A sketch plan shall be drawn on paper or other suitable tracing material
at a scale of not more than 100 feet to one inch. Sketch plans shall include
the following information:
A. The name of the proposal, including the name and address
of the subdivider(s).
B. A North arrow, graphic scale, date, and general location
map.
C. Other land contiguous to the proposal which is controlled
by the owner(s) or subdivider(s) with the approximate acreage of such land.
D. The names of the owners of adjacent lands and the names
of adjacent subdivisions.
E. A location map showing the boundaries of the tract in
relation to adjoining streets and the locations of the nearest utility services.
F. General topography and drainage patterns of the parcel
to be subdivided and parcels within 200 feet of the tract to be subdivided.
All pertinent topographic features within the site and adjoining tracts, including
existing buildings, watercourses, water bodies, wetlands and wooded areas,
shall be shown. Features proposed to be retained as well as those proposed
to be removed shall be indicated.
G. A statement as to the proposed source of water supply
and the method of sewage disposal. (If the subdivision is not to be served
by a public sewer system the subdivider is encouraged to contact the Orleans
County Health Department for assistance in conducting on-site percolation
tests in order to get a general idea of potential subsurface problems).
H. The lines of proposed streets and lots (including bearings
and distances) as well as lands identified for recreation areas or other permanent
open spaces.
I. If the subdivider intends to develop the tract in sections,
the entire tract shall be depicted on the sketch plan with the anticipated
sections and the timing of development indicated.
J. A general statement as to how stormwater drainage is
to be accommodated.
K. An indication of the existing zoning of the tract (both
on and adjacent to the site) and any other legal restrictions of use.
L. The general soil conditions of the entire site proposed
for subdivision and its location with respect to a floodway or the boundaries
of any areas of special flood hazard (one-hundred-year floodplain).
M. Locations of any natural gas or oil wells on the site.
N. A statement as to the consistency of the proposal with
the Comprehensive Plan.
The preliminary plat shall be drawn on one or more sheets of Mylar or
other suitable tracing material and shall be clearly marked "preliminary plat."
The preliminary plat shall be drawn at a scale of not more than 100 feet to
one inch. If more than one sheet is required to show an entire tract, an index
map drawn to scale showing all sheets shall be provided. Proof of ownership
shall be submitted at this time. When the subdivider is someone other than
the owner, an affidavit from the owner of the land consenting to the application
shall be filed. The plat shall include the following information:
A. Items in Subsections
A through
E of §
89-11.
B. Existing streets immediately adjoining and within the
tract to be subdivided and the distance(s) to the nearest major street intersection(s).
C. A topographic map showing the entire site and all lands
within 100 feet of the property at not more than a five-foot interval. When
additional information is needed to review the subdivision, the Planning Board
may require topographic data for land areas within 200 feet of the property
boundary.
D. Existing drains, water lines, and sanitary sewers within
the tract to be subdivided and adjacent thereto. Such facilities shall be
identified by location, size, type and approximate elevations and gradients,
using datum based on mean sea level. Existing as well as proposed easements
for such facilities shall also be shown.
E. The proposed source of water supply and method of sewage
disposal. A conceptual layout of each system shall be delineated, including
the location of hydrants and the sizing of lines to be installed. Where water
mains are not looped, hydrants shall be provided.
F. An overlay showing all soils and their classification.
Areas with moderate to high susceptibility to erosion, if any, shall be highlighted.
The subdivider shall also include information about existing on-site vegetation.
G. A separate drainage report, including calculations for
runoff and pipe and channel sizing, which dearly describes how runoff is to
be handled during grading and development. The use of erosion and sedimentation
prevention measures shall be described. The report shall provide sufficient
details to indicate how the subdivider will comply with the requirements for
stormwater management plans administered by the New York State Department
of Environmental Conservation and shall include the preliminary design of
bridges and culverts. The design of stormwater retention facilities shall
be in accordance with specifications of the Town Director of Public Works.
The design of bridges and culverts shall conform to the requirements of the
appropriate jurisdiction (Town Department of Public Works or the State Department
of Transportation).
H. The approximate lines and gradients of proposed streets
and sidewalks and the names of proposed streets.
I. A preliminary grading plan of the site at a contour interval
of two feet. The grading plan shall identify the locations and approximate
sizes of cuts and fills and cross sections for any final grading steeper than
three-foot horizontal to one foot vertical (3:1), or where the cut or fill
will be more than five feet.
J. The approximate location of proposed lot lines, the acreage
or square footage contained in each lot and, for identification purposes,
individual lot numbers. If necessary, the setbacks of any proposed lot lines
from existing buildings shall be noted.
K. The locations and dimensions of areas proposed as permanent
open space.
L. The extent and sequence of the phases in a subdivision
proposed to be developed in sections.
M. The location of any municipal boundary lines and zoning
district lines within the tract.
N. The required and actual areas, yards and setbacks of
any nonconforming lots.
O. Copies of any deed restrictions or covenants as they
may apply to any or all parts of the subdivision.
P. The location, type and ownership of any natural gas or
oil wells within the proposed subdivision.
Q. The location and type of any known potentially hazardous
materials, either on or adjacent to the site.
R. The location and quality of water bodies directly adjacent
to the proposed subdivision.
S. An indication of any federal, state or county permits
that may be required.
