For the purpose of this chapter, the following words and terms shall have the meanings indicated:
BOARD
The Planning Board of the Town of Saratoga or any person authorized by the Planning Board to act as its representative.
CONSTRUCTION
Refers to paving, utility and miscellaneous construction in public rights-of-way or easements as shown on the subdivision development map and not privately owned construction covered by building permits.
DOUBLE FRONTAGE LOTS
Lots with the rear and front lot lines abutting existing or proposed streets.
FINAL PLAT
The final map upon which the owner's plan of subdivision is presented to the Planning Board for approval, and which, if approved, shall be submitted to the County Clerk, Town Clerk and Town Assessor for recording. The final plat shall be submitted as part of the final submission.
FINAL REVIEW
The complete process of reviewing a final submission and issuing a final approval or disapproval by the Board.
FINAL SUBMISSION
The final plat and all other documents the subdivider is required to submit for final review of a subdivision by the Board.
HALF STREETS
Are those that are less than full width, in either paving or right-of-way.
LETTER OF CREDIT
A letter taken out by the owner from a bank which guarantees the Town that a specific amount of money will be kept available for the completion of a subdivision construction to be drawn on only by the Town.
MAJOR SUBDIVISION
A subdivision of land resulting in five lots or more, or a minor subdivision which contains new road(s).
[Added 7-19-2004 by L.L. No. 5-2004]
MINOR SUBDIVISION
A subdivision of land resulting in four or fewer lots, with no new road(s).
[Added 7-19-2004 by L.L. No. 5-2004]
MASTER PLAN
A comprehensive plan for the development of the Town as authorized in § 272-a of the Town Law.
OFFICIAL MAP
A map established by the Town Board under § 270 of the Town Law, showing the streets, highways and parks theretofore laid out, adopted and established by law and all changes or additions thereto made under the provisions of the Town Law.
OWNER
The owner of the land proposed to be subdivided, or his agent.
PERFORMANCE BOND
An obligation, in writing, under seal, issued by a surety company satisfactory to the Town Board binding the obligor to pay a sum of money to the Town if the obligor fails to satisfactorily install and/or maintain improvements as required by Town Law Saratoga.
PRELIMINARY PLAT
A drawing showing the salient features of a proposed subdivision submitted to the Planning Board for its consideration prior to submission of the final plat. The preliminary plat is submitted as part of the preliminary submission.
PRELIMINARY REVIEW
The complete process of reviewing a preliminary submission and issuing an approval, approval with modifications, or disapproval by the Board.
PRELIMINARY SUBMISSION
The preliminary plat and all other documents required for preliminary review of a subdivision by the Board.
REVERSE FRONTAGE LOTS
Lots with the rear lot line abutting an existing or proposed street.
ROADWAY
The portion of a street which is designated for vehicle use.
STREET
A way for vehicular traffic, whether designated as a street, highway, thoroughfare, parkway, thruway, road, avenue, boulevard, lane, cul-de-sac, place or however otherwise designated, and includes the entire area within the right-of-way.
A. 
Arterial streets and highways are those used or destined to be used primarily for fast or heavy traffic, whether existing or proposed.
B. 
Collector streets are those which carry traffic from minor streets to the major system of arterial streets and highways. Collectors may also serve as secondary arteries to carry some through traffic. A street which is the outlet toward an arterial street for more than 100 acres or is a main entrance to a residential development shall be considered a collector street.
C. 
Local streets are those which are used primarily for access to the abutting properties.
D. 
Marginal access streets are minor streets which are parallel to and adjacent to arterial streets and highways and which provide access to abutting properties and protection from through traffic.
SUBDIVISION
The division of any parcel of land into two or more lots, sites or other divisions of land for immediate or future sale or for building development, whether or not the subdividing creates a street. The term "subdivision" is used to denote the act of subdividing or the property which is subdivided.
TOWN
The Town Board of Saratoga, Highway Superintendent of Saratoga or other official responsible by law for the function referred to. It may also refer to the person authorized to act as the representative of the responsible official or officials.
