The sketch plan initially submitted to the Planning Board shall
be based on Tax Map information or some other similarly accurate base
map at a scale, preferably not less than 200 feet to the inch, to
enable the entire tract to be shown on one sheet. The sketch plan
shall be submitted, showing the following information:
A.
The location of that portion which is to be subdivided in relation
to the entire tract and the distance to the nearest existing street
intersection.
B.
All existing structures, wooded areas, streams and other significant
physical features within the portion to be subdivided and within 200
feet thereof. If topographic conditions are significant, contours
shall also be indicated at intervals of not more than 10 feet.
C.
The name of the owner and of all adjoining property owners within
500 feet of any perimeter boundary of the subdivision, as disclosed
by the most recent municipal tax records.
D.
The Tax Map sheet, block and lot numbers.
E.
All the utilities available, and all streets which are either proposed,
mapped or built.
F.
The proposed pattern of lots (including lot width and depth), street layout, recreation areas, systems of drainage, sewerage and water supply (see § A166-20C) within the subdivided area.
G.
All existing restrictions on the use of land, including easements,
covenants or zoning district lines.
H.
The date, North arrow, map scale, name and address of record owner
and subdivider.
I.
Zoning and overlay district identification, including boundary lines
of districts and any proposed changes in the zoning district lines
and/or the Zoning Ordinance[1] text applicable to the area to be subdivided. This shall include identification whether the proposed subdivision is located within the LWRP Waterfront Area pursuant to Chapter 159 of the Town of Waterford Code.
J.
Identification of any active agricultural operations existing on
or within 500 feet of the proposed project.
K.
All sheets shall be 30 inches by 42 inches, 22 inches by 34 inches,
17 inches by 22 inches, or 8 1/2 inches by 14 inches in size.
When more than one 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.
In the case of minor subdivision only and in addition to the sketch plan required information (§ A166-20), the subdivision plat application shall include the following information:
A.
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
B.
All newly created lots require an actual field survey of the boundary
lines of the tract(s) and all proposed parcels, giving complete description
data by bearings and distances, made and certified by a licensed land
surveyor at a scale of not more than one inch equals 100 feet. The
corners of the tract shall also be located on the ground and marked
by monuments as approved by the Planning Board and shall be referenced
and shown on the plat.
C.
Location of existing water and sewer infrastructure and proposed
connections to same.
D.
The proposed subdivision name and the name of the Town and county
in which it is located.
E.
Proposed use of each lot (single-family, two-family, multifamily)
and all other uses, other than residential, proposed by the subdivider.
H.
All regulated wetlands, classified streams and 100-year floodplain
boundaries shall be included where appropriate.
I.
The date, North point, map scale, name and address of the record
owner and subdivider.
J.
Contour lines at two-foot intervals tied to a USGS datum. Contour
intervals may be increased to five feet or 10 feet at the discretion
of the Board. The Board may waive this requirement for field topography.
In these cases, the applicant will be required to submit at a minimum
contour information as interpolated from USGS mapping.
K.
An Environmental Assessment Form (EAF) — Part 1 completed by
the applicant. The Planning Board shall determine during sketch plan
review if a full or short EAF is required.
L.
Soil tests (percolation tests and soil profile analyses) must be
performed on each proposed lot when on-site waste treatment is proposed.
In such case, the applicant must submit a copy of the results for
all soils analyses for the Board's review. All individual on-site
sanitation shall be designed to meet the minimum specifications of
any applicable state, county, or Town agencies having jurisdiction.
The results of soil tests must accompany the minor subdivision application
and the test pit sites must be located on the map.
M.
The plat to be filed with the County Clerk shall be printed on material
acceptable to the County Clerk and in the size required by the County
Clerk.
N.
A fee, according to the most recent Fee Schedule established by the
Town Board.
O.
The Planning Board may require additional information to be submitted
as it deems necessary to adequately review the application.
The following documents shall be submitted for approval:
A.
Ten copies of the preliminary plat prepared at a scale of not more than 100 feet to the inch but preferably not less than 50 feet to the inch, showing the following in addition to all required information from §§ A166-20 and A166-21:
(1)
The proposed subdivision name, name of the Town and county in
which it is located, date, true North point, scale and name and address
of record owner, subdivider and engineer or surveyor, including license
number and seal.
(2)
The name of all subdivisions immediately adjacent and the name
of the owners of record of all adjacent property.
(4)
All parcels of land proposed to be dedicated to public use and
the conditions of such dedication.
(5)
The location of existing property lines, easements, buildings,
watercourses, marshes, rock outcrops, wooded areas, single trees with
a diameter of eight inches or more as measured three feet above the
base of the trunk and other significant existing features for the
proposed subdivision and adjacent property.
