Subdivision plats shall be accompanied by a
separate sheet of construction plans, and both shall be submitted
to the Planning Board for approval as follows:
A. Drawing, scale and size of plat, construction plans
and integrated plot plans.
(1)Â The plat and construction plans shall be clearly and
legibly drawn in black on a transparent tracing. Maps and profiles
shall be at a scale no smaller than one inch equals 50 feet. Maps
shall be on uniform size sheets not larger than 36 inches by 48 inches.
Whenever any project is of such size that more than one sheet is required,
then an index map on the same size sheet shall accompany these sheets.
Lot numbers shall be as assigned by the Town Tax Assessor.
(2)Â A one-inch-to-four-hundred-foot scale true reduction
of the approved subdivision plat shall be prepared and submitted by
the applicant to the Town Planning Board prior to the signing of the
plat.
B. Information to be shown on plat. Plats shall show
the following information:
(1)Â The proposed subdivision name or identifying title,
which shall not duplicate or too closely approximate that of any other
development in the Town.
(2)Â The date, approximate true North point and graphic
scale.
(3)Â The name, address and signature of the owner, subdivider,
licensed professional engineer and land surveyor.
(4)Â The names of owners of record of abutting properties
or developments.
(5) In residential subdivisions, the horizontal circles as required in §Â
113-23 of the Zoning Ordinance.
(6)Â The locations, names and widths of abutting and existing
roads, highways, easements, building lines, parks and other public
properties. The location of all water bodies, streams and other controlled
areas as defined in the Town Wetlands Protection and Preservation
Law. (with the minimum activity setback separately delineated),
state wetlands designated under the State Freshwater Wetlands Law, stone walls and other cultural resources and existing
buildings. Buildings to be removed as a condition of plat approval
shall be so identified.
(7) The location of setback lines, including any supplementary setbacks required by the Planning Board under §Â
113-23 of the Pound Ridge Zoning Ordinance or §Â
A117-19I of these regulations.
(8)Â The locations, widths and names of all proposed roads
and the location, dimensions and status of all easements proposed
by the subdivider.
(9)Â Lot areas in acres, to the nearest third decimal place.
(10)Â
The location and dimensions of all boundary
lines of the subdivision and the location of all lot lines with accurate
dimensions and bearings or angles. All lots shall be suitably numbered
as assigned by the Tax Assessor for identification.
(11)Â
Sufficient data to determine readily the location,
bearing and length of all lines and to reproduce such lines upon the
ground.
(12)Â
Radii of all curves and lengths of arcs.
(13)Â
The locations of all existing and proposed locations
for new monuments.
(14)Â
The accurate location and dimensions of all
property which is offered, or to be offered, for dedication for public
use, with the purpose indicated thereon, and of all property that
is proposed to be reserved by deed covenant for the common use of
the property owners of the subdivision.
(15)Â
The following notations shall be shown on the
plat:
(a)Â
Endorsement of the County Health Department
and any notations required by that Department.
(b)Â
Explanation of drainage easements, as follows:
"The drainage easements or the drainage discharge
points shown hereon established the perpetual right to discharge stormwater
runoff from the highway and from the surrounding area onto and over
the affected premises by means of pipes, culverts or ditches or a
combination thereof, together with the right of the holder of fee
title to the highway or his authorized representatives, to enter said
premises for the purpose of making such installations and doing such
maintenance work as said holder of fee title may deem necessary to
adequately drain the highway and surrounding area."
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(c)Â
Explanation of sight easements, as follows:
"The sight easements shown hereon establish
the perpetual right of the holder of fee title of the highway or his
authorized representatives to clear, regrade and maintain the area
within these easements at such elevation that there is a clear line
of sight anywhere across the area between an observer's eye at an
elevation of 3.5 feet above the road surface at the nearest edge of
the road and an object one foot above the nearest edge of pavement
on the intersecting road."
