A.
Application: required. The form is available at the
Planning Department.
B.
Filing fee: none.
C.
SEQR assessment form: required if SEQR determination
is not completed at the time of preliminary plan approval or if the
plans are significantly different from the approved preliminary plan.
The form is available at the Planning Department.
D.
Public hearing: required if the plans are significantly
different from the approved preliminary plans.
E.
Required document. Seven copies of the following are
required:
(1)
The following information shall be denoted on each
map:
(a)
The proposed name and location of development,
the name of the subdivider and the name of the professional engineer
or land surveyor who has designed and prepared the plans.
(b)
The name, date, North point and scale of each
map.
(c)
Existing streets, buildings, easements, water
bodies, streams and drainage channels, floodplains and base flood
elevations and railroad rights-of-way.
(d)
The drawings shall be stamped by a professional
engineer or a land surveyor, as appropriate.
(2)
Phased subdivision map. If the proposed final plan
only encompasses a portion of the subdivision, a copy of the approved
preliminary plans with the appropriate phase outlined shall be submitted
as part of the final plan.
(3)
Subdivision plat map.
(a)
The following information shall be denoted:
[1]
The dimensions and areas of all proposed and
existing lots. Bearings and distances shall be included.
[2]
The number of all lots and necessary lettering
of street names.
[3]
Proposed streets, indicating which are to be
private and which are to be public.
[4]
The name of the owners of all adjoining properties
as disclosed by most recent municipal tax records.
[5]
All existing restrictions on the use of land,
including easements, covenants, etc.
(b)
The plat map shall be stamped and signed by
a land surveyor.
(4)
Construction improvement plans.
(a)
The following information shall be denoted:
[1]
The location of existing water mains, hydrants,
sanitary sewers, storm sewers, catch basins, culverts and drains located
adjacent to and on the property to be subdivided.
[2]
Details for all street work, storm drainage
channels, structures and systems, retaining walls or other improvements
to support cut slopes and embankments, bridges, sanitary sewer lines,
culverts, hydrants, streetlights, curbs and gutters and any other
required improvement. Improvements such as sidewalks, fences and driveways
shall also be shown if required by the Planning Board. Profiles showing
existing and proposed elevations along the center line of streets
shall be shown. Where a proposed street intersects an existing street(s),
the elevation along the center line of the existing street(s) within
100 feet of the intersection shall be shown.
(b)
If required by the Engineering Department, computations
for the sanitary sewer lines shall be submitted on the Sanitary Sewer
Computation Form, Form I.[1] Computations for waterlines and water pressure shall be
submitted as required.
[1]
Editor's Note: Form I, the Sanitary Sewer Computation Form, is included at the end of this chapter.
(c)
The construction plans shall be stamped by a
professional engineer.
(5)
Grading and drainage plan. The plan shall indicate
a system of grading and necessary drainage structures to carry off
and store or discharge the stormwater runoff and natural drainage
water which originates not only within the subdivision's boundaries
but also that which originates beyond the subdivision's boundaries
and flows into it.
(a)
All rights-of-way, easements, street center-line
gradients in percent, with arrows to indicate the direction of flows,
and critical street center-line grades shall be shown.
(b)
The complete drainage system for the entire
subdivision shall be shown graphically with all existing drainage
features which are to be incorporated, properly identified as existing.
(c)
Boundaries of stormwater runoff watersheds for
each drainage structure and their area in acres shall be shown. All
drainage structures shall be identified by numbers. The information
may be on a separate sheet, if necessary.
(d)
If required, the location of all test pits and
borings and the description of soil conditions and the water table
elevation.
(e)
If required by the Engineering Department, hydraulic
computations indicating the adequacy of design shall be presented
for all storm sewers, detention ponds and other facilities, including
computations indicating the ability of the existing or new downstream
stormwater facilities to accept the additional anticipated flow. The
drainage computations shall be on the Drainage Computation Form, Form
II.[2]
[2]
Editor's Note: Form II, the Drainage Computation Form, is included at the end of this chapter.
