A.
Information. 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 preferably not less than 200
feet to the inch, to enable the entire tract to be shown on one sheet.
The sketch, prepared by a licensed design professional for subdivisions,
shall indicate the following:
(1)
A map of the entire holding, indicating 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.
(2)
Topographic contours at intervals of not more than
20 feet based on United States Geological Survey datum.
(3)
The name of the owner and of all adjoining property
owners as disclosed by the most recent Town tax records.
(4)
The Tax Map section, block and lot numbers.
(5)
All the utilities available and all streets which
are either proposed, mapped or built.
(6)
The proposed pattern of lots, including lot width and depth, street layout, recreation areas and systems of drainage, sewerage and water supply (see Article VI, § 83-29C), within the subdivided area but with reference to surrounding properties and street patterns.
(7)
All existing restrictions on the use of land, including
easements and covenants.
(8)
A location map at a minimum scale of one inch equals
2,000 feet (1:24,000), to indicate the relationship of the proposed
subdivision to significant existing community facilities which will
serve or influence the layout, such as major traffic arteries, shopping
areas, schools, parks, employment centers, churches, etc. This map
shall be drawn to a scale suitable to indicate the above features
as well as the North point, scale and date.
(9)
Existing drainage features, culverts, marshes, ponds
and streams within the portion to be subdivided and within 200 feet
thereof.
(10)
General site conditions. Rock outcrops, isolated trees
over 12 inches' caliber and all trees over 24 inches' caliber, orchards,
hedges and other ornamental landscaping, wooded areas, existing structures,
stone walls, roads or lanes, power lines, easements and other existing
improvements within the portion to be subdivided and within 200 feet
thereof.
(11)
Zoning district or districts.
(12)
Acreage of each land use and proposed density.
(13)
Current aerial photograph of property and areas within
500 feet of the property boundary.
B.
Waivers. Where strict application of the provisions of Subsection A of this section would be undesirable, unreasonable or in conflict with subdivision policy, the Planning Board may, by resolution, waive part or all of such preapplication requirements. This waiver shall not apply to succeeding submissions unless so stated by the Board.
In the case of minor subdivision only, the subdivision
plat application shall include the items listed on the plan element
checklist, as seen in Appendix 1, Application for Subdivision and
Site Plan Review.[1]
[1]
Editor's Note: Said checklist is available
in the Town offices.
The following documents shall be included in
the submission for a major subdivision, as listed in the plan element
checklist, as seen in Appendix 1, Application for Subdivision and
Site Plan Review.[1]
[1]
Editor's Note: Said checklist is available
in the Town offices.
The following documents shall be included in
the submission for a major subdivision, along with the items listed
in the plan element checklist, as seen in Appendix 1, Application
for Subdivision and Site Plan Review:[1]
A.
The plat to be filed with the County Clerk shall be
printed upon Mylar. The size of the sheets shall be no less than 8 1/2
inches by 11 inches nor more than 34 inches by 44 inches, including
a margin for binding of two inches outside of the border along the
left side and a margin of one-inch outside of the border along the
remaining sides. The plat shall be drawn at a scale of no more than
100 feet to the inch and should be oriented with the North point at
the top or to the right of the map. When more than one sheet is required,
an additional index sheet or the same size shall be filed, showing
to scale the entire subdivision with lot and block numbers clearly
legible. Space shall be reserved thereon for endorsement by the County
Department of Health for the Board's stamp of final approval.
(2)
The lot map of the entire subdivision shall be the
same as that required on the preliminary plat, with the following
additions:
(a)
(b)
Special parcels.
[1]
Description of proposed action and use, including
a note where an offer of dedication is being made. For any land which
is reserved by the developer or to a homeowners' association 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 the provisions made therefor.
[2]
Boundary lines with accurate dimensions shall
be shown.
[3]
Lot areas for each lot, measured accurately
to the nearest square foot.
(3)
Survey data.
(a)
Accurate subdivision perimeters boundary with
bearings and distances.
(b)
Town, village, county and special district boundaries
referenced to the subdivision survey by accurate bearings and distances,
which are within reasonable distance of the property.
(c)
The length of all straight lines and the deflection
angles, radii, length of curves and central angles of curves, tangent
distances and tangent bearings for each street.
(d)
Accurate dimensions to the nearest hundredth
of a foot.
(e)
Monuments.
[1]
Proposed location of all monuments shall be
shown.
[2]
Existing monuments shall be shown with a symbol
and described.
[3]
Proposed new monuments or monuments to be reset
shall be shown with a different symbol.
[4]
All lot corner markers (shown with the symbol
"O") shall be permanently located satisfactorily to the Town Engineer,
shall be steel rods at least one inch in diameter and at least 30
inches in length and shall be located in the ground to existing grade.
