Any person who wishes to receive approval from the Planning Board for subdivision shall proceed in the following manner:
A. 
A conventional concept plan shall be submitted for any proposed major subdivision. An applicant may elect to submit a conventional concept plan for a minor subdivision.
B. 
A cluster development concept plan shall be submitted, in addition to a conventional concept plan, for any proposed subdivision requiring approval under § 278 of New York State Town Law.
C. 
A preliminary plat shall be submitted for any proposed major subdivision that has been granted approval or approval with conditions of the required concept plan.
D. 
A final plat shall be submitted for any proposed major subdivision that has been granted approval or approval with conditions of preliminary plan. It shall also be submitted for all minor subdivisions but is not required to have previous approval.
A. 
A conventional concept plan application shall be submitted for all proposed major subdivisions or any minor subdivision which any applicant elects to submit, and shall comply with the requirements set forth in § 175-24 of these regulations.
B. 
A cluster development concept plan application shall be submitted, in addition to the conventional concept plan, for all proposed major subdivisions which require approval under § 278 of New York State Town Law, and shall comply with the requirements set forth in § 175-25 of these regulations.
C. 
The purpose of this step is to afford the applicant an opportunity to consult early and informally with the Planning Board in order to save time and money and to make the most of opportunities for desirable development.
D. 
The applicant shall submit to the Secretary, in accordance with the Planning Board's approved submission schedule, the application, together with the applicable fees and any other supporting documentation.
E. 
The Secretary shall review the application to ensure completeness prior to officially accepting said application.
(1) 
If the Secretary determines that the application is substantially complete, or has only minor deficiencies, such deficiencies shall be noted on the application forms, fees shall be processed, and the application shall be placed on the next agenda for concept review as a public hearing item.
(2) 
If the Secretary determines that the application is not substantially complete, the application package shall be returned to the applicant with a list of the deficiencies noted.
F. 
The Secretary shall review the application in relation to the thresholds set forth under SEQRA to determine the type of action the project is to be classified.
(1) 
If any project is determined to be a Type I action, the Secretary shall send notice to all involved agencies requesting the Planning Board be named lead agency.
G. 
Subdividers of land adjoining state or county highways are advised to consult the District Engineer of the New York State Department of Transportation or the County Director of Public Works at the concept plan stage in order to resolve problems of street openings or stormwater drainage at the earliest possible stage in the design process. However, subdividers should be aware that state and county standards are subject to modification at any time, and submissions will be reviewed on the basis of the standards that are in effect at the time of review.
H. 
The applicant is strongly advised to meet with representatives of the Town's Department of Public Works to discuss and review the layout and availability of sanitary and storm sewers as well as the proposed method of complying with Chapter 127 of this Code.
I. 
The design and construction of drainage systems shall be such that watercourses traversing the development and natural water emanating from within the development will be carried through and off the development without injury to improvements, building sites or buildings existing or to be installed upstream, downstream or within the development.
J. 
The design and construction of drainage systems shall employ natural drainage patterns in preference to rechanneling of streams and/or watercourses.
K. 
Drainage requirements shall be based upon the projected ultimate urbanization identified by the latest zoning and master plans.
L. 
The Planning Board may consult with the Town Supervisor or any other Town boards, commissions, departments, agencies, officials and districts they deem advisable or helpful, and/or engage professionals to aid in the review process.
M. 
The Secretary shall submit a copy of the application to the Environmental Board whose review shall include recommendations and findings to the Planning Board as to determination of significance.
N. 
The Planning Board shall hold a public hearing at which parties in interest shall have an opportunity to be heard, which hearing shall take place within the time specified by and upon the notice required by state law.
O. 
The applicant shall attend the meeting of the Planning Board at which a concept plan application is to be first reviewed and shall be prepared to discuss compliance with the intent of these regulations and the requirements for street improvements, drainage, sewerage, water supply, fire protection, natural features and resources protection and similar aspects, as well as the availability of existing services and other pertinent information.
P. 
The Planning Board shall study the concept plan in relation to existing or potential development of the adjacent area, Town and County Comprehensive/Master Plans, Town Zoning Law, the Drainage Master Plan, the Sewer Districts Master Plans, and in the course of its review may consult with other interested public agencies.
Q. 
The Planning Board shall study any cluster development concept plan in relationship to whether it meets the following criteria:
(1) 
Promotes the most appropriate use of the land.
(2) 
Facilitates the adequate and economic provision of streets and utilities.
(3) 
Preserves the natural and scenic qualities of open space.
(4) 
Does not exceed the density nor the use allowable in the applicable zoning district.
(5) 
Promotes a diversified development, which may include structures that are detached, semidetached, attached or multistory.
(6) 
Addresses land for parks, recreation, open space, or other municipal purposes. The Planning Board may establish such conditions on the ownership, use and maintenance of such lands as it deems necessary to assure the preservation of such lands and for their intended uses.
R. 
At the time of a public hearing on a concept plan, the Planning Board shall by resolution make a determination as to whether the project may have a significant impact on the environment for the purposes of SEQRA. In making such determination, the Planning Board shall consider any comments by the Environmental Board, the public and any involved agencies.
