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 not more than 200 feet to the inch to
enable the entire tract to be shown on one sheet. The sketch plan
shall show 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 all adjoining property owners
as disclosed by the most recent municipal tax records.
D.
The tax map section, block and lot numbers.
E.
All utilities available and all streets proposed,
mapped or built.
F.
The proposed pattern of lots (including lot widths and depths), street layout, recreation areas, systems of drainage, sewerage and water supply [see § 100-26A(3) following] within the subdivided area.
G.
All existing restrictions on the use of land, including
easements, covenants or zoning lines.
H.
A completed appropriate SEQRA form.
In the case of minor subdivision only, the following
documents shall be submitted for plat approval:
A.
Plat to be filed with County Clerk. All maps presented
for filing in the office of the County Clerk must be printed or drawn
with pen and India ink on polyester film or be photographic copies
on polyester film. These maps for filing shall be not less than 81/2
x 14 inches nor more than 30 inches by 42 inches in size, including
a margin of two inches for binding outside the border on the left
side and a one-inch border on the remaining sides. The plat shall
be drawn to a scale of not more than 50 feet to the inch and oriented
with the North point at the top of the map. 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. For plats, the following shall apply:
(1)
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract shall be provided.
(2)
A revised sketch map showing the boundary lines of
the tract, giving the descriptive data of the relation of the plat
to abutting properties and to the streets, roadways or ways on which
the plat abuts shall be provided. The corners of the tract shall also
be located on the ground and marked by monuments approved by the Town
Engineer.
(3)
All on-site sanitation and water supply facilities
shall be designed to meet the minimum specifications of the New York
State Department of Health. In addition, septic systems shall be designed
by a licensed engineer and submitted on plans bearing his/her seal.
(4)
Water supply facilities shall meet New York State
Department of Health regulations. All wells must be drilled.
(5)
The proposed subdivision name, including the name
of the town and county in which it is located, shall be provided.
(6)
The date, magnetic North point, map scale and the
name and address of the owner of record and the subdivider shall be
provided.
(7)
A site location map shall be provided.
The following documents shall be submitted for
approval:
A.
Ten copies of preliminary plat to be submitted. Ten
copies of the preliminary plat prepared at a scale of not more than
100 but preferably not less than 50 feet to the inch, showing:
[Amended 6-13-2000 by L.L. No. 1-2000]
(1)
The proposed subdivision name, including the name
of the town and county in which it is located, the date, North Point,
a vicinity map, the scale and the name and address of the owner of
record, the subdivider and the engineer and/or surveyor, including
license numbers and seals.
(2)
The name of all subdivisions immediately adjacent
and the names of all owners of record of adjacent properties.
(3)
The zoning district, including exact boundary lines of the district and any proposed changes in the zoning district lines and/or Chapter 115, Zoning, applicable to the area being subdivided.
(4)
All parcels of land proposed for dedication to public
use and the conditions of such dedication.
(5)
The location of existing property lines, easements,
buildings, designated floodplains, designated wetlands, watercourses,
marshes, rock outcrops, wooded areas and other significant existing
features for the proposed subdivision and adjacent property.
(6)
The location of existing sewers, water mains, culverts
and drains on property, with pipe sizes, grades and direction of flow.
(7)
The contours with intervals of two feet or less, including
elevations on existing roads, and an approximate grading plan if 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 exist, within the area to be subdivided; also, the width, location,
grades and street profiles of all streets or public ways proposed
by the subdivider.
(9)
The approximate location and size of all proposed
waterlines, valves, hydrants, sewer lines and fire alarm boxes; the
connection to existing lines or alternate means of water supply, sewage
disposal and treatment as provided in the Public Health Law; and profiles
of all proposed sewer and water lines.
(10)
A storm drainage plan indicating the approximate
location and size of proposed lines and their profiles and connection
to existing lines or alternate means of disposal.
(11)
Plans and cross sections showing the proposed
location and type of sidewalks, streetlighting standards, street trees,
curbs, water mains, sanitary sewers and storm drains and the size
and type thereof, the character, width and depth of pavements and
subbase and the location of manholes, basins and underground conduits.
(12)
Preliminary designs of any bridges or culverts
required.
(13)
The proposed lot lines with approximate dimensions
and area of each lot.
(14)
Where the topography prohibits the inclusion
of required facilities in public rights-of-way, the boundaries of
proposed permanent easements over or under private property. Such
permanent easements shall not be less than 30 feet in width and shall
provide satisfactory access to existing or proposed public property
shown on the subdivision or Official Map.
(15)
An actual field survey of the perimeter of the
tract, giving complete descriptive data by bearings and distances,
made and certified by a licensed land surveyor. The corners of the
tract shall be located on the ground and be marked by substantial
monuments of size and type approved by the Town Engineer. They shall
be referenced and shown on the plat.
(16)
The location and description of all soil borings
performed on site for the purpose of determining soil conditions,
as required by the New York State Department of Health.
B.
Map of entire holdings required. 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 more than 400 feet to the inch.
It shall show an outline of the platted area with its proposed streets
and indication of probable future street system with its grades and
drainage in the remaining portion of the tract. The Planning Board
shall consider the plat submitted in light of the entire holding.
C.
