A.
General site information shall describe or outline
the existing conditions of the site and the proposed development to
the extent necessary to supplement the location map and sketch plan.
Information may be subsequently required on existing covenants, land
characteristics, available community facilities and utilities, and
information describing the subdivision proposal, such as number of
residential lots, typical lot width and depth, price range, business
areas, playgrounds, parks and other public areas, proposed protective
covenants and proposed utilities and street improvements.
B.
Location map identifying the location of the subdivision
in relation to major streets and other predominant landmarks shall
be included.
C.
Sketch plan shall show in simple sketch form the proposed
layout of streets, lots and other features in relation to existing
conditions, as well as scale, North point and date.
B.
Existing conditions data shall include the following
except when otherwise specified by the Planning Board:
(1)
Key plan showing location and boundaries of tract.
(2)
Mapped area on the preliminary layout shall include
the proposed subdivision and a margin on all sides sufficient to indicate
property ownerships bounding the proposed subdivision. Names of registered
owners or record data of existing plats bounding the proposed subdivision
shall be noted on the preliminary layout, together with all property
line intersections with the subdivision tract boundary. All related
farm lot lines shall be shown.
(3)
Subdivision tract. Present tract designation and ownership,
both according to official records in the office of the County Clerk,
shall be indicated on the plat. Tract boundaries, taken from official
deed description or as surveyed by a professional engineer or licensed
land surveyor, shall be drawn to scale. The acreage within the proposed
subdivision tract shall be indicated.
(4)
Revision of recorded plats. In resubdividing a plat
recorded in the office of the County Clerk, the resubdivision map
shall retain the name of the original subdivision and shall indicate
clearly in what manner the lots have been subdivided. The original
lot lines shall be shown on the map in broken lines, and the boundary
lines of the new lots in solid lines. If a map is submitted to revise
or resubdivide lots on two or more plats of adjoining subdivisions
previously recorded, the boundary lines of the original subdivisions
shall be clearly shown in broken lines in addition to the above.
(5)
Easements. Location, width and purpose of easements.
(6)
Streets on and adjacent to the tract (including all
streets shown on the Official Map). Name and right-of-way width and
location; type, width and elevation or surfacing; any legally established
center-line elevations; walks, curbs, gutters, bridges, culverts,
etc.
(7)
Utilities on and adjacent to the tract. Location,
size and invert elevation of sanitary sewers, storm sewers, culverts,
ditches or other facilities for drainage; location and size of water
mains; location of gas lines, fire hydrants, electric and telephone
poles and streetlights. If water mains and sewers are not on or adjacent
to the tract, indicate the direction and approximate distance to and
size of nearest ones, showing invert elevation of sewers or culverts.
Where drainage is to be accomplished by a natural watercourse or drainage
ditch, the elevation of water in such watercourse or ditch at recognized
flood stage shall be shown.
(8)
Ground elevations on the tract, based on United States
Geodetic Survey datum plane. For land that slopes less than approximately
2%, show spot elevations at all breaks in grade, along all drainage
channels or swales and at selected points not more than 100 feet apart
in all directions; for land that slopes more than approximately 2%,
either show contours at an interval of not more than five feet if
ground slope is regular and such information is sufficient for planning
purposes or show contours at an interval of not more than two feet
if necessary because of irregular land or need for more detailed data
for preparing plans and construction drawings.
(9)
Subsurface conditions on the tract, if required by
the Planning Board. Location and results of tests made to ascertain
subsurface soil, rock and groundwater conditions; depth to groundwater
unless test pits are dry at a depth of five feet; location and results
of soil percolation tests if individual sewage disposal systems are
proposed.
(10)
Other conditions on the tract. Watercourses,
marshes, rock outcrop, wooded areas, isolated preservable trees one
foot or more in diameter, houses, other buildings and other significant
features.
(11)
Other conditions on adjacent land. Approximate
direction and gradient of ground slope, including any embankments
or retaining walls; power lines or towers.
C.
Preliminary layout shall show all proposals, including
the following:
(1)
Streets. Names; right-of-way and roadway widths; approximate
grades and gradients; similar data for alleys, if any.
(2)
Other rights-of-way or easements. Location, width
and purpose.
(3)
Location of utilities, if not shown on other exhibits.
(4)
Lot lines, lot numbers and block numbers.
(5)
Sites, if any, to be reserved or dedicated for parks,
playgrounds or other public uses.
(6)
Sites, if any, for multifamily dwellings, shopping
centers, churches, industry or other nonpublic uses exclusive of single-family
dwellings.
(7)
Site data, including number of residential lots, typical
lot size and acres in parks, etc.
(8)
Topography. Any major alterations to the land configuration
under the proposed development shall be indicated.
(9)
Other data. Subdivision name or title (under which
to be eventually recorded).
D.