S. 
Following the closing of the public hearing on the application, and within the time specified by state law, the Planning Board shall:
(1) 
Approve the application if the application is determined to meet all of the requirements of these regulations;
(2) 
Conditionally approve the application if the application is determined not to meet all of the requirements of these regulations but, with modification and/or conditions the application can be made to meet all of the requirements of these regulations. The modifications and/or conditions to be met shall be set forth in the resolution of conditional approval; or
(3) 
Disapprove the application if the Planning Board determines that the application does not meet all of the requirements of these regulations to such a degree that the application cannot be made to meet these requirements by modifications and/or conditions. The resolution of disapproval shall specify the reasons for disapproval.
T. 
The Planning Board shall so endorse four copies of the plan and return to the applicant one copy of the plan or plat together with a copy of the resolution, shall retain one copy, and shall forward two copies to the Commissioner of Public Works.
U. 
Approval and/or conditional approval of an application for approval of a concept plan shall not be construed to permit the filing of the plat or plan in the office of the Monroe County Clerk nor the applicant to proceed with any improvements on the land nor shall it prejudice any further action by the Planning Board regarding required subsequent applications for approval, if submitted, of said subdivision.
V. 
In the event that an applicant does not submit a preliminary plan within six months of the approval or conditional approval of a concept plan, such concept plan approval may be revoked by the Planning Board.
A. 
A preliminary plan shall be submitted to the Planning Board for all proposed major subdivisions. If the applicant wishes to develop the subdivision in stages, the applicant may prepare and submit a preliminary plat for a portion of the area encompassed by the concept plan, provided that the proposed development phases were indicated on the concept plan approved by the Planning Board. The preliminary application shall:
(1) 
Comply with any conditions or modifications made by the Planning Board in its approval of the concept plan.
(2) 
Satisfy the requirements for preliminary plat applications, as described in § 175-26 of these regulations.
B. 
The applicant shall submit to the Secretary, in accordance with the Planning Board's approved submission schedule, the application, together with the applicable fees, and any other supporting documentation.
C. 
The Secretary shall review the application to ensure completeness prior to officially accepting said application.
(1) 
If the Secretary determines that the application is substantially complete, or has only minor deficiencies, such deficiencies shall be noted on the application forms, fees shall be processed, and the application shall be placed on the next agenda for preliminary approval as a public hearing item.
(2) 
If the Secretary determines that the application is not substantially complete, the application package shall be returned to the applicant with a list of the deficiencies noted.
D. 
The Planning Board may consult with the Town Supervisor or any other Town boards, commissions, departments, agencies, officials and districts they deem advisable or helpful, and/or engage professionals to aid in the review process.
E. 
The Secretary shall submit a copy of the application to the Monroe County Department of Planning for its review and report, if required.
F. 
The Planning Board shall review the application to determine:
(1) 
That the application meets all of the requirements of these regulations, the Zoning Code, other applicable Town Codes, official Town Maps, the intent of the Comprehensive Plan, Town Master Plans and Design Guidelines of the Town Board, commissions, agencies, departments and districts, and all Town requirements and policies regarding streets, street frontage, reservation of land, drainage and erosion control and slope stabilization measures, stormwater drainage, sewage disposal, water supply, fire protection, preservation of significant historical, geological or scenic sites, preservation of wetlands, and other improvements.
(2) 
That the physical characteristics of the land to be subdivided are such that it can be used for building purposes without danger to health or peril from fire, flood or other menace.
(3) 
That all existing features of the landscape, such as large trees, rock outcroppings, watercourses, historic resources, and other irreplaceable assets are considered and preserved insofar as practical.
(4) 
That where any land of a proposed subdivision adjoins state or county highways, that the requirements of the District Engineer of the New York State Department of Transportation and/or the Monroe County Director of Public Works can be satisfied.
(5) 
That where any public utilities are involved, the requirements of the respective agencies having jurisdiction can be met.
(6) 
That where there are any reservations for highway purposes, the frontage line of all lots in the proposed subdivision effected by said reservations are shown with the adjusted lot lines.
(7) 
The classification of any streets within the proposed subdivision as major, collector, or minor.
(8) 
The adequacy of proposed sites for active or passive parkland, open spaces or other community facilities.
(9) 
What, if any, additional variances, exceptions, waivers, easements and/or covenants are necessary on the basis of the further review of the application by the Planning Board, the reports submitted, and the public hearing, if any.
(10) 
What, if any, additional modifications or conditions are required for approval of the subject application.
G. 
The Planning Board shall hold a public hearing at which parties in interest shall have an opportunity to be heard, which hearing shall take place within the time specified by and upon the notice required by state law.
H. 
The applicant shall attend the meeting of the Planning Board at which a preliminary plat application is to be first reviewed and shall be prepared to discuss how the proposal satisfies the intent of these regulations, the requirements for street improvements, drainage, sewerage, water supply, fire protection and similar aspects, as well as the availability of existing services and other pertinent information.
I. 
