All applications shall be prepared in the following format:
A.
A letter of intent describing the nature and scope of the subdivision
and including information required but not shown on the plans, as
well as any unique circumstances and status of conditions specific
to the application. The letter should also include any intent to propose
any special districts, such as park districts, lighting districts,
etc.
B.
The applicant shall submit completed application forms, as required
and approved by the Planning Board.
C.
The maps, plans and/or drawings contained in an application for approval
of a proposed subdivision shall be accurately and legibly drawn in
accordance with accepted engineering practice, fine black line on
mylar or other reproducible substance at a suitable scale, and shall
be clearly designated as to the type of application (minor, conventional
concept plan, cluster development concept plan, preliminary, or final).
D.
Sheet sizes shall be a minimum size of 8 1/2 inches by 11 inches
and shall not exceed a maximum size of 34 inches by 44 inches. The
preferred sheet size is 22 inches by 34 inches.
E.
The scale for plats and/or plans shall be fifty feet to one inch
or greater except concept plans which may be submitted at 100 feet
to one inch.
F.
If the application contains more than one page, each page must contain,
in the lower right-hand corner, the subdivision name, the page number
and, when applicable, provisions for recording any and all revision
dates and space for Planning Board action. In addition, the first
page shall contain an index located in the upper left-hand corner
of the page.
G.
The names and addresses of the record owner of the land and the applicant
and the name, seal and address of the designer, engineer and/or surveyor
who made the plan, shall appear in the lower right-hand corner of
the plan.
H.
The north arrow shall be oriented either towards the top of the page
or the right of the page, preferably towards the top.
I.
Any necessary signature or approval lines and/or boxes.
J.
The number of copies of all application materials shall be as required
and approved by the Planning Board.
An application for approval of a conventional concept plan shall be prepared in accordance with the requirements of § 175-23 of these regulations, clearly marked as a conventional concept plan and shall contain, at a minimum, the following:
A.
Application cover sheet.
B.
A statement that the applicant has read and understands the intent
of the requirements of these regulations and the application for approval
of the conventional concept plan of the proposed subdivision is complete,
meets both the intent and the requirements of these regulations and
that every lot in the subdivision meets the requirements of the Zoning
Code[1] for the zoning district in which it is located, unless
otherwise noted.
C.
A statement that the applicant is the owner, or contract vendee with
owner authorization, of all of the land comprising the subdivision.
D.
An Environmental Assessment Form, Part I, containing sufficient information
in order to meet the requirements of SEQRA.
E.
A completed site capacity calculation worksheet in the form adopted
by the Town Board and approved by the Planning Board.
F.
Boundaries of the tract to be subdivided, plotted to scale. If the
applicant intends to develop the tract in stages, the entire tract
shall nevertheless be included in the conventional concept plan with
the stages identified.
G.
Natural Features Map, providing sufficient data to describe the site
in its existing condition which shall include, at a minimum, the following:
(1)
A topographic survey showing ground contours adjacent to and within
the tract to be subdivided at intervals of no more than two feet of
elevation, based on Town datum (United States Coast and Geodetic Survey).
(2)
All pertinent topographic and planimetric features within and adjoining
the tract, including existing streets, existing buildings, walls,
fences, individual or small groups of large trees, trails, monuments,
rock ridges and outcroppings, historic monuments, distinctive geographic
features.
(3)
Any portion of the site that includes slopes of 15% to 25%, slopes
greater than 25%, wetlands, wood lots, watercourses and their one-hundred-year
flood limits, and water bodies together with their elevations and
date of measurement, all shown with the acreage of each portion.
H.
Soils Map, showing type by series name and/or map symbol based on
the latest soil survey of Monroe County, New York, prepared by the
United States Department of Agriculture Natural Resources which shall
be accompanied by:
(1)
A columnar report based on the table within the aforementioned soil
survey entitled "Estimated Degree and Kind of Limitations for Selected
Non-Farm Uses" of all soil types by series' name and map symbol
and their estimated degree and kind of limitation for underground
public utilities, disposal of septic tank effluent, home sites, and
street and parking lots.