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(d)Â
Explanation of reservations, as follows:
"Reserved for highway purposes or recreation
purposes or other approved purpose."
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(e)Â
Endorsement of owner, as follows:
"I hereby grant my approval to this plat and
consent to the filing of it in the office of the County Clerk."
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Owner
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Date
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(f)Â
Explanation of slope easements, as follows:
"The slope easements shown hereon convey to
the (insert here 'Town of Pound Ridge' or `holder of fee title of
the highway' or other phrase as directed by the Planning Board) the
right to enter said premises for the purpose of cutting and maintaining
a stable earth slope."
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(g)Â
Explanation of conservation restrictive covenants
as required in the resolution of the Planning Board.
(h)Â
Explanation of common driveway easements and
maintenance requirements as follows:
"The design, construction and maintenance of
access driveways to lots shown on this plat is covered by restrictions
as per a common driveway plan and specific design, construction and
maintenance standards. Said restrictions are filed in the office of
the Clerk of the County of Westchester, Division of Land Records,
and are titled, `Common Driveway Construction, Maintenance and Easement
Agreement for in the Town of Pound Ridge.' The Town of Pound Ridge
will not issue a building permit or a certificate of occupancy for
any of these lots until specific restrictions for granting of a building
permit or the certificate of occupancy are met for that lot."
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(i)Â
Explanation of supplementary setbacks to define
building areas as follows:
"Construction activities requiring a building
permit shall take place only in that portion of each individual lot
designated as a `supplementary setback area' as shown on the final
plat. Any such proposed construction activity(ies) outside of the
supplementary setback area shown on the final plat for any individual
lot shall require the approval of the Pound Ridge Planning Board.
Where a regulated activity under the Pound Ridge Town Wetlands Protection
and Preservation Law is proposed either within the supplementary setback
area or outside of that area, then approval by the Pound Ridge Water
Control Commission shall also be obtained. The Town Engineer may require
that the supplementary setback area for any individual lot be delineated
in the field, by means of stakes, fencing or other means prior to
the initiation of any construction activity. No application for a
building permit or for a wetlands permit shall be considered complete
without a survey of the individual lot showing the location of the
supplementary setback area."
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(16)Â
An inset area map, at a convenient scale, showing
all streets and property within 1,000 feet of the applicant's property.
All property held by the applicant should be identified, and the area
included in this application should be shaded. The approximate location
of the proposed streets in the applicant's subdivision should be shown.
(17)Â
The area included in the subdivision, in the
following format:
Area of lots
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acres
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Area of streets
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acres
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Area of reservations
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acres
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Total
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acres
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(18)Â
Form for endorsement by Planning Board Chairman,
as follows:
Approved by resolution of the Pound Ridge Planning
Board
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Chairman
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Date
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(19)Â
Notations of any self-imposed restrictions and
locations of any building lines proposed to be established in this
manner.
(20)Â
If no offer of dedication to the public is to
be made for the roads, parks or other reservations shown on the plat,
then a notation stating such should appear on the plat.
(21)Â
Other information or notations as may be required
by the Planning Board.
C. Information to be shown on the integrated plot plan.
The applicant shall prepare an integrated plot plan at the same scale
as that of the final plat providing the following information:
(1)Â The proposed subdivision name or identifying title,
which shall not duplicate or too closely approximate that of any other
development in the Town.
(2)Â The date, approximate true North point and graphic
scale.
(3)Â The name, address and signature of the owner, subdivider,
licensed professional engineer and land surveyor.
(4)Â The names of owners of record of abutting properties
or developments.
(5) In residential subdivisions, horizontal circles as required in §Â
113-23 of the Zoning Ordinance.
(6)Â The locations, names and widths of abutting and existing
roads, highways, easements, building lines, parks and other public
properties. The location of all water bodies, streams and other controlled
areas, including the minimum activity setback as defined in the Town
Wetlands Protection and Preservation Law, state designated wetlands, stone walls and other cultural
resources, and existing buildings. Buildings to be removed as a condition
of plat approval shall be so identified.