A. 
General:
(1) 
Whenever a time limit is specified in this chapter, the Board may extend the limit upon request by the owner, provided the Board is legally empowered to do so.
(2) 
When any subdivision of land is proposed to be made within the unincorporated sections of the Town and before any contract for the sale of, or any offer to sell such subdivided land, or any part thereof, is made, and before any construction is begun, and before any building permit shall be granted, the owner shall submit his subdivision for review by the Planning Board.
(3) 
Two methods of completing subdivision construction are provided in accordance with Town Law § 277. The owner may install improvements prior to final approval and submit a letter of credit or performance bond at the time of final submission, in an amount approved by the Town, to cover the cost of those improvements prior to final approval and submit such a letter of credit or performance bond to cover the cost of all improvements.
(4) 
Four steps are prescribed for the subdivision review process. The entire process is described in this section and the detailed requirements of each step are described in Subsections B, C, D, and E.
B. 
Step one, preapplication conference. The purpose of this step is to determine feasibility of the project before the owner has invested a substantial amount of money. The owner shall present such information as the Board may require. The Board will inform the owner of general subdivision requirements as well as particular requirements for the subdivision under review as dictated by the Master Plan, Official Map or other considerations.
C. 
Step two, preliminary review:
(1) 
The owner shall present a preliminary submission at a Planning Board meeting. The date of the preliminary submission shall be the date of the meeting at which it is presented.
(2) 
A field walk by the Board with the owner may be required. Temporary stakes showing street center lines may be required.
(3) 
The Board shall hold a public hearing on the proposed subdivision within 45 days of the date of the preliminary submission. Notice of such public hearing shall be advertised in a newspaper of general circulation in the Town at least five days before such hearing.
(4) 
The Board shall communicate to the owner, in writing, within 45 days after the public hearing, its decision concerning the preliminary submission. If the preliminary submission is approved, the Board shall express its approval with or without modifications, if any, which shall be required in the final submission. If modifications are required, the reasons therefore shall be given.
(5) 
If the owner elects to begin construction before final submission, he may begin all construction, provided he has indicated this intention to the Town, except the one-inch double surface treatment after approval in accordance with the approval or approval with modifications.
(6) 
If the preliminary submission is disapproved, the Board will state the reasons for its disapproval.
(7) 
The action of the Board shall be noted on two copies of the preliminary submission form, to which shall be attached reference statements of any conditions and requirements determined by the Board. One copy shall be returned to the owner and the other retained by the Board.
(8) 
If the preliminary submission is disapproved, resubmissions may be made within six months of the date of disapproval with no additional fee required. A resubmission made after six months from the date of disapproval may be treated like a new submission and require a new preliminary review and fee.
D. 
Step three, final review:
(1) 
If the preliminary submission is approved, the owner, within six months of the date of approval, shall present a final submission at a Planning Board Meeting.
(2) 
In the event that a final submission of the entire subdivision or part of it is not made within six months from the date of approval, the application may be considered withdrawn and any approved modifications or waivers of required improvements by the Board may be considered lapsed.
(3) 
The date of the final submission shall be the date of the meeting at which it is presented.
(4) 
The final submission shall conform to the approved preliminary submission and shall contain any modifications specified by the Board. If desired by the owner, it may include only that portion of the approved preliminary plat which he proposes to record and develop at that time, provided that such portion conforms to all requirements of this chapter.
(5) 
The owner shall submit a letter of credit or performance bond at the time of final submission to cover street pavement wearing coarse construction and all other construction which has not been completed and approved by the Town plus 20% of that construction which has been completed and approved. The amount of the letter of credit shall be determined by a construction cost estimate prepared by the owner.
(6) 
The Board shall hold a public hearing on the proposed subdivision within 45 days of the date of the final submission. Notice of such public hearing shall be advertised in a newspaper of general circulation in the Town at least five days before such hearing.
(7) 
Within 45 days from and after the time of the public hearing, the Board shall approve, modify and approve, grant conditional approval, or disapprove the final submission and communicate its decision to the owner in writing.