Drainage report. A drainage report, which shall be
to the satisfaction of the Planning Board and the Town Engineer. The
report shall include the following:
(1)
A design which is to be in compliance with New York
State current Technical Operation Guidance Series (T.O.G.S.) requirements
and the Federal Environmental Protection Agency's general permit requirements
for stormwater discharges associated with construction activity. TR-55
is the required design method.
[Amended 6-13-2000 by L.L. No. 1-2000]
(2)
A narrative discussing design method, salient drainage
features and design objectives.
(3)
Identification of all watershed basin and subbasin,
including upland influences.
(4)
Identification of upland and downstream drainage structures.
(5)
A statement of adequacy of downstream drainage structures
concerning their ability to accommodate additional runoff associated
with project runoff, including relevant notations and calculations.
(6)
A design table showing projected the area and quantity
of flow for each structure and pipe within the project.
(7)
A comprehensive map illustrating the contributing
area for each structure within the project.
(8)
Identification of easements necessary for the municipality
to maintain proposed drainage structures and drainageways, including
downstream off-site easements, if necessary for access.
D.
Copy of covenants and deed restrictions. A copy of
any covenants or deed restrictions covering all or parts of the tract.
The following documents shall be submitted for
final plat approval:
A.
Plat to be filed with County Clerk. All maps presented
for filing in the office of the County Clerk must be printed or drawn
with pen and India ink on polyester film or be photographic copies
on polyester film. These maps for filing shall be not less than 81/2
inches by 14 inches nor more than 30 inches by 42 inches in size,
including a margin of two inches for binding outside the border on
the left side and a one-inch border on the remaining sides. The plat
shall be drawn to a scale of not more than 100 but preferably not
less than 50 feet to the inch and oriented with the North point at
the top of the map. 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. The plat shall
show:
(1)
The proposed subdivision name or identifying title
and the name of the town and county, the name and address of the owner
and subdivider and the name, license number and seal of the licensed
land surveyor.
(2)
All existing and proposed property lines, building
setback lines, easement and right-of-way lines with dimensions, azimuths
or angle data and curve data.
(3)
All monuments, iron pipes and bench marks.
(4)
The names of owners of all adjacent properties.
(5)
Street names (see lit of recommended street names).
[Amended 6-13-2000 by L.L. No. 1-2000]
(6)
All property reserved by the owner or dedicated to
public use.
(7)
A house number for each lot as designated by the 911
system.
(8)
A North arrow.
(9)
A standard title block.
(10)
A vicinity map.
[Amended 6-13-2000 by L.L. No. 1-2000]
(11)
The proposed use of each lot.
(12)
Standards of accuracy meeting the town's requirements,
which shall be noted on the map and certified by a land surveyor.
(13)
Contour lines at two-foot intervals to United
States Geologic Survey datum.
(14)
Watercourses, marshes, rock outcrops and other
important land features.
(15)
Right-of-way lines, street paving and street
stationing.
(16)
Sanitary sewers, storm drains, gaslines and
waterlines with all appurtenances.
(17)
Street name signs. (A letter of intent to install
signs in locations approved by the town may be substituted.)
(18)
Standards of accuracy of elevations meeting
the Town of Galway requirements which shall be noted on the map. The
final plat shall contain the signature and seal of both a professional
engineer and a land surveyor.
(19)
The zoning designation and exact boundary line
of the district if more than one district.
(20)
By proper designation, 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 provisions
made therefor.
(21)
Lots and blocks within a subdivision which shall
be numbered in alphabetical order in accordance with the prevailing
911 system.
(22)
A map which 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 Article III, § 100-12, 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 Article III, § 100-11, such bond or check will not be released until such a map is submitted in a form satisfactory to the Planning Board.
B.
Construction drawings, plans, profiles etc. Construction
drawings shall show a plan/profile of each street and utility easement.
Submittal shall include one copy on Mylar plus five prints with a
horizontal scale of 50 feet to the inch and a vertical scale of five
feet to the inch showing the following:
(1)
All pavement, storm drains, sanitary sewers, gaslines
and waterlines with appurtenances.
(2)
Pavement and utility stationing, including all horizontal
and vertical control points and grades.
(3)
The signatures and seals of a professional engineer
and land surveyor licensed in the State of New York.
(4)
The North arrow.
(5)
A standard title block.
C.
Documents for final submission. In addition to the
required drawings, the following documents shall be submitted as part
of the final submission:
(1)
The completed final submission form.
(2)
The offer of cession in a form approved by the Town
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)
A certificate of adequacy of the proposed water supply
and sewerage service as required by the Public Health Law and the
Department of Environmental Conservation of New York State.
(4)
A statement by the appropriate town representative
certifying that certain improvements have been installed and approved.
(5)
The deed description and proof of ownership of the
land to be subdivided.
(6)
The protective covenants in a form for recording,
including covenants governing the maintenance of unceded public spaces
or reservations.
(7)
The final design of bridges, dams and culverts unless
included in preliminary submission.
[Amended 6-13-2000 by L.L. No. 1-2000]
(8)
Such other certificates, affidavits, endorsements
or agreements as may be required by the Planning Board in the enforcement
of these regulations.
(10)
A phase schedule for project must be submitted.
If project is not completed as scheduled, approval may be withdrawn.
[Added 6-13-2000 by L.L. No. 1-2000]
(11)
All approved applications must meet all local,
state and federal requirements.
[Added 6-13-2000 by L.L. No. 1-2000]