[5]
Monuments of a type approved by the Town Engineer
shall be set at all corners and angle points of the boundaries of
the original tract to be subdivided and at all street intersections,
angle points in street lines, points of curve and such intermediate
points as shall be required by the Town Engineer. Monuments shall
be located at the beginning and end of each curve along one side of
the street right-of-way.
B.
Public improvement plan and profiles.
(1)
The performance bond and the inspection service shall
be based on this drawing, the final plat itself, these Subdivision
Regulations and the Town specifications for such public improvements
and utilities.
(2)
Unless a specific waiver is requested in writing,
the proposed public improvements and utilities shall be considered
to comply specifically with these Subdivision Regulations and the
Town specifications for such public improvements and utilities.
(4)
Designs for water lines, sewers, streets, bridges
and drainage structures shall be prepared by a professional engineer
licensed to practice in the State of New York.
(5)
Drainage system requirements. A complete drainage
system for the entire subdivision, with appropriate development stages
for each of the final plat sections, shall be shown graphically with
all existing drainage features.
(6)
Utility systems requirements.
(b)
Sanitary waste disposal system.
[1]
Sanitary sewer system design shall be indicated
in all cases where public or private sewer connections exist or are
proposed.
[2]
Typical lot layout indicating location of individual
system with reference to house and water supply and detailed drawing
of the proposed sanitary waste disposal unit.
(c)
Location of electric, telephone and television
cable and gas lines.
(d)
Location and description of outdoor lighting.
(7)
Profile drawing requirements.
(b)
All profiles shall show the existing natural
grades, the typical cross section of existing or proposed roads, the
center lines of intersecting roads and a system of survey stations.
(c)
The center-line profile of the proposed roads
with dimensions on vertical curves and notation as to gradient and
critical elevations.
(d)
Detailed plans for bridges, culverts or similar
structures.
(e)
The invert profile and location of all storm
and sanitary drainage structures, manholes, catch basins, etc., in
street rights-of-way and in drainage easements.
(8)
Recreation and community improvements.
(a)
Landscape plan prepared by a registered professional
landscape architect, indicating proposed changes in existing grades
and landscaping, including the following items: play areas; walkways;
incidental shelters; walls; new trees and shrubs, with location and
botanical name; tennis court; decorative pools; and all similar improvements.
(b)
Clubhouse, swimming or wading pool and other
major improvements, with plans and elevations or prospective rendering
prepared by a licensed design professional.
(9)
Erosion and sedimentation control plan requirements.
(a)
Complete drawings for the entire subdivision
detailing erosion and sedimentation control measures shall be provided.
(b)
A description of proposed maintenance requirements,
practices and schedule as per guidelines set forth in the most recently
enacted New York State Department of Environmental Conservation's
Erosion and Sediment Control Guidelines for New Development shall
be provided.
C.
Certifications.
(1)
Certification of title or title policy for property
to be dedicated showing that the applicant is owner free from all
encumbrances.
(2)
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 of which is reserved by the subdivider, are to be maintained.
All offers of cession and covenants governing the maintenance of unceded
open space shall bear the certificate of approval of the Town Attorney
as to their legal sufficiency.
(3)
A certificate by the Town Engineer certifying that
the subdivider has complied with one or both of the following alternatives:
(a)
All or part of the improvements have been installed
in accord with the requirements of these regulations and with the
action of the Planning Board granting approval of the preliminary
plat.
(b)
A bond or certified check has been posted available
to the Town in sufficient amount to assure completion of all required
improvements.
(4)
Protective covenants in form for recording.
(5)
Other data, such as certificates, affidavits, endorsements
or deductions, as may be required by the Planning Board in the enforcement
of these regulations.
(6)
Letters directed to the Chairman of the Planning Board
and signed by a responsible official of the lighting agency, water
company or any other utility company or governmental authority or
district which provides necessary utility service and has jurisdiction
in the area, approving each proposed utility installation design,
and a statement as to who will construct the facility so that service
will be available when required in conformity with the provisions
of the filed rate schedule.
(7)
A letter directed to the Chairman of the Planning
Board and signed by a responsible official of the school system, acknowledging
the number of residential lots and indicating the availability of
existing school facilities for the new pupils or any needed new school
sites and facilities that relate to the subdivision area.
(8)
A letter, in appropriate cases, directed to the Chairman
of the Planning Board and signed by a responsible official of the
State Highway Department or the Orange County Superintendent of Highways
approving proposed construction on state or county rights-of-way,
respectively.
[1]
Editor's Note: Said checklist is available
in the Town offices.
