The following information shall be provided:
A. Sufficient information to outline the existing site conditions and proposed development to supplement the drawings in §§
165-18 and
165-19 of this article. This information shall include data on land characteristics, covenants, available community facilities and utilities and street improvements.
(1) In addition, the Planning Board, the Building Inspector
or the Town Engineer may require additional supplemental information
or studies, including but not limited to:
(2) The Planning Board may defer any information or studies
to final plan phase and may require additional information or studies
for final plan approval.
B. A location map to indicate the relationship of the
proposed subdivision to significant existing community facilities
which will serve to influence it. Such facilities include major traffic
arteries, shopping areas, schools, parks, employment centers, railroads,
churches, hospitals, etc. This map shall be drawn to a scale suitable
to indicate the above features as well as North point, date and scale.
C. A sketch plan of the proposed layout showing proposed
distribution of layout lots, subdivision boundaries, lot sizes, building
types and approximate square feet of living area in dwellings, streets
and other features of the proposal accompanied by data on existing
topography. The sketch plan may be a freehand pencil drawing made
directly on a print of a USGS map, which will also show contiguous
lands of the developer.
The preliminary plan shall consist of one or
more maps or drawings which may be reproduced on paper, with all dimensions
shown in feet or decimals thereof, drawn to a scale of not more than
100 feet to the inch, where the total land area is more than 10 acres,
and not more than 50 feet to the inch where there is less than 10
acres, showing or accompanied by the following information:
A. General information:
(1) Proposed subdivision name and the name of the town
and county.
(2) Names and addresses of the record owner, subdivider
or designer of the preliminary plan.
(3) Number of acres within the proposed subdivision, location
of property lines, existing buildings, watercourses, unusual and desirable
trees, and other essential features.
(4) The names and locations of all subdivisions immediately
adjacent or the names of owners of adjacent property.
(5) The location of any existing sewage disposal system
and locations and size of water mains, culverts and drains immediately
adjacent to the property to be subdivided.
(6) Location, name and present widths of existing and
proposed streets, highways, easements, building lines, alleys, parks
and other proposed public, open spaces and similar facts regarding
adjacent property.
(7) The provisions of the Zoning Ordinance applicable
to the area to be subdivided by zoning district boundaries affecting
the tract and any proposed change in such ordinance as it affects
the area.
(8) The width and location of any streets or other public
ways or places shown upon the Official Map and Master Plan, if any,
within the area to be subdivided and the width, location, grades and
street profiles of all streets or other public ways proposed by the
subdivider.
(9) The location of all gas and oil or other underground
and overhead transmission lines.
B. Site maps:
(1) Contour lines at intervals of two feet based on USGS
datum of existing grades and the proposed finished grades. Such contour
lines shall be shown at any intervals of less than two feet where
required by the Niagara County Health Department.
(2) Typical cross sections of the proposed grading, roadways,
sidewalks and unusual topographic conditions.
(3) Date, magnetic North point and scale.
(4) Metes and bounds description and map of survey to
tract boundary made and certified by a licensed land surveyor tied
into established reference points.
(5) Connection with existing water supply or alternative
means of providing water supply to the proposed subdivision and water
supply available for fire protection.
(6) Where a sanitary sewage system is unavailable, the
alternative means of treatment and disposal of sewage proposed, including
location and results of percolation and other tests to ascertain subsurface
soil, rock and groundwater conditions, and depth to groundwater unless
pits are dry at a depth of five feet.
(7) Location of percolation test sites if required.
(8) The boundaries of any permanent easement over or under
any part of the proposed subdivision, not within the streets or other
proposed public ways, shall not be less than 10 feet in width and
shall provide satisfactory access to an existing public highway or
other proposed public open space shown upon the preliminary layout
or upon the Official Map, if any.
(9) Provisions for collecting and discharging storm drainage
in the form of a drainage plan.
(10)
Preliminary designs of any bridges or culverts
which may be required.