(2)
Except in the case of applications for a minor subdivision, two copies
of a transparent overlay with differentiating symbols showing any
soils with a severe limitation, drawn at the same scale and sheet
size as the natural features map.
I.
Conventional concept plan, providing sufficient data to determine
the intended design and layout of a proposed major subdivision drawn
to the same scale and sheet size as the Natural Features Map which
shall include, as a minimum, the following:
(1)
Identification of the plan by name of the owner of record and location
of the land in question, including the Assessor's Tax Map number
and lot number, north point and date.
(2)
The names of all abutting property owners, as determined from the
most recent local tax list, unless the applicant shall have more recent
knowledge of such abutters.
(3)
The locus of the land shown on the plan, preferably at a scale of
1,000 feet to the inch, with sufficient information to accurately
locate the plan, and showing the boundaries of the abutting properties.
(4)
Location of any zoning district boundaries that may lie within the
locus of the plan.
(5)
All the remaining contiguous land and water areas and frontage of
the land in ownership of the applicant, together with a feasible future
street access for any such abutting lands that may require access
to a public right-of-way through lands shown on the conventional concept
plan.
(6)
General note indicating the existing zoning district, the applicable
area requirements and any decisions that will be required by the Zoning
Board of Appeals, including, but not limited to, variances regarding
the lots and/or any buildings thereon.
(7)
General note indicating the project statistics to include total acres
of the site, total number of lots.
(8)
The boundary lines of the proposed lots, with lot numbers, approximate
areas and dimensions.
(9)
The names, location and widths of adjacent streets, and of streets
approaching or within reasonable proximity to the subdivision.
(10)
The existing and proposed lines of streets, rights-of-way, easements,
reservations and any public or common areas within the subdivision,
in a general manner.
(11)
Letter designation in lieu of names of any proposed streets.
(12)
Schematic indication of proposed system for stormwater drainage,
including site drainage patterns, adjacent to existing natural waterways
intended to receive drainage effluent, and indication as to the need
for detention.
(13)
Schematic indication of proposed source of water supply, method
of sewage disposal, and any other utilities.
(14)
Two copies of a transparent overlay of the conventional concept
plan.
J.
Additional requirements.
(1)
To facilitate review of the plans by the appropriate authorities,
at the time of filing of the application, the applicant shall stake
the streets at sufficient interval to allow orientation of board members
for a field walk.
(2)
(3)
If, in the opinion of the Planning Board, additional information,
such as aerial photographs, would aid in the approval process, the
applicant shall be notified in writing as to what additional information
is required and shall furnish same to the Planning Board.
An application for approval of a cluster development concept
plan shall be clearly marked as a cluster development concept plan,
and shall contain, at a minimum, the following:
B.
A complete application for permission to subdivide such parcel under
the provisions of § 278 of the Town Law which shall include
a detailed statement describing the premise of the cluster development
concept plan and shall include a statement as to how the following
benefits shall accrue to the Town as a result of approval to subdivide
under the provision of § 278:
(1)
As compared to the conventional concept plan submitted and, in general,
how the proposed average density concept plan will promote the best
use of the land;
(2)
As compared to the conventional concept plan submitted, how the proposed
cluster development plan will facilitate the adequate and economic
provision of streets and utilities;
(3)
How the proposed cluster development concept plan will preserve the
natural and scenic qualities of open space and/or historic resources;
(4)
That the proposed density does not exceed the density allowed in
the applicable zoning district;
(5)
How the proposal addresses lands for parks, recreation, open space,
or other municipal purposes;
(6)
That no part of the proposal is a change of use allowed in the applicable
zoning district.
C.
The cluster development concept plan layout, providing sufficient
data to determine the intended design and layout of a proposed major
subdivision drawn to the same scale and sheet size as the Natural
Features Map and conventional concept plan, which shall include, as
a minimum, the following:
D.
Unless waived by the Planning Board, the applicant shall also submit a conventional concept plan, containing the items set forth in § 175-24I of these regulations, so as to demonstrate that the proposed cluster development would not result in an increase in density over the density allowed by a conventional concept plan.