(6)
The location of existing sewers, water mains, culverts and drains
on the property, with pipe sizes, grades and directions of flow.
(7)
Contours with intervals of five feet or less as required by
the Board, including elevations on existing roads; approximate grading
plan if natural contours are to be changed more than two feet.
(8)
The width and location of any streets or public ways or places
shown on the Official Map or the Comprehensive Plan, if such exists,
within the area to be subdivided, and the widths, locations, grades
and street profiles of all streets or public ways proposed by the
developer.
(10)
Completed Part 1 of the Long Environmental Assessment Form.
(11)
The approximate location and size of all proposed water lines,
valves, hydrants and sewer lines and fire alarm boxes; connections
to existing lines or alternate means of water supply or sewage disposal
and treatment as provided in the Public Health Law; profiles of all
proposed water and sewer lines.
(12)
A storm drainage plan indicating the approximate locations and
sizes of proposed lines and their profiles; connections to existing
lines or alternate means of disposal.
(13)
Plans and cross sections showing the proposed locations and
types of sidewalks, streetlighting standards, street trees, curbs,
water mains, sanitary sewers and storm drains, and the sizes and types
thereof, the character, widths and depths of pavements and subbases
and the locations of manholes, basins and underground conduits.
(14)
Preliminary designs of any bridges or culverts which may be
required.
(15)
The proposed lot lines with the approximate dimensions and areas
of each lot.
(16)
Where the topography is such as to make difficult the inclusion
of any of the required facilities within the public areas as laid
out, the preliminary plat shall show the boundaries of proposed permanent
easements over or under private property, which permanent easements
shall not be less than 20 feet in width and which shall provide satisfactory
access to an existing public highway or other public highway or public
open space shown on the subdivision or the Official Map.
(17)
An actual field survey of the boundary lines of the tract, giving
complete descriptive data by bearings and distances, made and certified
to by a licensed land surveyor. The corners of the tract shall also
be located on the ground and marked by substantial monuments of such
size and type as approved by the Town Engineer and shall be referenced
and shown on the plat.
(18)
The Planning Board may also require additional studies including,
but not limited to, a traffic impact analysis, public water capacity
analysis, hydrogeological sensitivity analysis, and visual impact
analysis.
B.
If the application covers only a part of the subdivider's entire
holding, a map of the entire tract, drawn at a scale of not less than
400 feet to the inch, showing an outline of the platted area with
its proposed streets and indication of the probable future street
system with its grades and drainage in the remaining portion of the
tract and the probable future drainage layout of the entire tract.
The part of the subdivider's entire holdings submitted shall be considered
in the light of the entire holdings.
C.
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
D.
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 142, Stormwater Management and Erosion and Sediment Control, and Chapter 161, Zoning, Article XI, shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 161, Zoning, Article XI. The approved preliminary subdivision plat shall be consistent with the provisions of this Chapter 142, Stormwater Management and Erosion and Sediment Control, and Chapter 161, Zoning, Article XI.
The final plat shall comply with the preliminary plan as approved
and shall comply with the improvement requirements of these regulations
and of the Town of Waterford Zoning Law.[1] The major subdivision final plat application shall include
all information that is also required from both the sketch plan, and
minor subdivision applications as detailed above, and the following:
A.
Plat; offers of cession; numbering of lots and blocks; monuments.
(1)
The plat to be filed with the County Clerk shall be seven copies
of the following documents submitted for approval with the words "final
plat" clearly marked, the plat shall be prepared at a scale of not
more than 100 feet to the inch, but preferably not less than 50 feet
to the inch (unless waived by the Planning Board), and oriented with
a North point at the top of the map, on sheets 30 by 42; when more
than one sheet is required, an additional index sheet of the same
size shall be filed, showing, to scale, the entire subdivision with
lot and block numbers clearly legible, showing:
(a)
The proposed subdivision name or identifying title and the name
of the Town and county in which the subdivision is located, the name
and address of the record owner and subdivider and the name, license
number and seal of the licensed land surveyor.
(b)
The street lines, pedestrianways, lots, reservations, easements
and areas to be dedicated to public use.
(c)
Sufficient data acceptable to the Town Engineer to determine
readily the location, bearing and length of every street line, lot
line and boundary line and to reproduce such lines upon the ground.
Where applicable, these should be referenced to monuments included
in the state system of plane coordinates and, in any event, should
be tied to reference points previously established by a public authority.
(2)
The length and bearing of all straight lines, radii, length
of curves and central angles of all curves and tangent bearings shall
be given for each street. All dimensions and angles of the lines of
each lot shall also be given. All dimensions shall be shown in feet
and decimals of a foot. The plat shall show the boundaries of the
property, location, graphic scale and true North point.