(11)
The proposed location and type of sidewalks,
streetlighting standards and species of street trees, the location
of curbs, gutters, water mains and typical sewage disposal systems
and the sizes and types thereof, the character, width and depth of
pavement and subbase or other street improvement, and the location
of manholes and basins and underground conduit.
(12)
All parcels of land proposed to be dedicated
to public use and the conditions of such dedication.
(13)
The location of all trees on the site over one
foot in diameter four feet above ground level, except in wooded areas
the outline of said area shall be shown.
(14)
The location of temporary markers adequate to
enable the Board to locate readily and appraise the basic layout in
the field. Unless an existing street intersection is show, the distance
along a street from one corner of the property to the nearest existing
street intersection shall be shown.
C. Neighborhood map. The location of all existing and
planned streets, public facilities and watercourses within 400 feet
of any part of the subdivision shall be shown.
The final plan shall be drawn in black waterproof
ink on tracing cloth on sheets 20 inches by 20 inches or 20 inches
by 40 inches and shall be at a scale of 80 feet to one inch or larger,
unless the Planning Board agrees to accept a smaller scale. Where
necessary, the plan may be on several sheets accompanied by an index
sheet showing the entire subdivision. Space shall be reserved on each
sheet for endorsement by the Board, the Niagara County Health Department
and New York State Water Resources Commission where required. The
final plan shall conform in all respects to the preliminary layout
as approved by the Board and shall show the following:
A. All maps:
(1) Proposed subdivision name and the name of the town
and county.
(2) Name and address of the record owner and subdivider.
(3) Graphic scale, date and magnetic North point.
B. General information:
(1) Certification of title showing the applicant is owner.
(2) Certification of the licensed surveyor or licensed
professional engineer who prepared the plat to the effect that the
plat represents a survey made by him that all monuments indicated
thereon actually exist and that their location, size and material
are accurately shown.
C. Site maps:
(1) The boundaries of the subdivision and its general
location in relation to existing streets.
(2) Street names and lines, pedestrianways, lots, reservations,
easements and areas to be dedicated to public use.
(3) Sufficient data acceptable to the 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 practicable, 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.
(4) The length of all straight lines, the deflection angles,
radii, length of curves and central angles of all curves, tangent
distances and tangent bearings for each street.
(5) The proper designation of such plat, all proposed
public open space for which offers of cession are made by the subdivider
and those spaces title to which is reserved by him.
(6) Lots within the subdivision numbered in numerical
order within blocks, and blocks lettered in alphabetical order.
(7) Minimum building setback line on all lots.
(8) Location and description of monuments.
(9) Names of record owner of adjoining unplatted land.
(10)
Reference to recorded subdivision plats of adjoining
platted land by record name, date and number.
D. Development data: Cross sections and profiles of all
existing and proposed streets in the subdivision showing grades approved
by the Engineer or qualified appointee of the Town Board. The profiles
shall be drawn to standard scales and elevations and shall be based
on a datum plane approved by the Engineer or qualified appointee of
the Town Board.
E. Legal data:
(1) Written offers of cession to the Town of all public
streets, rights-of-way and open spaces shown on the plat and copies
of agreements or other documents showing the manner in which spaces,
title to which is reserved by the subdivider, are to be maintained.
(2) A certificate by the Town Engineer or qualified appointee
of the Town Board certifying that the subdivider has complied with
one of the following alternatives:
(a)
All improvements have been installed in accord
with the requirement of these regulations and with the action of the
Board giving conditional approval of the preliminary layout and with
the written approval of the Town Superintendent of Highways as to
the street construction and with the written approval of the Town
Board as to street dedication, duly filed with the Planning Board;
or
(b)
A bond or certified check has been posted, which
is available to the municipality, and in sufficient amount to assure
completion of all required improvements.
(3) Endorsement of approval by Niagara County Health Department
and the Water Power and Control Commission where required.
(4) Access permits from New York State Department of Public
Works where required.
(5) Protective covenants in form of recording.
(6) Other data such as certificates, affidavits, endorsements
or deduction and information as may be required by the Planning Board
or the Town Engineer in the enforcement of these regulations.