An application for approval of a preliminary plat shall be prepared in accordance with the requirements of § 175-23 of these regulations, include all maps, drawings, plans and documents of the concept plan upon which it is based, shall comply with the conditions and/or modifications required in the approval for said concept plan, shall comply with the design requirements of these regulations, shall be clearly designated as a preliminary plat and, in addition, shall contain, at a minimum, the following:
A.
Application cover sheet.
B.
A subdivision plat record sheet, providing sufficient data to determine
the location, direction and length of every street and right-of-way,
line, lot line, and boundary line, and to establish these lines on
the ground, which shall include:
(1)
All information required for a conventional and/or cluster development
concept plan.
(2)
The lengths and bearings of the subdivision plat boundary lines.
(3)
Each lot shall be delineated with lot number, approximate boundary
lines to scale, area in square feet, frontage on public rights-of-way
and setback lines.
(4)
The lines of existing and proposed rights-of-way within the subdivision
and adjoining properties which shall include the width, point of curvature,
point of tangency, minimum radii and minimum tangent distances.
(5)
The lines of existing and proposed streets within the subdivision
and adjoining properties which shall include pavement lines, gutter
lines, radius of culs-de-sac, and center-line stationing.
(6)
The names of existing and proposed streets and/or private drives.
(7)
The lines of existing and proposed sidewalks within the subdivision
and adjoining properties.
(8)
The lines, widths and purposes of existing and proposed easements
and/or reservations immediately adjoining and within the subdivision.
(9)
The lines and approximate dimensions and acreage 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.
(10)
Location of all permanent monuments properly identified as to
whether existing or proposed.
(11)
Sealed by a licensed professional engineer and/or a licensed
land surveyor as evidence of professional responsibility for the preparation
of the record sheet.
(12)
Delineation of one-hundred-year flood limits of any watercourse
whose said limits extend to the land to be subdivided. Such line of
demarcation shall have a unique indication and shall be clearly labeled
"one-hundred-year flood limits of (name of watercourse").
C.
A utility plan sealed by a licensed professional engineer and/or
a licensed land surveyor as evidence of professional responsibility
for the preparation of the utility plan and which shall include:
(1)
All items required for the subdivision plat record sheet;
(2)
Typical cross sections of proposed streets;
(3)
Profiles of proposed streets at suitable vertical scale showing finished
grades in relation to existing ground elevation where it is required
by the Commissioner of Public Works;
(4)
The location, size and material of any existing and proposed stormwater
or sanitary sewers and any stormwater or sanitary sewer into which
any connection is proposed along with distance between manholes, minimum
grade, invert elevation, manhole designation and center-line stationing;
(5)
Profiles of proposed stormwater or sanitary sewers at suitable vertical
scale showing finished grades in relationship to existing ground elevations
where it is required by the appropriate sewer district;
(6)
Location and size of any water supply and sewage disposal systems,
and evidence that such provisions meet the standards for approval
of the Monroe County Department of Health, and the Monroe County Water
Authority;
(7)
Plan and typical cross section of proposed sidewalks or public accesses
as required;
(8)
Typical lot layout showing curb cuts, lateral connection to all utilities,
drainage inlets in gutter areas, driveways, any other lot improvements;
(9)
A general note indicating brief specifications and/or reference to
Town or any other standards for all facilities to be constructed or
installed within the subdivision;
(10)
Standard details and any special detail or cross sections.
D.
A grading/drainage plan, which shall include:
(1)
A subdivision grading plan referenced to USGS datum showing proposed
topography at a maximum of one-foot contour intervals with grading
details to indicate proposed street grades, and elevations, building
site grades and elevations and drainage patterns throughout the subdivision
and extended approximately 200 feet beyond property boundaries;
(2)
Grading calculations sufficient to determine the approximate balance
between cut and fill;
(3)
A general note indicating the disposition of topsoil on the site.
