Any applicant who proposes to develop a subdivision in the Town of Ontario shall submit plats and other documents for approval as provided in this article.
A.
Purpose. The purpose of the preapplication, informal, and sketch plan review process is to promote early communication between the applicant, Town staff, and the Planning Board; to assist applicants in understanding applicable Town requirements; and to identify potential issues before significant costs are incurred for engineering and detailed design.
B.
Preapplication meeting with Town staff.
(1)
Prior to submission of a formal subdivision application, an applicant is encouraged to request a preapplication meeting with Town staff.
(2)
The meeting may include the Planning Board's Attorney, Town Engineer, Code Enforcement Officer, Highway Superintendent, and other officials or consultants as deemed appropriate.
(3)
The purpose of this meeting shall be to review the general intent of the proposal, identify applicable zoning and subdivision requirements, discuss SEQRA and County Planning referral procedures, and identify supporting materials that may be required for formal submission.
(4)
The staff may prepare an advisory summary of the meeting identifying major issues and applicable procedural steps. Such summary shall be advisory only and shall not bind the applicant or the Town.
C.
Informal review by Planning Board.
(1)
Following or in lieu of the preapplication meeting, an applicant may request that the Planning Board conduct an informal discussion, in an open meeting, of a concept plan.
(2)
The purpose of the informal review is to obtain general feedback regarding the proposed subdivision layout, the relationship to adjoining properties, and consistency with the Town's Comprehensive Plan and Site Design and Development Criteria.
(3)
The Planning Board may discuss general design principles, potential environmental or infrastructure issues, and procedural matters but shall not take formal action.
(4)
Any comments made by the Planning Board during informal review shall be advisory only and shall not constitute approval or authorization to proceed.
D.
Sketch plan review.
(1)
The subdivider shall submit the sketch plan application package, including necessary fees, to the Planning Board Secretary, who shall distribute them to the Planning Board, Town department heads and consultants, and the Ontario Fire Department (depending upon jurisdiction), retaining a copy for the Planning Board file. At the next Planning Board meeting consistent with the applicable submission deadline, the Planning Board shall receive comments, questions and recommendations, from the Town's advisory staff. The Planning Board shall discuss with the developer the classification of the proposed project as well as questions and comments for further consideration.
(2)
The concept plat shall be a schematic representation of existing conditions and proposed improvements with a scale no smaller than 100 feet to one inch, including:
(a)
The name and address of the owner or owners of land to be subdivided and any professionals assisting in the application.
(b)
The date of the map, approximate true north point, scale and title of the subdivision.
(c)
The subdivision's boundaries and the current owners of all contiguous properties and the names of any adjoining developments.
(d)
The zoning classification and tax map number(s) of the property to be subdivided.
(e)
The zoning regulations affecting the proposed subdivision including setbacks, density, coverage and other regulations.
(f)
General topography (five-foot contour intervals).
(g)
Indication of any significant existing natural features (i.e. streams, ridges, tree lines).
(h)
Indication of all existing utilities, roads, houses, etc.
(i)
Schematic indication of development, utilities, roads, etc.
(j)
Agricultural data statement.
(3)
Any of the above concept plan requirements may be waived or modified by the Planning Board at the Board's discretion.
E.
Optional nature. Participation in the preapplication meeting, informal review, or sketch plan review is voluntary at the election of the applicant but is strongly encouraged by the Town to ensure efficient and coordinated processing of subdivision applications.
Completed subdivision application form, receipt for payment or required application fee, and the proposed subdivision plat and all supporting documents submitted to the Planning Board Secretary. The Planning Board Secretary should be contacted prior to any submission to determine the appropriate number of application packages to be submitted. All preliminary subdivision plats must comply with the Town of Ontario Site Design and Development Criteria.
A.
At a minimum the preliminary plat subdivision application submittal shall include:
(1)
Preliminary plat. Drawn accurately to an acceptable scale not smaller than 50 feet to one inch and labeled "preliminary." The items to be submitted, as applicable, are as follows:
(a)
The name and address of the owner or owners of land to be subdivided and any professionals assisting in the application.
(b)
The date of the map, approximate true north point, scale and title of the subdivision.