(8) 
Under certain conditions, the Board may waive this second hearing (§ 276 Town Law). In the event the hearing is waived, Board action shall be within 45 days of submission.
(9) 
If the final submission is approved by the Board, an appropriate notation of that effect shall be made on the face of the original or tracing cloth prints of the final plat submitted to the Board. The copy shall be returned to the owner and one copy shall be retained by the Board for its records.
(10) 
The owner shall file the approved final plat with the County Clerk within 30 days after approval by the Board. If the final plat is not filed within this time, the approval shall expire, as provided in § 276 of the Town Law.
(11) 
The owner may obtain building permits and begin building construction only after filing of the final plat.
(12) 
If the final submission is disapproved, resubmissions may be made within six months of the date of disapproval with no additional fee required. A resubmission made after six months from the date of disapproval may be treated like a new submission and require a final review and fee.
E. 
Step four, final inspection and "as-built" drawings:
(1) 
Upon approval of the final submission and after construction of houses is substantially completed, the owner shall construct the street pavement wearing course in accordance with the final approval and the subdivision regulations at a time authorized by the Town. Minor changes from the development map and plan/profiles as required by conditions of the work site may be allowed in the actual construction.
(2) 
Upon completion of construction, a final inspection shall be held by the Town. When construction has been approved, final plats and plan/profiles shall be corrected by the owner to show all construction "as built." The letter of credit or performance bond may be reduced by the Town as construction progresses. It shall not be reduced to less than the amount determined for that construction which is still uncompleted, plus 20% of the amount determined for that construction which is completed and approved. It shall be kept in effect for one year after the final inspection. It shall then be released, provided the owner has prepared as-built plans.
F. 
Exception. In the review of a subdivision which includes no new roads and includes no more than four new lots, any or all of the steps except final review may be waived by the Board. The Board may also waive all fees and any of the requirements of the final review which are not required for legality.
A. 
The preapplication conference may take place at any time acceptable to the Board.
B. 
The owner shall furnish three copies of a sketch plan of the proposed subdivision and all adjacent land owned by the owner or under option to him. The sketch shall include a street layout and drainage plan. The sketch shall be to a scale not less than 100 feet per inch. One additional copy of the sketch plan shall be submitted to the Saratoga County Soil and Water Conservation District for its review and recommendations to the Planning Board.
C. 
The Planning Board shall advise as to feasibility and any special considerations for the subdivision design. A field walk with the owner may be required.
A. 
If construction is to precede final review, three prints of the plat, development map and plan/profiles shall be submitted which meet the requirements for final submission. One additional copy of the sketch plan shall be submitted to the Saratoga County Soil and Water Conservation District for its review and recommendations to the Planning Board.
B. 
The preliminary submission shall include the following in triplicate:
(1) 
Preliminary plat to a scale not smaller than 50 feet to the inch, drawn accurately to scale with approximate dimensions shown and including all the information required for a final plat except monuments and iron pipes and the certification of standards of accuracy.
(a) 
In addition, highways or other major public or private improvements planned for future consideration on or near the proposed subdivision, including those shown on the Official Map or Master Plan, shall be shown.
(b) 
All contiguous land owned or under option by the owner shall be shown with a street and lot plan for its development.
(c) 
Water elevations and subsurface information, including groundwater elevation, shall be noted where appropriate.
(2) 
Plan/profile for each street with a horizontal scale of 40 feet to the inch and vertical scale of four feet to the inch, showing all the information required for the final submission of a plan/profile except that approximate stationing may be shown. In addition, profiles of present surface shall be shown on center lines and both right-of-way lines of all streets and on center lines of all easements.
(3) 
All sheets shall not be smaller than 8 1/2 inches by 14 inches, nor larger than 30 inches by 42 inches. All maps must be printed or drawn with pen and India ink upon transparent tracing cloth or polyester film or be photographic copies on transparent tracing cloth or polyester film and further that said maps shall be not less than 8 1/2 inches by 14 inches nor more than 30 inches by 42 inches in size.
