In this section, you will find the major subdivision requirements.
Subdivision application forms are available in the office of the Town
Clerk. Any questions about the application or procedures may be directed
to the Chairperson of the Planning Board.
A.
Sequence.
(1)
Preapplication/sketch plan conference.
(2)
Completed application, SEQR, and fees submitted two weeks prior to
scheduled meeting.
(3)
Submission of preliminary plan.
(4)
Submission to Ontario County Planning Board for its review.
(5)
Public hearing.
(6)
Submission of final plan.
(7)
Public hearing as determined by the Town of Bristol Planning Board.
(8)
Consideration for approval of final plan.
B.
Informational/sketch plan conference. The Planning Board's purpose
in reviewing subdivision sketch plans shall be solely to provide an
opportunity for informal discussions concerning a proposed subdivision
with Planning Board members. This meeting will incorporate:
C.
Fees. All applications for subdivision approval shall be accompanied
by a fee established by the Town Board.
D.
SEQR. All applications for subdivision of land require appropriate
environmental review in accordance with the State Environmental Quality
Review laws and regulations. An application for preliminary plan approval
shall not be considered complete until the Planning Board has made
a SEQR determination of nonsignificance. Should the Board determine
that the action may have a significant effect on the environment,
the application shall not be deemed complete until the Board has accepted
and filed a draft environmental impact statement.
F.
Public hearing.
(1)
The Planning Board shall hold a public hearing as required by Town
Law § 276. A notice shall be published in a newspaper of
general circulation. The public hearing is to be held to permit the
public to learn details of the proposed development and to voice comments.
(2)
Pursuant to any time frames set forth in Town Law § 276,
the Planning Board shall, by resolution, approve, with or without
modification, or disapprove the preliminary plan. The grounds for
modification, if any, or the grounds for disapproval shall be stated
upon the record of the Planning Board. Within five days of the approval
or disapproval of a preliminary plan, it shall be certified by the
Planning Board as granted or denied. A copy of the resolution approving
or disapproving the plan shall be included in the Planning Board's
records and a copy mailed to the subdivider.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
G.
Final plans. The final plan submitted to the Planning Board shall contain all information required on the preliminary plan and the modifications, if any, stipulated by the Planning Board in the resolution approving the preliminary plan. The final plan shall also comply with the procedural requirements of § 300-28 and conform to the final plan checklist in this section. Please note: The Planning Board shall request that a map for a major subdivision be submitted to the Town Engineer and/or Town Attorney for review when legal and/or engineering review is deemed necessary by the Planning Board. Any incurred fees shall be reimbursable to the Town of Bristol by the applicant.
H.
Issuance of permits restricted. No site improvements within a subdivision
shall be developed and no building or site development permits for
construction shall be issued until the plan has received final approval
by the Planning Board and the bond/surety, if any, has been posted.
A.
Sketch plan requirements. The sketch plan shall be clearly designated
as such and shall identify the existing general land features, the
proposed land use and the proposed layout of lots and traffic patterns
for the development. Planning Board members may suggest modification
to, but shall not approve or disapprove the sketch plan. Comments
made by individual Board members during sketch plan review shall not
be interpreted as constituting approval or disapproval by the Board.
B.
Preliminary/final plan requirements.
(1)
Preliminary/final plans shall be clearly identified on the plat as
being preliminary or final. A minimum seven paper copies and one Mylar
of the preliminary/final plan shall be submitted to the Planning Board
as well as such additional copies as necessary to notify any involved
agencies under SEQR.
(2)
Preliminary/final plans shall be accompanied by sufficient information
to allow the Planning Board to assess the potential environmental
impact of the proposed subdivision.
(3)
Approval of the preliminary/final plan shall constitute Planning
Board approval of the character and intensity of the development,
the general layout of the subdivision, the dimensions and location
of streets and lots, and the provision for and approximate location
of utilities and other community facilities, as each is proposed,
but subject to those modifications, if any, stipulated by the Board
in its approval.
A.
A minimum of seven paper copies and one Mylar of the final plat with
supporting data shall be submitted to the Planning Board by the subdivider,
as well as such additional copies as are necessary to notify any involved
agencies under SEQR.
B.
The preliminary/final plan shall show or be accompanied by the following
information:
(1)
Proposed subdivision name or identifying title.