(c)
An illustrative plan for lot and street layout indicating plans for connections to existing streets.
(d)
The subdivision's boundaries and the current owners of all contiguous properties and the names of any adjoining developments. Boundaries should have bearings and distances on NYS Plane Coordinate System, Central NAD 83 Zone.
(e)
The total acreage of the subdivision, the number and dimensions of lots, including width, depth, and acreage or square footage of every proposed lot.
(f)
All existing buildings, culverts, utilities with dimensions, sizes and inverts with other significant man-made features.
(g)
An illustrative plan for wastewater disposal and handling stormwater runoff.
(h)
The zoning classification and tax map number(s) of the property to be subdivided.
(i)
Existing and proposed topography with two-foot contour intervals maximum.
(j)
Topography datum NAVD 1988 and Benchmark based on NAVD 1988 datum.
(k)
The zoning regulations affecting the proposed subdivision including setbacks, density, coverage and other regulations.
(l)
All existing property lines, easements or other encumbrances on the property, certified by a licensed land surveyor per a recent survey, and the purpose for which the easements or rights-of-way were established.
(m)
Watercourses, tree masses, marshes, rock outcrops, floodplains and wetlands, and other important land features.
(n)
Any concept plants for proposed recreational land, parks or other open of public spaces.
(o)
All green areas, open space and screen plantings, giving the size and type of plantings to be used, if applicable.
(p)
Preliminary designs of stormwater facilities, culverts, pump stations, bridges, sewers, road sections, utilities, etc.
(q)
Proposed location, size and width of easements, parks, rights-of-way, public areas or parcels of land to be dedicated for public use.
(r)
A stormwater pollution prevention plan (SWPPP) if required.
(s)
The location of all existing and proposed lighting, sidewalks, bikeways or footpaths both on the property and adjacent to it.
(t)
Indications of compliance with requirements of the New York State Department of Health and the New York State Department of Environmental Conservation.
(u)
Estimate of increase in water consumption.
(v)
Where the preliminary plan covers only a part of the applicant's entire holdings, a sketch plan shall be submitted of a prospective street and utility layout for the remainder of the property.
(w)
Sight distances for access to the parcel or proposed streets (required and provided).
(x)
Design reports for multi-lot subdivisions.
(y)
Locations and approximate dimensions and sizes of development improvements.
(z)
Site data table.
(aa)
Further requirements. More detailed information may be required by the Board as a part of the preliminary submission in special cases.
(2)
The location of relevant natural features.
(3)
Completed Environmental Assessment Form, as required by SEQRA regulations.
(4)
Waiver of submission requirements. The Planning Board may waive, upon the request of the applicant, any of the above submission requirements if the Planning Board determines that such requirement is not necessary or appropriate for review of the subdivision.
(5)
The Planning Board, at its discretion, may conduct preliminary and final subdivision plat review simultaneously.
A.
Completed subdivision application form, receipt for payment of any required application fee, and the proposed subdivision plat and the supporting documents submitted to the Planning Board Secretary.
B.
At a minimum the final subdivision plat applications submitted shall include, as applicable:
(1)
The applicant shall submit a final subdivision plat, to a scale not smaller than 50 feet to one inch with the name of the development. The size of the plan shall be acceptable for filing in the Wayne County Clerk's office. The final subdivision plat shall contain the same information, except for any changes or additions required by decision of the Board, as shown on the preliminary plat. The preliminary plat may be used as the final subdivision plat if it meets the applicable requirements and is revised in accordance with the Board's decision. All revision dates must be shown.
(2)
All final subdivision plats must comply with the Town of Ontario Site Design and Development Criteria.
(3)
The items to be submitted are as follows.
(a)
Notation of any self-imposed restrictions, and locations of any building lines proposed to be established in this manner, if required by the Board in accordance with this chapter.
(b)
Indications of compliance with requirements of the State Department of Health and/or State Department of Environmental Conservation.
(c)
All dimensions shall be shown in feet and in hundredths of a foot.
(d)
The length of all straight lines, radii, lengths of curves and tangent bearings for each street.
(e)
The proposed setback line from each street or property line.
(f)
Location of permanent reference monuments.
(g)
Lot numbers and area of each lot to the right-of-way.