(4) 
In addition to the required drawings, the following information shall be submitted as part of the preliminary submission.
(a) 
Completed Town of Saratoga preliminary submission form.
(b) 
Request for any zoning changes proposed for the area to be subdivided, if applicable.
(c) 
Conditions of dedication of areas proposed to be dedicated to public use.
(d) 
Preliminary designs of bridges and culverts (final designs, if construction is to precede final review).
(e) 
Draft of any protective covenants whereby the owner proposes to regulate land use in the subdivision and otherwise protect the proposed development.
C. 
More detailed information may be required by the Planning Board as a part of the preliminary submission in special cases.
This submission shall include the following:
A. 
Final plat, including two copies drawn in ink on tracing cloth or black line prints on reproducible permanent material acceptable to the Board plus five prints to a scale not smaller than 50 feet to the inch showing the following:
(1) 
All existing and proposed property lines, building setback lines, easement and right-of-way lines with dimensions, azimuths or angle data, and curve data.
(2) 
All monuments, iron pipes and bench marks.
(3) 
Names of owners of all adjacent property.
(4) 
Street names.
(5) 
All property reserved by the owner or dedicated to public use.
(6) 
A house number for each lot.
(7) 
A North arrow.
(8) 
Standard title block.
(9) 
Key map.
(10) 
Proposed use of each lot.
(11) 
Standards of accuracy meeting Saratoga requirements shall be noted on the map and certified by a land surveyor registered in New York State.
(12) 
Contour lines at two-foot intervals to USGS datum.
(13) 
Watercourses, marshes, rock outcrops and other important land features.
(14) 
Right-of-way lines, street paving and street stationing.
(15) 
Sanitary sewers, storm drains, gas lines and water lines, with all appurtenances.
(16) 
Street name signs (a letter of intent to install signs in locations approved by the Town may be accepted as a substitute.)
(17) 
Standards of accuracy of elevations meeting Saratoga requirements shall be noted on the map. The final plat shall contain the signature and seal of a professional engineer registered in New York State or a qualified land surveyor under § 7208, Subdivision n, of the Education Law.
B. 
Plan/profile of each street and utility easement, including one copy drawn in ink on tracing cloth or black line print on reproducible permanent material acceptable to the Board plus five prints, with a horizontal scale of 40 feet to the inch and a vertical scale of four feet to the inch, showing the following:
(1) 
All pavement, storm drains, sanitary sewers, gas lines and water lines with appurtenances.
(2) 
Pavement and utility stationing, including all horizontal and vertical control points and grades.
(3) 
Signature and seal of a professional engineer registered in New York State or a qualified land surveyor under § 7208, Subdivision n, of the Education Law.
(4) 
A North arrow.
(5) 
Standard title block.
C. 
Final plat and plan/profiles shall show all facilities which the subdivision standards require. All lettering shall be neat and legible.
D. 
All sheets shall not be smaller than 8 1/2 inches by 14 inches nor larger than 30 inches by 42 inches. When more than one layout sheet is required, all shall be the same size, and an index sheet of the same size shall be provided showing the entire subdivision to an appropriate scale.
E. 
In addition to the required drawings, the following documents shall be submitted as part of the final submission:
(1) 
Completed Town of Saratoga final submission form.
(2) 
Offer of cession, in a form approved by the Board, of all land included in streets, walks, easements and recreation areas not specifically reserved by the owner. If required by the Board, there may be a payment in lieu of the offer of recreation areas. Approval of the plat does not constitute acceptance of the offer of cession.
(3) 
Certificate of adequacy of the proposed water supply and sewerage service, as required by the Public Health Law of New York State and/or the Saratoga Co. Health Department, if applicable, and/or the Environmental Conservation Department of New York State.
(4) 
Statement by the appropriate Town representative certifying that certain improvements have been installed and approved.
(5) 
Deed description and proof of ownership of the land to be subdivided.