(2)
Date, North point and scale. The plan shall be at a scale of no more
than 100 feet to the inch. All plats shall be on sheets no smaller
than 34 inches by 44 inches overall. Final plan must be drawn on Mylar,
Cronaflex or liner. Whenever any project is of such size that more
than one sheet is required, then an index map of the same size shall
accompany these sheets.
(3)
Dimensions shall all be shown in feet and in hundredths of a foot.
(4)
Name of the owner of the property.
(5)
Name and seal of engineer, surveyor, or architect responsible for
the plan.
(6)
Tract boundaries with bearings and distances.
(7)
Width and location of all private driveways.
(8)
Lot numbers and area of each lot in acreage.
(9)
Proposed names of streets within the subdivision.
(10)
Delineation of limits of any land to be disturbed in any manner,
including areas to be cut, filled, excavated, or graded and contours,
both existing and proposed, at vertical intervals of no more than
five feet for areas within such limits.
(11)
Contours at vertical intervals of 20 feet as determined from
a topographic survey map of the U.S. Geological Survey. In the case
of steep or unusual tracts, the Planning Board may require contours
at such lesser intervals as it finds necessary for study and planning
of the tract.
(12)
Location and description of all swales, ponds, basins, fences,
dikes or other devices required to control soil erosion and sedimentation.
(13)
Where required by New York State Department of Health Regulations,
the proposed locations, sizes, and design of individual septic tanks
and associated leach fields. Regardless of such regulations, the locations
and results of tests conducted to determine soil percolation capabilities
and deep soil profiles must be provided. At least one potential septic
disposal site must be tested for each individual lot unless such lot
is to be annexed to an existing parcel or unless public sanitary sewer
is to be provided.
(14)
All existing watercourses, tree masses and other significant
natural features.
(15)
Where the preliminary plan covers only a part of the subdivider's
entire holdings, a separate sketch shall be submitted of the prospective
streets, lots and utility layout for the remainder of the holdings.
(16)
All existing streets on or adjacent to the tract, including
names, right-of-way widths and pavement widths.
(17)
All existing property lines, easements and rights-of-way, and
the purpose for which the easements or rights-of-way have been established.
(18)
Location and width of proposed streets, alleys, rights-of-way,
easements, and proposed lot lines and setbacks.
(19)
Sufficient data to readily determine the locations, bearings
and length of every street, easement, lot and boundary line and to
reproduce such lines on the ground, including:
(20)
Permanent reference monuments shall be shown as required by
any proper authority.
(21)
Locations and dimensions of all playgrounds, public buildings,
public areas and other parcels of land proposed to be dedicated to
or reserved for public use.
(22)
Locations and widths of all proposed driveway intersections
with streets and sight distances therefrom. Suitable means of access
must be shown for each lot unless such lot is annexed to an existing
parcel:
(a)
Driveway locations for all residential uses along state, county
or Town roads shall require a driveway permit and/or a highway work
permit prior to approval.
(b)
All uses on all parcels in all zoning districts in the Town
of Bristol must locate driveways in such a manner as to comply with
the following table of safe sight distances. All signage associated
with the table below shall comply with the most recent edition of
the Manual of Uniform Traffic Control Devices.
|
AASHTO Sight Distance Table*
| ||
|---|---|---|
|
Operating Speed
(MPH)
|
Minimum Stopping Sight Distance
(Feet)
|
Minimum Stopping Sight Distance with Signage
(Feet)
|
|
30
|
200
|
200
|
|
35
|
225
|
200
|
|
40
|
275
|
225
|
|
45
|
325
|
265
|
|
50
|
400
|
300
|
|
55
|
450
|
350
|
|
*
|
AASHTO - American Association of State Highway and Transportation
Officials.
|
(23)
Wherever practicable, the names of owners of all abutting unplotted
land and the names of all abutting subdivisions.
(24)
Copies of proposed and/or existing deed restrictions, if any,
shall be attached to the preliminary plan.
(25)
Other improvements or modifications required by the Planning
Board in the resolution granting preliminary/final approval.
A.
Within six months of the approval of the preliminary plan, whether
with or without modification, the owner must submit the plan in final
form. If such plan is not submitted, approval of the preliminary plan
is subject to revocation by the Planning Board.
B.
The final plan shall conform in all respects with the preliminary
plan previously approved by the Planning Board, except that the final
plan shall incorporate all modifications and revisions specified by
the Planning Board in its preliminary plan approval. A plan not conforming
shall be considered to be a submission of a new preliminary plan and
be subject to a review for preliminary approval by the Planning Board.