Such note shall include how topsoil will be handled in areas of cut
and fill; how topsoil will be stockpiled, if applicable; the minimum
amount of topsoil to be redistributed to the site; and that no topsoil
may leave the site without prior permission from the Commissioner
of Public Works;
(4)
Symbols, showing the highest known high-water mark of the one-hundred-year
flood zone, based on flood zone rate maps or the Town's comprehensive
drainage plan, with all benchmarks to be noted and to be based on
USGS datum;
(5)
Plan, profiles, typical and special cross sections of proposed detention/retention
ponds, streams, creeks, and swales;
(6)
A statement concerning the status of the proposed project in relationship
to the removal, fill or dredge of any bank, meadow or swamp bordering
on any inland water;
(7)
The location and species of all existing trees outside of any identified
woodlot area with trunks over 12 inches in diameter measured four
feet above the finished ground level and shall clearly indicate which
of these shall be preserved; and
(8)
A clear indication of any other site features that are to be retained.
F.
A subdivision development plan shall be submitted for any proposed
subdivisions to show any other improvements, including special districts,
such as park, lighting or other districts, which the Planning Board
may require as part of its approval or which the applicant intends
to accomplish as part of the development of the overall subdivision.
For example, this may include landscaping details, street trees, entrance
signs, walls and planters, street lighting, etc.
G.
If, in the opinion of the Planning Board, additional information,
such as aerial photographs, would aid in the approval process, the
applicant shall be notified in writing as to what additional information
is required and shall furnish same to the Planning Board.
An application for approval of a final plat shall include all
maps, drawings, plans and documents of the preliminary plat and plans
upon which it is based, shall comply with the conditions and/or modifications
of the resolution of approval of said preliminary plat, shall be clearly
designated as a final plat, and in addition shall contain, at a minimum,
the following:
A.
Application cover sheet.
B.
All necessary data to determine the precise metes and bounds of:
(1)
Every proposed subdivision lot line, including precise area in square
feet;
(2)
Any proposed street and/or private drive;
(3)
Any proposed easement and/or reservation; and
(4)
Any property which is offered, or to be offered, for dedication for
public use or for any property that is proposed to be reserved by
deed covenant for the common use of the property owners of the subdivision.
C.
Final profiles, cross sections and details of any proposed street
and/or private drive, utilities, drainage facilities and any other
items which may be required.
D.
Certification of all plans by a licensed professional engineer and/or
licensed land surveyor as evidence of professional responsibility
for the preparation.
F.
Compliance with Monroe County Monumentation Law.
G.
Location of all survey monuments. Before acceptance of the dedication
of the proposed streets, a certificate by a licensed survey or professional
engineer must be placed on the final plat.
H.
An affidavit from the applicant/developer that the specifications
contained herein and of the Town for highways, sanitary and storm
sewers will be complied with and that a record map of construction
(as-built map) will be submitted to the Town upon completion of the
construction at no cost to the Town.
I.
Approved copies of all variances, exceptions, special district extensions,
waivers, permits and/or covenants required by the Planning Board and
these regulations, in a form acceptable to the Town Attorney.
J.
Proof from the Rochester Gas and Electric Corporation that gas and
electric service is available for the proposed subdivision.
K.
Payment of all required fees and/or review costs.
L.
Permit(s) from the agency having jurisdiction over road cuts and/or
driveway cuts.
M.
Signature of approval on plat and plans from the Town Engineer, Superintendent
of Sewers, Superintendent of Highways, Monroe County Water Authority,
Monroe County Pure Waters and Monroe County Health Department.
N.
The declaration of intent by the owner that the fee in and to the
proposed streets and of the proposed street widenings shall be dedicated
by deed of conveyance.
O.
The declaration by the owner that no part of the land proposed to
be subdivided for human habitation lies under water or is subject
to flood.
P.
The declaration by the owner that, at the owner's expense, the
required improvements in accordance with applicable state law will
be installed.
Q.
Verification of the creation and/or extension of any applicable special
districts.
R.
Duly executed easements.
S.
Duly executed offer of dedication of any proposed public streets.
T.
Duly executed offer of dedication of any lands proposed to be conveyed
to the Town.
U.
Warranty deed and related recording documents for any lands to be
conveyed to the Town, including highway rights-of-way.
V.
Letter of credit or alternative financial guarantee, in an amount
equal to 100% of the total cost of the proposed construction furnished
by the developer to the Town to be kept in effect until such time
as the project is accepted by the Town.
W.
An affidavit that the developer will furnish any required financial
security.
X.
Three completed applications for approval of plat.