(6) 
Protective covenants in form for recording, including covenants governing the maintenance of unceded public spaces or reservations.
(7) 
Final designs of bridges and culverts, unless included in preliminary submission.
(8) 
Such other certificates, affidavits, endorsements or agreements as may be required by the Planning Board in the enforcement of this chapter.[1]
[1]
Editor's Note: Original Section V(6), regarding fees, which immediately followed this subsection, was repealed 7-19-2004 by L.L. No. 5-2004.
F. 
More detailed information may be required by the Planning Board as a part of the final submission in special cases.[2]
[2]
Editor's Note: Original Part. I, Secs. VI, Inspection of Construction and "As-Built" Drawings, and VII, General Requirements for the Subdivision of Land, which immediately followed this section, were repealed 10-10-2007 by L.L. No. 6-2007.
A. 
All improvements granted final approval shall be constructed in each new subdivision in accordance with the standards and requirements established by the Town Planning Board and in accordance with the condition of the final approval. The owner may install such improvements at his own cost and expense or may secure the formation of a special district to install such improvements pursuant to pertinent laws of the State of New York.
B. 
The standards and specifications for single-family residential subdivisions are contained in this chapter and design and construction standards. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Planning Board for multifamily dwellings, commercial and industrial subdivisions.
A. 
Where the Planning Board finds that, because of unusual circumstances of shape, topography or other physical features of the proposed subdivision or because of the nature of adjacent developments, extraordinary hardship may result from strict compliance with this chapter, it may waive certain requirements of this chapter so that substantial justice may be done and the public interest secured, provided that no such waiver shall be granted which will have the effect of nullifying the intent and purpose of the Official Map, Zoning Ordinance,[1] this chapter or ordinances of the Town. In granting changes and modifications, the Planning Board may require such conditions as will, in its judgment, secure substantially the objectives of the standards or requirements so changed or modified.
[1]
Editor's Note: See Ch. 400, Zoning.
B. 
The standards and requirements of this chapter may be modified by the Planning Board in the case of a plan and program for a complete community or other planned development which in the judgment of the Planning Board provides adequate public spaces and improvements for the circulation, recreation, light, air and service needs of the community when fully developed and populated, and which also provides such covenants or other legal provisions as will assure conformity to and achievement of the plan.
[Added 7-19-2004 by L.L. No. 5-2004; amended 11-10-2005 by L.L. No. 3-2005; 5-14-2007 by L.L. No. 2-2007; 4-13-2009 by L.L. No. 5-2009]
A. 
Minor subdivision.
(1) 
Application Fee (includes advertising fees):$300 for 2 lots; $400 for 3 lots; $500 for 4 lots.
(2) 
Engineering escrow deposit: $500 shall be deposited in escrow with the Town to pay the costs of any reasonable and necessary engineering reviews, consultations and inspections on behalf of the Town. Funds will be withdrawn only for actual expenses incurred. Any unused portion will be refunded to the applicant. Upon notice to the applicant, additional funds required for such expenses must be paid prior to further consideration of the application.
B. 
Major subdivision.
(1) 
Application Fee (including advertising fees): $1,000 plus $250 for each resulting lot.
(2) 
Engineering escrow deposit: $2,000 shall be deposited in escrow with the Town to pay the costs of any reasonable and necessary engineering reviews, consultations and inspections on behalf of the Town. Funds will be withdrawn only for actual expenses incurred. Any unused portion will be refunded to the applicant. Upon notice to the applicant, additional funds required for such expenses must be paid prior to further consideration of the application.
C. 
Payment in lieu of park land dedication. Where any proposed subdivision plat contains residential units, if the Planning Board makes a finding that there is a present and anticipated future need for park and recreational facilities for the Town, and further that a suitable park or parks of adequate size cannot be properly located on such subdivision plat, the Planning Board may require a payment in lieu of parkland dedication in the amount of $500 per lot or site. Such payments so collected shall be placed by the Town into a trust fund to be used exclusively for park, playground or other recreational purposes, including the acquisition of property.