(f)
The location and profiles of all proposed open
channels, swales and natural overland flows.
(g)
Stormwater detention pond locations and design,
if required.
(h)
Pertinent existing natural features, such as
wetlands, outstanding trees and outlines of densely wooded areas.
(i)
Erosion control plans, including temporary plans,
if required.
(j)
Landscaping plans, if required.
(k)
Topographic contours of not greater than five-foot
intervals.
[1]
Smaller or larger contour intervals, when advisable
due to the terrain, shall be used when approved by the Town Engineer
and the Planning Board.
[2]
Contours shall extend 50 feet beyond the subdivision
boundary line.
[3]
Expansive off-site drainage areas may be indicated
on a scaled map other than one inch equals 50 feet and at contour
intervals of 10 feet when this data clearly identifies the drainage
areas and is approved by the Town Engineer and the Planning Board.
(l)
A Stormwater Pollution Prevention Plan (SWPPP) consistent with the requirements of Articles I and II of Chapter 171, Erosion and Sediment Control, shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article II of Chapter 171, Erosion and Sediment Control. The approved final subdivision plat shall be consistent with the provisions of Chapter 171, Erosion and Sediment Control.
[Added 5-2-2007 by Ord. No. 2-2007]
(6)
The drawings shall be on sheets with an outside edge
size of 24 inches by 36 inches.
[Amended 12-2-2009 by L.L. No. 15-2009]
(7)
The scale of the drawings shall not be greater than
50 feet to the inch. If more than one sheet is required, a clearly
drawn match line shall be shown on each sheet.
(8)
The
following statement will be on the cover sheet of the final plans
signed by the developer and the developer’s professional engineer:
[Added 12-2-2009 by L.L. No. 15-2009]
|
On behalf of_____ (Developer-Applicant), we hereby certify and agree that the submitted plans meet all the requirements and specifications described in § 181-11 (Subdivision), and any other applicable sections of the Town of Union Code. Notwithstanding any notes, provisions or specifications in the plans, we agree on behalf of the Developer-Applicant that Town of Union Code specifications shall take precedence over any such notes, provisions or specifications which may be inconsistent with and/or not in conformance with the Town of Union Code specifications. We further agree that in the event of any inconsistency or ambiguity between the notes, provisions or specifications on the final plans and the Town of Union Code, that in all cases the Town of Union Code specifications shall be controlling with respect to the work, materials or other requirements.
| |
|
_____________________
Signature of Developer
| |
|
_____________________
Signature of Developer’s Engineer or Design Professional
|
A.
Application submission. The subdivider shall file
an application, a SEQR assessment form, if required, and required
documents with the Planning Department.
B.
Plan may be divided into sections. The subdivider
may submit a section (phase) of the approved preliminary plan for
final plan approval. No section shall be approved prior to the approval
of other sections upon which it will depend for access, traffic circulation,
drainage, utility linkage and fire protection.
C.
SEQR lead agency determination. If the preliminary
plans were not reviewed under the SEQR process or if the final plans
are significantly changed from the preliminary plans, the final plans
must be reviewed under SEQR. The Planning Department will contact
other interested permitting agencies to determine that the Planning
Board will act as lead agency for the SEQR process.
D.
E.
Planning Board receives plans. The final plan will
be placed on the first available open agenda of the regular meeting
of the Planning Board.
F.
Staff review. A member of the Planning Department
and the Engineering Department will meet with the subdivider to discuss
the agency reviews. A copy of such reviews will be given to the subdivider.
G.
Planning Board review. The Planning Board will review
the final plans and the comments from the review agencies. Upon the
completion of the Planning Board reviews, the Planning Board's comments
will be sent to the subdivider.
H.
Revisions. If needed, the final plans shall be revised
to incorporate the recommendations made by the review agencies and
the Planning Board. The revised plans shall be submitted to the Planning
Department. The revised plans shall be reviewed by the Planning Department
and the Engineering Department. The Planning Department shall forward
the revised plans and recommendations to the Planning Board.