(h)
Existing contours (two-foot maximum depending on topography).
(i)
Proposed finished garage floor elevations.
(j)
Lowest architectural opening elevations in designated flood zone areas.
(k)
Spot elevations of swales, etc.
(l)
Location, size, invert elevations, type and class of pipe on all sanitary and storm sewer systems.
(m)
Location, sizes and types of pipe for all water mains, location of all valves, hydrants, blowoffs, etc.
(n)
Design and plan details of all special construction (culverts, bridges, headwalls, etc.).
(4)
Plan/profile of each street, easement, and areas to be dedicated or proposed to be dedicated to the Town for public use with an acceptable horizontal scale not to exceed 50 feet to one inch and vertical scale of five feet to one inch showing the following:
(a)
All pavement, storm drains, sanitary sewers, gas lines and waterlines with appurtenances.
(b)
Pavement and utility stationing including all horizontal and vertical control points and grades.
(c)
Sufficient data to determine readily the location, bearing and length of every street, lot and boundary line shown on the plan.
(d)
The length of all straight lines, radii, lengths of curves and tangent bearings for each street.
(e)
Names of streets within and adjacent to development as approved by Wayne County 911, County Highway Department, Postal Service, and others designated by the Town Board.
Profiles with detailed information of all streets, storm sewers, sanitary sewers and water main crossings.
(5)
Signature and seal of a professional engineer and/or a land surveyor, both registered in New York State, or a qualified land surveyor under § 7208, Subdivision(n) of the Education Law.
(6)
A north arrow.
(7)
Standard title block.
(8)
Final plat, and plan/profiles shall show all facilities, which the subdivision standards require. All lettering shall be neat and legible. When more than one layout sheet is required all shall be the same size, each sheet shall be numbered in sequence and an index sheet of the same size shall be provided showing the entire subdivision to an appropriate scale.
(9)
In addition to the required drawings, the following documents shall be submitted as a part of the final submission.
(a)
An estimate of construction costs for the purpose of establishing a financial security to cover the full cost of all required improvements.
(b)
Details required to specify special conditions, materials or methods of construction.
(c)
Final design of bridges and stormwater facilities and the inclusion of a stormwater management report.
(d)
Such other certificates, affidavits, endorsements or agreements as may be required by the Board in the enforcement of this chapter, including, but not limited to, zoning changes, variances, and special use permits.
(e)
Submission of a draft copy of a developer's agreement, if required by the Planning Board, identifying the special terms and conditions of any approval at relating to inclusionary zoning or other special amenities provided in the subdivision.
(f)
A stormwater pollution prevention plan (SWPPP) consistent with the terms of the preliminary plan approval shall be required for final subdivision plat approval.
(g)
Grading plan.
(h)
Engineering calculations required to substantiate proposed designs.
(i)
Landscaping plan with planting schedule, if required by the Planning Board.
(j)
Lighting plan, if required by the Planning Board.
(k)
A revised SEQR form, if such revisions were necessary.
(l)
Indication of approval from any jurisdictional agencies.
(10)
A narrative description of the conditions or requirements for approval of the subdivision from the preliminary stage (if applicable). These conditions or requirements, to the extent possible, are to be illustrated on the final subdivision plat included with the application.
(11)
Further requirements. More detailed information may be required by the Board as part of the final submission in special cases.
(12)
On all subdivisions and site plans, signature lines must appear for project approval by the Superintendent of Highways, Water Utilities Superintendent, Stormwater Management Officer, and Town Engineer. The Planning Board Chairman shall also sign every plan once all approval criteria are met.
(13)
An affidavit that the applicant is the owner or equitable owner of the land proposed to be developed.
(14)
A statement signed by the owner to the effect that the subdivision as shown on the final plan is made with his full consent and that it is desired to record the same.
(15)
An affidavit stating that the applicant will install all improvements shown on the final plan at their own expense.
(16)
Easements, descriptions, legal covenants, etc.
(17)
The final map shall contain on its face a certification that the developer will comply with all federal and state laws, rules, and regulations for the development of the subject property.
(18)
Note on all final plans: Placement and arrangement of building, waste disposal system, driveway, utilities and drainage will not be changed without prior approval of the Town of Ontario Building Department.