All material requiring Planning Board action shall be submitted to the Building and Zoning Department at least 15 days prior to a scheduled Planning Board meeting. The submittal package shall include the plans, reports, sketches and exhibits that may be required by the Board.
Before plans are submitted to the Planning Board for review they shall be checked by the designer according to the following lists for the various phases of plan development.
Incomplete submittal shall be cause for rejection by the Planning Board until the plans comply with the listed items.
Sketch plans shall be drawn to a scale no smaller than one inch equals 100 feet. Plans shall clearly illustrate the proposed subdivision and shall show the following information:
The location of property with respect to surrounding property and streets.
The location and approximate dimensions of all existing property lines. (Include entire area proposed to be subdivided and remainder of the tract owned by the subdivider.) Tax maps may be used to provide information.
Name and address of the owner and subdivider.
Name of person or firm responsible for the subdivision plan.
All pertinent existing features such as structures, streets, railroads, water bodies, streams, wetlands, and large trees or tree masses that may influence the design of the subdivision.
General indication of topography. USGS slope information is adequate at this stage.
For a major subdivision, a sketch drawing of the proposed layout of streets, lots, easements, and any other features indicating lot size and dimensions and the general location and width of any proposed street or easement right-of-way.
For a minor subdivision, a lot survey certified by a licensed land surveyor or engineer and showing highway right-of-way lines, lot lines with accurate dimensions and bearings of angles, and the location of required monuments.
For a major subdivision, an indication of the availability of public utilities to serve the subdivision and the sewage disposal and water systems to be used on the subdivided land.
For a minor subdivision, location and results of percolation and deep hole tests and a design for an on-site sewage disposal system approved by the State Health Department or certified by a licensed engineer if public utilities are not available.
The approximate location and dimensions of all property proposed to be set aside for playground or park use.
The names of all adjoining property owners of record.
Date, scale of the drawing, North arrow and present zoning of the area to be developed.
Area map showing the location of the subdivision with reference to adjacent streets. A scale of one inch equals 2,000 feet is adequate for this purpose.
Each lot shall be numbered consecutively in accordance with the procedure established by the Town. The total number of residential lots shall be noted on the plat.
Preliminary plats shall be drawn to a scale of one inch equals 50 feet or larger. Plans should clearly illustrate the proposed subdivision, shall be marked "preliminary plat," and shall show the following information:
All relevant identification and site information shown on the sketch plan.
General layout, including lot lines with approximate dimension and area for each lot, street right-of-way lines and the location and size of all easements.
Property boundary with bearings and distances.
Contours with intervals of two feet on slopes of less than 10% and five feet on slopes of 10% or more. The Planning Board may modify this requirement as appropriate.
Profiles of proposed streets, sewer lines and stormwater lines, with approximate grades.
Surface water drainage plan with sufficient runoff data to indicate how stormwater would be controlled and downstream flooding prevented, and including the approximate size and location of any culverts and water retention areas needed.
The approximate location, size and profile of all proposed water and sewer lines; connection to existing lines or alternative means of water supply and sewage disposal.
Percolation and deep test holes and locations with results (if applicable).
Proposed location, size and width of easements, parks, rights-of-way, public areas or buildings and parcels of land to be dedicated or reserved for public use.
Zoning setbacks and restriction lines.
Special information on any details requested by the Planning Board at sketch plan stage.
If the subdivision is to be phased, the proposed phases should be shown, including the number of lots in each phase and a preliminary timetable for the subdivision.
The final plan shall be submitted to the Planning Board for approval and shall be accompanied by construction detail sheets. Both the final plan and the construction detail sheets shall be clearly and legibly drawn on a stable transparent base (Mylar, cronaflex, etc.). In areas zoned for lots of minimum size of 20,000 square feet or more, maps and profiles shall be at a scale of one inch equals 50 feet. In areas zoned for lots less than 20,000 square feet, maps and profiles shall be at a scale of one inch equals 50 feet. Size of the plan and material shall be acceptable for filing in the Wayne County Clerk's office. Whenever any project is of such size that more than one sheet is required, an index map shall accompany these sheets. The Construction detail sheets shall show all items included in § 245-20B and as actually constructed.
Information to be shown on final plan. The final plan shall show all relevant information shown on the preliminary plan and in addition shall include the following information:
Proposed subdivision name or identifying title which shall not duplicate or too closely approximate that of any other development in the Town.
Date, North arrow and scale.
Name and address of owner, subdivider and licensed engineer or land surveyor along with appropriate seals.
Names of owners or record of abutting properties or developments.
Locations, names and widths of existing streets, highways and easements, building lines, parks and other public properties.
Locations and widths of all streets and sidewalks, together with names of streets and location, dimensions and status of all easements proposed by the subdivider.
Lot areas in square feet.
Street lines, lot lines, rights-of-way, easements and areas dedicated or proposed to be dedicated for public use with accurate dimensions and bearings of angles.
Sufficient data to determine readily the location, bearing and length of all lines, and to reproduce such lines upon the ground.
Radii of all curves and lengths of arcs.
Existing and proposed contours showing the proposed stormwater drainage system to be used.
The accurate outline of all property which is offered, or to be offered, for dedication for public use, with the purpose indicated thereon, and of all property that is proposed to be reserved by deed covenant for the common use of the property owners of the subdivision.
Construction detail sheets. Construction detail sheets shall show the following information, except that where requirements have been waived, applicable specifications may be omitted:
Location, size, invert elevations, type and class of pipe on all sanitary and storm sewers and manholes.
Location, sizes and types of pipe for all water mains, locations of all valves, hydrants, blowoffs, etc.
Profiles with detailed information of all streets, storm sewers, sanitary sewers and water-main crossings.
Design and plan details of all special construction (culverts, bridges, headwalls, etc.).
Engineering calculations as necessary to substantiate the proposed design of utilities, etc.
If required, a landscaping plan with planting schedule.
Approval of all agencies having jurisdiction over any phase of the development such as the State Health Department, DOT, DEC, Town Engineer.
Erosion control plan to be submitted.
Required certificates and guarantees. In addition to the final plan as described above, the following shall also be presented to the Planning Board:
Staging of development. If the subdivision is to be developed in stages, the above final plan information shall be provided and approved for that stage which is to be developed.
The rules and regulations as set forth above may be amended, altered or revised by the Planning Board, subject to approval and a public hearing by the Town Board.