Other preliminary plans. When required by the Planning
Board, the preliminary layout should include profiles showing existing
ground surface and proposed street grades, including extensions for
a reasonable distance beyond the limits of the proposed subdivision;
typical cross sections of the proposed grading, roadway and sidewalk;
preliminary designs of any bridges and culverts which may be required;
preliminary plan of proposed water mains to connect with existing
public water supply, or alternative means of water supply approved
by the County Health Department; preliminary plan of proposed sanitary
sewers, with grades and sizes indicated, connecting with existing
sanitary sewerage systems, or alternative means of treatment and disposal
approved by the County Health Department; preliminary plan for collecting
and discharging storm drainage. All elevations shall be based on United
States Geodetic Survey datum plane.
E.
Draft of protective covenants, if any, whereby the
subdivider proposes to regulate land use in the subdivision and otherwise
protect the proposed development, shall be submitted with the preliminary
layout.
A.
Final subdivision plat shall be printed on linen or
canvas-backed paper or drawn with pen and india ink or tracing cloth
on sheets twenty by forty (20 x 40) inches. The scale shall be not
greater than 100 feet to the inch. Where necessary, the plat may be
on several sheets accompanied by an index sheet showing the entire
subdivision. For large subdivisions the final subdivision plat may
be submitted for approval progressively in contiguous sections satisfactory
to the Planning Board. The final subdivision plat shall show the following:
(1)
Primary control points approved by the Engineer, or
descriptions and "ties" to such control points, to which all dimensions,
angles, bearings and similar data on the plat shall be referred. Location
and description of monuments (shown thus, "X"), lot corner markers
(shown thus, "O") and bench marks (shown thus, "BM").
(2)
Tract boundary lines, farm lot lines, right-of-way
lines of streets, easements and other rights-of-way, and property
lines of residential lots and other sites, with accurate dimensions,
bearings or deflection angles, and radii, arcs and central angles
of all curves.
(3)
Name and right-of-way width of each street or other
right-of-way.
(4)
Location, dimensions and purposes of any easements.
(5)
Number to identify each lot or site in numerical order
within blocks; letter to identify each block.
(6)
Purpose for which sites, other than residential lots,
are dedicated or reserved.
(7)
Names of record owners of adjoining unplatted land.
(8)
Reference to recorded subdivision plats of adjoining
platted land by record name, date and number.
(9)
Certification by professional engineer or licensed
land surveyor (including name, address, New York State license number
and seal) as to accuracy of survey and plat.
(10)
Signed statement by the applicant that he is
the owner in fee simple of the land being subdivided.
(11)
Certification of approval by County Health Department.
(12)
Whenever a proposed subdivision includes parcels
or rights-of-way to be dedicated for public use, and offer of cession
shall be included on the final plat so dedicating the parcels and
rights-of-way specifically enumerated thereon. Unless a separate restricted
offer is made for any or all parcels to be dedicated for public use,
every offer of cession shall be full, complete and immediate upon
and only upon acceptance of such offer by the municipality. Offers
made with restrictions shall be made separately and shall state in
full the terms of the restrictions.
(13)
Title, scale, North point and date.
(14)
The final plat shall contain appropriate statements
with dated signature spaces signifying approval or acceptance by the
following in the order listed:
(15)
The following statement shall appear on the
face of the map: "No subdivision lot shall be resubdivided without
prior approval by resolution of the Town Board of West Seneca."
[Added 7-2-1962]
B.
Separate documents.
(1)
Agreements covering the improvement and maintenance
of unceded public spaces and the conditions and time limits, if any,
applying to site reservations.
(2)
Attorney's certificate or title policy certifying
that applicant is the landowner; and title insurance policy insuring
all offers of cession.
(3)
An agreement, acceptable to the Town Attorney, between
the owner of the subdivided land and the town, stating that said owner
will not transfer title to parcels having less than 300 feet of frontage
on a subdivision street unless such street shall have been improved
and accepted for maintenance purposes by the Town Board. Alternatively
and in the discretion of the Town Board, a performance or other surety
bond sufficient to cover the full cost of such improvements, as estimated
by the Town Board, shall be furnished to the town by said owner.
(4)
Statement by the Town Attorney approving as to legal
sufficiency all offers of cession, all covenants governing the maintenance
of unceded public open space and any action taken to establish or
extend water and/or sewer districts; also approving the sufficiency
of any bond offered in lieu of the completion of required subdivision
improvements.
(5)
Protective covenants in form for recording, including
covenants governing the maintenance of unceded public spaces or reservations.
C.
Other requirements.
(1)
Such other certificates, affidavits, endorsements
or other agreements as may be required by the Town Board in the enforcement
of these regulations. In special cases where there are potential hazards
of flooding or other hazards in the opinion of the Engineer, the town
may require the services of an independent engineer or expert to recommend
conditions under which the subdivision may be approved. The expense
of such engineer or expert shall be borne by the subdivider.
(2)
Where any water, storm sewer or sanitary sewer line,
water plant or sewage treatment plant is to be installed by the developer
outside existing districts, the establishment or enlargement of a
water district, storm sewer district and/or a sanitary sewer district
may be required.