C.
After submission of the final plan and other required material as
described herein, within a period of time established pursuant to
Town Law § 276, the Planning Board shall hold a public hearing
as required by Town Law § 276. However, if the Planning
Board finds the final plan to be in substantial agreement with the
preliminary plan as previously approved by the Planning Board and
to be modified only in accordance with such approval, the Board may
waive the requirements for such a hearing. The Planning Board shall,
by resolution, conditionally approve, with or without modification,
disapprove, or grant final approval and authorize the signing of such
plan pursuant to any time frames set forth in Town Law § 276.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
The final plan shall be clearly identified on the plat as being final and shall comply fully with the requirements of this section and those of § 300-29. An application for final plat approval shall not be deemed to be complete if the requirements of this section and those of § 300-29 have not been satisfied.
E.
A minimum of seven paper copies and one Mylar of the final plat with
supporting data shall be submitted to the Planning Board by the subdivider
as well as such additional copies as are necessary to notify any involved
agencies under SEQR.
F.
Upon the Planning Board's adoption of a resolution approving a final
plat, the Chairperson and Secretary of the Planning Board shall sign
the plat. If the approval is conditional, it is subject to completion
of all requirements stated in the resolution. Within five days of
such resolution, the plan shall be certified by the Planning Board
as approved or as conditionally approved, a copy of the resolution
filed at the Town Hall and a copy mailed to the subdivider. Approval
of a final plat by a resolution of the Board shall expire within 180
days after the date of the resolution granting approval if it has
not been submitted for signature. The Planning Board may extend the
time in which an approved plat in final form must be submitted for
signature if, in its opinion, such extension is warranted by the particular
circumstances thereof, but for no longer than two additional periods
of 90 days each.
G.
The signatures of the Planning Board Chairperson and Secretary pursuant
to a resolution of the Planning Board approving the final plat plan
shall constitute final approval.
H.
Within 62 days after final approval, the subdivider must file with
the Ontario County Clerk's office a copy of the final plat bearing
the final approval of the Board. If the final plat is not recorded
within such period, the Planning Board's approval shall expire and
become null and void. The copy of the final plat filed with the Ontario
County Clerk's office shall have clear and legible print in accordance
with the requirements of that office.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Additional requirements for major subdivisions:
A.
Complete design specifications when water systems or individual sewage
disposal systems are to be installed. Final approval, as indicated
by the Planning Board Chairperson's and Secretary's signatures of
the final plat, shall not be given until such time as the State Department
of Health and/or Department of Environmental Conservation have granted
such approvals as are required by law.
B.
Typical cross sections, street profiles and drainage details for
all streets. Such profiles shall show the following: existing grade
along the proposed street center line; existing grade along each side
of the proposed right-of-way; proposed finished center-line grade
or proposed finished grade at tops of curbs; sanitary sewer mains
and manholes; and storm sewer mains, inlets, manholes and culverts.
C.
Protective covenants and/or deed restrictions, if any, in a form
acceptable for recording.
D.
The subdivider shall tender offers of cession, in a form certified
as satisfactory by the Town Attorney, of all land included in streets,
highways or parks not specifically reserved by subdivider. Although
such tender may be irrevocable, approval of the plan by the Planning
Board shall not constitute an acceptance by the Town of the dedication
or gift of any street, highway or park or other open public areas.
A dedication or gift of any such improvements may only be accepted
by resolution of the Town Board.
E.
Locations and widths of all proposed driveway intersections with streets and sight distances therefrom. Suitable means of access must be shown for each lot unless such lot is to be annexed to an existing parcel. Subsequent driveway locations shall be completed in such a manner as to comply with sight distance standards as determined by AASHTO [see § 300-27B(22)].
Before any construction begins on a subdivision with facilities
to be dedicated to the Town, a preconstruction meeting must be held
to address the plans and intended improvements. The installation of
improvements and development of any land shall be subject to construction
observation at all stages by representatives of the Town. For such
purposes, free access shall be accorded and requested information
shall be promptly submitted. All costs of construction observation,
including testing of materials, shall be paid for solely by the developer.
A sufficient sum, as determined by the Town Engineer, shall be provided
by the developer in either the letter of credit or cash for the project
observation costs.
The Planning Board may require that appropriate surety be posted
to assure that a development is constructed as designed and/or to
assure that the conditions of approval are satisfied.