(7)Â The locations, widths and names of all proposed roads
and the location, dimensions and status of all easements proposed
by the subdivider.
(8)Â Lot areas in acres, to the nearest third decimal place.
(9) Topography of a contour interval of not more than two feet in the form as required for the preliminary plat in §Â
A117-30A(3) above. Where required by the Board, areas of slope of 25% and greater shall be delineated.
(10)Â
The location of setback lines, including any supplementary setbacks required by the Planning Board under §Â
113-23 of the Pound Ridge Zoning Ordinance.
(11)Â
The proposed location of house and driveways.
(12)Â
The location of areas designated for septic
systems and for on-site water supply systems as approved by the Westchester
County Department of Health.
D. Construction plans. All plans shall conform to the
Land Development Regulations of the Town of Pound Ridge and shall
be subject to the approval of the Town Engineer. Construction plans
shall show the following information, except that where requirements
have been waived, applicable specifications may be omitted:
(1)Â Construction plans shall be to a scale not less than
one inch equals 50 feet except where permitted otherwise by the Planning
Board. Vertical scale on profiles shall be not less than one inch
equals 10 feet.
(2)Â Profiles showing existing and proposed elevations
along the center line of all roads and existing elevations 25 feet
right and left of the center line. Where a proposed road intersects
an existing road or roads, the elevation along the center line of
the existing road or roads, at least 100 feet each side of the intersection,
shall be shown. The Planning Board may request elevations along existing
roads to the nearest drainage runoff. All elevations must be referred
to established United States Government or approved local bench marks,
where they exist within 1/2 mile of the boundary of the subdivision.
(3)Â The Planning Board may require, where steep slopes
exist, that existing and proposed elevations shall be shown at every
one-hundred-foot station, at five points on a line at right angles
to the center line of the proposed road. Said elevation points shall
be at the center line of the road, at each property line and at points
30 feet inside each property line. The Planning Board may request
three cross-sections at intermediate stations.
(4)Â Plans and profiles shall show the location and grades
of all road pavements; the location of all curbs, gutters, sidewalks,
manholes and catch basins; the location of road lighting standards
and road signs; the location, size and invert elevations and slopes
of existing and proposed sanitary sewers and stormwater drains; the
location of fire hydrants; and the exact location and/or size of all
existing water, gas or other underground utilities or structures.
The Planning Board may request specific trees, stone walls or other
features to be located on the construction plans. Before installation
of any paving course, utility plans shall be provided by the utility
companies. This plan shall show that all parcels can be served without
resulting in any trenching of completed pavement.
(5)Â Typical details and road cross-sections showing location,
widths and edge conditions of all pavements, shoulders and embankments.
Details shall in particular specify shoulder and bank standards to
be followed to minimize impact in designated areas of significant
wetland crossings. Standards shall specify fill materials with high
angles of repose and use of specific types of retaining walls.
(6)Â The following notations shall be shown on the construction
plans:
(a)Â
A notation of approval on all sheets, as follows:
Approved by:
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Owner
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Date
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and
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Engineer
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Date
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(b)Â
A notation concerning sight easements, as follows:
"The area shown within the sight easements at
road intersections shall be cleared, graded and maintained in accordance
with the standards set forth in the Land Development Regulations of
the Town of Pound Ridge."
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(c)Â
A notation concerning sight easements, as follows:
"All specifications, materials and methods of
construction to be in accordance with the standards contained in the
Town of Pound Ridge Land Development Regulations, as amended, and
in accordance with the Town Planning Board resolution approving these
plans."
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(7)Â All sheets of the construction plans shall be appropriately
titled and shall be numbered consecutively as "Sheet ___ of ___."
(8)Â The title, name, address, signature and seal of the
licensed engineer or surveyor preparing the construction plans and
the date prepared, including revision dates, if any.