I.
SEQR determination. If SEQR review is required, the
SEQR determination shall be completed and filed.
J.
Public hearing. A public hearing shall be required
if the final plans are significantly different from the approved preliminary
plans. If a public hearing is required, the hearing date shall be
at least two weeks after the date the hearing was called. The hearing
shall be advertised at least once in a newspaper of general circulation
at least five days prior to the hearing. A Town of Union sign shall
be posted on the property before the hearing, stating that a public
hearing will be held. The subdivider or a representative should attend
the hearing.
K.
Planning Board approval/disapproval.
(1)
As a result of the public hearing, the Planning Board
may require additional information and/or the plans may have to be
revised to address the concerns raised by the public. Information
and/or revised plans shall be submitted to the Planning Department.
The information and/or revised plans shall be reviewed by the Planning
Department and the Engineering Department. The Planning Department
shall forward the information and/or revised plans and recommendations
to the Planning Board.
(2)
If the Planning Board determines that the revised plans are significantly different from the plans presented at the public hearing, the procedure in Subsection J shall be followed. If the revised plans are not significantly different from the plans presented at the public hearing, the Planning Board will act on the plans. The Planning Board will either approve, approve with conditions or disapprove the final plans. If the Planning Board disapproves the final plans, it shall state its reasons in writing. In approving the final plan, the Planning Board may approve changes or conditions, which shall be incorporated into the approved final plans before filing.
(3)
Planning Board approval of final subdivision plans
is valid for a period of five years from the date of the Planning
Board's authorized signature on the said approved plans. In the event
that substantial improvements, as indicated on the approved plans,
have not been constructed within this five-year period, the Planning
Board approval is automatically rescinded, requiring final plan approval
process to proceed as a new application.
[Added 6-7-2006 by L.L. No. 3-2006]
L.
Prior to the original drawings being signed by the Planning Board Chairman's signature, a letter of credit for 100% of the cost of the subdivision improvements excluding paving the proposed street(s) shall be submitted to and accepted by the Town Board. Refer to § 181-17 for procedures to post a letter of credit. The developer shall submit cash or certified check for the total estimated cost to pave the proposed street(s) including asphalt base course and asphalt top course.
[Amended 11-20-2001 by L.L. No. 8-2001; 3-2-2005 by L.L. No. 3-2005]
M.
Planning Board Chairman's signature. The original
drawings shall be brought to the Planning Department for the Planning
Board Chairman's signature. All plans submitted thereafter shall bear
the signature of approval.
[Amended 11-20-2001 by L.L. No. 8-2001]
N.
Submittal of signed plans to Town. The subdivider
shall submit one reproducible copy and three signed paper copies of
the final plans to the Planning Department. The plans shall be made
from the signed original drawings.
[Amended 11-20-2001 by L.L. No. 8-2001]
O.
Endorsement of County Health Department. Before filing
a plat with the County Clerk's office, subdivision plats shall be
properly approved and endorsed by the Broome County Health Department.
[Amended 11-20-2001 by L.L. No. 8-2001]
P.
Filing of subdivision plan with county. The subdivider shall file one cloth or mylar print of the approved subdivision plat with the County Clerk’s office within 62 days of approval. No building permits shall be issued until a certified copy of the subdivision filing has been received from the County Clerk’s office and until the subdivider has complied with the requirements of Article VI of these regulations, as appropriate.
[Amended 11-20-2001 by L.L. No. 8-2001; 1-16-2002 by L.L. No. 1-2002; 12-2-2009 by L.L. No. 15-2009]
Q.
Approval not acceptance. The approval of the final
plan by the Planning Board shall not constitute an acceptance by the
Town of Union of the improvements constructed, irrespective of any
acts of the officer, agent or employee of the Town with respect to
such improvements. The acceptance of such improvements shall be made
by the adoption of a resolution by the Town Board.
[Amended 11-20-2001 by L.L. No. 8-2001]
