conditionally approve with or without modification, disapprove or grant final approval and authorize the signing of such plan within 62 days after the date of the public hearing; or
[b] 
Environmental impact statement required. If the Planning Board determines that an environmental impact statement is required, and a public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of such public hearing in accord with the provisions of SEQRA. If no public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of the public hearing on the final plan. Within 30 days of the filing of the final environmental impact statement, the Planning Board shall issue findings on such final environmental impact statement and shall by resolution conditionally approve with or without modification, disapprove or grant final approval and authorize the signing of such plan.
[4] 
Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board.
(b) 
Planning Board not as lead agency; public hearing; notice; decision.
[1] 
Public hearing. The Planning Board shall, with the agreement of the lead agency, hold the public hearing on the final plan jointly with the lead agency's hearing on the draft environmental impact statement. Failing such agreement, the Planning Board shall hold the public hearing on the final plan within 62 days after the receipt of a complete final plan by the Secretary of the Planning Board.
[2] 
Public hearing; notice; length. The hearing on the final plan shall be advertised at least once in a newspaper of general circulation in the Town at least five days before such hearing, if held independently of the hearing on the draft environmental impact statement, or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such a matter as it deems most appropriate for full public consideration of such final plan. The hearing on the final plan shall be closed after 120 days after it has been opened.
[3] 
Decision. The Planning Board shall by resolution conditionally approve with or without modification, disapprove or grant final approval and authorize the signing of such plan within 62 days after the close of the public hearing on such final plan. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board.
D. 
Approval and certification of final plans.
(1) 
Certification of plan. Within five business days of the adoption of the resolution granting conditional or final approval of the final plan, such plan shall be certified by the Secretary of the Planning Board as having been granted conditional or final approval, and a copy of such resolution and plan shall be filed in such Secretary's office. A copy of the resolution shall be mailed to the owner. In the case of a conditionally approved plan, such resolution shall include a statement of the requirements which when completed will authorize the signing thereof. Upon completion of such requirements, the plan shall be signed by a duly authorized officer of the Planning Board, and a copy of such signed plan shall be filed with the Town Clerk.
(2) 
Approval of plans in sections. In granting conditional or final approval of a plan in final form, the Planning Board may permit the plan to be subdivided and developed in two or more sections and may in its resolution granting conditional or final approval state that such requirements as it deems necessary to ensure the orderly development of the plan be completed before said sections may be signed by the duly authorized officer of the Planning Board. Conditional or final approval of the sections of a final plan may be granted concurrently with conditional or final approval of the entire plan, subject to any requirements imposed by the Planning Board.
(3) 
Duration of conditional approval of final plan. Conditional approval of the final plan shall expire within 180 days after the resolution granting such approval, unless all requirements stated in such resolution have been certified as complete. The Planning Board may extend for periods of 90 days each the time in which a conditionally approved plan must be submitted for signature if, in the Planning Board's opinion, such extension is warranted by the particular circumstances.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
E. 
Default approval of preliminary or final plan. The time periods prescribed herein within which the Planning Board must take action on a preliminary plan or a final plan are specifically intended to provide the Planning Board and the public adequate time for review and to minimize delays in the processing of subdivision applications. Such periods may be extended only by mutual consent of the owner and the Planning Board. In the event the Planning Board fails to take action on a preliminary plan or a final plan within the time prescribed therefor, or within such extended period as may have been established by the mutual consent of the owner and the Planning Board, such preliminary or final plan shall be deemed granted approval. The certificate of the Town Clerk as to the date of submission of the preliminary or final plan and the failure of the Planning Board to take action within the prescribed time shall be issued on demand and shall be sufficient in lieu of written endorsement or other evidence of approval herein required.
F. 
Filing of decision on final plan. Within five business days from the date of the adoption of the resolution approving the final plan, the Chairman or other duly authorized member of the Planning Board shall cause a copy of such resolution to be filed in the office of the Town Clerk.
G. 
Notice to county planning agency. The Secretary of the Planning Board shall refer all applicable preliminary and final plans to the county planning agency as provided in § 239-n of the General Municipal Law.
H. 
Expiration of final approval. The signature of the duly authorized officer of the Planning Board constituting final approval by the Planning Board of a plan as herein provided; or the approval by the Board of the development of a plan or plans already filed in the office of the County Clerk if such plans are entirely or partially undeveloped; or the certificate of the Town Clerk as to the date of the submission of the final plan and the failure of the Planning Board to take action within the time herein provided shall expire within 62 days from the date of such approval or from the date such certificate is issued, unless within the sixty-two-day period such plan or a section thereof shall have been duly filed or recorded by the owner in the office of the County Clerk. In the event the owner shall file only a section of such approved plan in the office of the County Clerk, the entire approved plan shall be filed within 30 days of the filing of such section with the Town Clerk in each town in which any portion of the land described in the plan is situated. Such section shall encompass at least 10% of the total number of lots contained in the approved plan, and the approval of the remaining sections of the approved plan shall expire unless said sections are filed before the expiration of the exemption period to which such plan is entitled under the provisions of § 265-a, Subdivision 2, of the New York State Town Law.
I. 
Subdivision abandonment. The owner of an approved subdivision may abandon such subdivision pursuant to the provisions of § 560 of the New York State Real Property Tax Law.
J. 
Application filing deadline. The Planning Board shall, for purposes of agenda preparation and project evaluation, be authorized although not required to reject any application not filed with the Building Inspector at least eight calendar days prior to the meeting at which action is requested. The Planning Board may, from time to time and by resolution, adjust this time period to meet its needs, provided that such period shall not be more than 20 calendar days.
[Added 4-19-2006 by L.L. No. 2-2006]