(3)
The plat shall also show by proper designation thereon all public
open spaces for which deeds are included and those spaces title to
which is reserved by the developer. For any of the latter, there shall
be submitted with the subdivision plat copies of agreements or other
documents showing the manner in which such areas are to be maintained
and the provisions made therefor.
(4)
All offers of cession and covenants governing the maintenance of unceded open space shall bear the certificate of approval of the Town Attorney as to their legal sufficiency. When a conservation subdivision design is utilized, all requirements for protection of open spaces pursuant to the Town of Waterford Open Space Conservation Subdivision Article V shall be met.
(5)
Lots and blocks within a subdivision shall be numbered and lettered
in alphabetical order in accordance with the prevailing town practice.
(6)
Monuments. A map shall be submitted to the satisfaction of the Planning Board, indicating the location of monuments marking all underground utilities as actually installed. If the subdivider completes all required improvements according to § A166-15, then said map shall be submitted prior to final approval of the subdivision plat. However, if the subdivider elects to provide a bond or certified check for all required improvements (as specified in § A166-8), such bond shall not be released until such a map is submitted in a form satisfactory to the Planning Board. Ensure inclusion of the following:
(a)
Permanent reference monuments shall be shown and shall be constructed
in accordance with specification of the Town Engineer. When referenced
to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Transportation. They
shall be placed as required by the Town Engineer and their location
noted and referenced upon the plat.
(b)
All lot corner markers shall be permanently located satisfactorily
to the Town Engineer, at least 3/4 of an inch (if metal) in diameter
and at least 24 inches in length and located in the ground to existing
grade.
(c)
Monuments of a type approved by the Town Engineer shall be set
at all corners and angle points of the boundaries of the original
tract to be subdivided and at all street intersections, angle points
in street lines, points of curve and such intermediate points as shall
be required by the Town Engineer.
B.
Construction drawings, including plans, profiles and typical cross
sections, as required, of each street and utility easement, with a
horizontal scale of 50 feet to the inch and vertical scale of five
feet to the inch showing the following: the proposed locations, sizes
and types of streets, sidewalks, streetlighting standards, street
trees, curbs, water mains, sanitary sewers and storm drains, pavements
and subbase, manholes, catch basins and other facilities; including
all pavement, gas lines and water lines with appurtenances in final,
designed form, as well as pavement and utility stationing, including
all horizontal and vertical control points and grades.
C.
Stormwater pollution prevention plan. A stormwater pollution prevention plan consistent with the requirements of Chapter 142, Stormwater Management and Erosion and Sediment Control, and Chapter 161, Zoning, Article XI, and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 161, Zoning, Article XI. The approved final subdivision plat shall be consistent with the provisions of this Chapter 142, Stormwater Management and Erosion and Sediment Control, and Chapter 161, Zoning, Article XI.
D.
Signature and raised seal of a professional engineer and of a land
surveyor, both registered in New York State, or a qualified land surveyor
under § 7208, Subdivision n, of the Education Law with the
following certification: "I hereby certify this map to be substantially
correct and in accordance with the accuracy required by the New York
State Education Department."
E.
Street name signs, as approved of pursuant to § A166-16, shall be delivered to the Town. A letter of intent to install signs in locations approved by the Town may be accepted as a substitute.
F.
Offer of cession in a form approved by the Board of all land included
in streets, walks, easements, recreation areas and passive open spaces
not specifically reserved by the owner. There may be a payment in
lieu of the offer of recreation or open areas as determined by the
Board. Approval of the plat does not constitute acceptance of the
offer or cession.
G.
Statement by the appropriate Town representative certifying that
certain improvements have been installed and approved.
H.
Deed description and proof of ownership of the land to be subdivided;
I.
Protective convents in form for recording, including convents governing
the maintenance of public spaces or reservations.
J.
Final design of bridges and culverts, unless included in preliminary
submission.
K.
Final homeowners' association bylaws, offering plan or prospectus,
if proposed, along with proof of approval of same by the Attorney
General of The State of New York.
L.
A fee shall be paid with the final submission in accordance within
the most recent Town of Waterford Fee Schedule.
M.
More detailed information may be required by the Planning Board as
a part of the final submission.
N.
In granting conditional or final approval of a plat in final form,
the Planning Board may permit the plat to be subdivided and developed
in two or more sections and may in its resolution granting conditional
or final approval state that such requirements as it deems necessary
to insure the orderly development of the plat be completed before
said sections may be signed by the duly authorized officer of the
Planning Board. Conditional or final approval of the sections of a
final plat may be granted concurrently with conditional or final approval
of the entire plat, subject to any requirements imposed by the Planning
Board.