Following the closing of the public hearing on the application and within the time specified by state law, the Planning Board shall:
(1) 
Approve the application if the application is determined to meet all of the requirements of these regulations;
(2) 
Conditionally approve the application if the application is determined not to meet all of the requirements of these regulations but, with modifications and/or conditions, the application can be made to meet all of the requirements of these regulations, the modifications and/or conditions to be met to be contained in the resolution of conditional approval and to become a part of the application; or
(3) 
Disapprove the application if the Planning Board determines that the application does not meet the requirements of these regulations to such a degree that the application cannot be made to meet these requirements by modifications and/or conditions, the resolution of disapproval to contain the reasons therefor.
J. 
The Planning Board shall so endorse four copies of the plan and return to the applicant one copy of the plan or plat together with a copy of the resolution; shall retain one copy; and shall forward two copies to the Commissioner of Public Works.
K. 
Approval and/or conditional approval of an application for approval of a preliminary plan shall not be construed to permit the filing of the plat or plan in the office of the Monroe County Clerk nor shall the applicant proceed with any improvements on the land nor shall it prejudice any further action by the Planning Board regarding required subsequent applications for approval, if submitted, of such subdivision.
L. 
In the event that an applicant does not submit a final plan within six months of the approval or conditional approval of a preliminary plan, such preliminary plan approval may be revoked by the Planning Board.
A. 
An application for final plat approval shall:
(1) 
Conform substantially to the preliminary or concept plan that has received approval from the Planning Board. It should incorporate any revisions or other features that may have been recommended by the Planning Board at the preliminary plat or concept plan stage, and all such compliances shall be clearly indicated by the subdivider on the appropriate submission.
(2) 
Shall have secured the necessary approvals for any required variances or for any required district extensions.
(3) 
Satisfy the requirements for final plat layouts as described in § 175-27 of these regulations.
B. 
The applicant shall submit the application, together with the applicable fees and other supporting documentation, as follows:
(1) 
All major subdivision final plat applications shall be submitted in accordance with the Planning Board's approved submission schedule, along with the final plat and plans.
(2) 
All minor subdivision final plat applications shall be submitted in accordance with the Planning Board's approved submission schedule, along with the final plat and plans.
C. 
The Secretary shall review the application to ensure completeness prior to officially accepting said application.
(1) 
If the Secretary determines that the application is substantially complete, or has only minor deficiencies, such deficiencies be so noted on the application form, fees shall be processed, and the application shall be placed on the next agenda for final approval as a discussion item, unless it is determined that a public hearing would be required.
(2) 
If the Secretary determines that the application is not substantially complete, the application package shall be returned to the applicant with a list of the deficiencies noted.
D. 
The Secretary shall submit a copy or copies of any application for final approval of a minor subdivision to the Monroe County Department of Planning for its review and report, if required.
E. 
The Secretary shall submit a copy of any application for approval of a minor subdivision final plat that has not previously received concept approval to the Environmental Board whose review shall include recommendation and findings to the Planning Board as to determination of significance.
F. 
The Planning Board shall hold a public hearing at which parties in interest shall have an opportunity to be heard, which hearing shall take place within the time specified by and upon the notice required by state law.
(1) 
The Secretary may waive the requirement for a public hearing for any major subdivision final plat that substantially agrees with the preliminary plat previously submitted and any conditions of approval placed on said preliminary plans by the Planning Board.
G. 
At the time of the public hearing, the Planning Board shall have considered the minor subdivision plat in connection with the topography of the area, existing requirements of the Zoning Code,[1] the Comprehensive Plan and the Town Official Map, Sewer District Master Plans, the Drainage Plan, the general requirements of the Town and shall insure that the applicant has secured the necessary approvals and/or permits for the provisions of utility services, septic systems and road cuts.
[1]
Editor's Note: See Ch. 185, Zoning.
H. 
At the time of a public hearing on any minor subdivision which has not been previously submitted for review and approval of a concept plan, the Planning Board shall make a determination as to whether the project may have a significant impact on the environment for the purposes of SEQRA. In making such determination, the Planning Board shall consider any comments by the Environmental Board, the public and any involved agencies.
I. 
Subsequent to the filing of the final plat, and after the closing of a public hearing, if required, the Planning Board shall, within the time specified by New York State Law:
(1) 
Conditionally approve said application if the application is determined to meet all of these regulations, but requires other necessary approvals before final approval can be granted.
(2) 
Disapprove said application if the Planning Board determines that the application does not meet all of the requirements of these regulations, the resolution of disapproval to contain the reasons therefor.
J. 
The Secretary may grant unconditional final approval to any final plat that complies with a conditional approval previously granted by the Planning Board. In order to be granted such unconditional final approval, the applicant shall submit the mylars and one copy of the final plat and plans that shall bear all necessary signatures of approval.
K. 
Approval of an application. Conditional approval of a final plat shall expire 180 days from the date of the Planning Board endorsement of conditional approval thereon unless said final plat is filed in the office of the Monroe County Clerk. The Planning Board may extend the foregoing expiration time for periods of 90 days each if, in the Planning Board's opinion, such extension is warranted by the particular circumstances.