T. The locations of any buffers to be provided either during
or after the completion of construction.
U. Facilities for fire protection.
V. Facilities for vehicular and pedestrian traffic, circulation
and parking.
W. The locations of major trees and whether such trees are
proposed to be saved or removed.
The final plat shall be drawn in ink on Mylar, linen or other material
suitable for filing in the Orleans County Clerk's Office. Said plat shall
contain sufficient survey data to readily determine the location, bearing
and length of all lines shown thereon and to permit the reproduction of such
lines upon the ground. The final plat submission shall consist of three components:
the construction sheet, the record map and the drainage and erosion control
plan, as described in the subsections that follow. Two Mylar copies shall
be submitted to the Planning Board. One approved copy shall be retained by
the Town; the other shall be filed with the County Clerk.
A. Final plat construction sheet. The construction sheet
shall not be larger than 34 inches by 44 inches in size, nor smaller than
18 inches by 24 inches. It shall be drawn at a scale of not more than 50 feet
to one inch and shall contain the information listed below. Where more than
one sheet is required to depict the entire subdivision, an index map drawn
to scale showing all sheets shall be provided. All data shown on the construction
sheet shall be in accordance with the requirements of the Town Director of
Public Works and the Town's construction specifications and shall include:
(2) The lines of existing and proposed streets and sidewalks
both within and immediately adjoining the subdivision.
(3) The names of existing and proposed streets.
(4) Plans and typical cross sections of proposed sidewalks.
(5) Plans and typical cross sections of proposed streets
and sidewalks.
(6) Profiles of proposed streets at a suitable vertical scale
showing finished grades in relation to the existing ground elevation.
(7) The precise layout of proposed lots, including lot numbers.
(8) Provisions for water supply and sewage disposal, and,
if applicable, evidence that such provisions have received the approval of
the Orleans County Department of Health.
(9) The location and size of existing and proposed stormwater
pipes, sanitary sewer lines and water mains on the property including, also,
those into which any connection is proposed.
(10) The locations of survey monuments. Prior to the acceptance
of the dedication of new streets, a certificate by a surveyor or engineer
shall be filed certifying that the above monuments have been placed as indicated
on the final plat map, at the appropriate stage of construction as determined
by the Town Director of Public Works.
(11) Plans for any proposed neighborhood park or playground
within the subdivision including landscaping.
(12) A planting plan for street trees indicating the location,
varieties, and sizes of any trees to be planted and of existing trees to be
preserved.
(13) Brief specifications, or reference to Town standards,
for all facilities to be constructed or installed within the subdivision.
(14) Specifications for all bridges and culverts, and approvals
from the appropriate jurisdiction (e.g., the State Department of Transportation
or the Town Department of Public Works), if needed.
(15) The locations of any natural gas or oil wells within
the subdivision.
(16) Certification by an engineer or surveyor as evidence
of professional responsibility for the preparation of the construction sheet.
B. Final plat record map. Unless the Orleans County Clerk
specifies otherwise, the record sheet shall be no larger than 24 inches by
36 inches in size, shall be drawn on Mylar or linen at a scale not greater
than 50 feet to one inch and shall show the information listed below. Where
more than one sheet is required to show the entire subdivision, an index map
drawn to scale showing all sheets shall be provided. The final plat record
map shall include:
(2) The boundaries of the subdivision and information showing
the location of the subdivision in relation to surrounding properties and
streets, including the names of the owners of adjacent lands and the names
of adjacent subdivisions. Whenever practicable, the subdivision boundary shall
be referenced from two directions to established U.S. Coast and Geodetic Survey
monuments or New York State Plane Coordinate monuments. In the event that
such monuments have been obliterated or are otherwise unavailable, the subdivision
boundary shall be referenced to the nearest highway intersections or to previously
established monuments nearby in other subdivisions or on public lands. Any
combination of types of reference points that fulfill the requirements for
exact measurements from the subdivision boundary to reference points previously
established for or by a public agency may be accepted.
(3) The lines of existing and proposed streets and sidewalks
within the subdivision and their interconnection with existing or proposed
streets and sidewalks on adjoining properties.
(4) The lines and dimensions of proposed lots, which shall
be numbered. If a proposed lot contains one or more existing buildings, the
setbacks for such buildings shall be indicated.
(5) The lines and purposes of existing and proposed easements
both within and immediately adjoining the subdivision.
(6) The lines, dimensions, bearings and area in square feet
of all property proposed to be reserved by deed restriction or covenant for
the common use of property owners in the subdivision or for any other reason.
(7) The location of monuments to be placed within the subdivision.
(8) The locations of existing and proposed water supply lines,
storm sewers, and sanitary sewers within the subdivision.
(9) The locations of any municipal service boundaries and
zoning lines within the subdivision.
(10) Written statements as to:
(a) The zoning of the property within the subdivision.
(b) Compliance of the proposed lots with zoning requirements.
If any lots do not comply but are covered by zoning variances, the statement
should include reference to such variances. If variances are needed, the document
shall specify the nature and location of the variance(s) which are necessary.
(c) If the subdivision is approved for cluster development,
pursuant to § 278 of the New York State Town Law, the statement
shall include supporting documents that illustrate that the number of lots
proposed is equal to or less than the number that would be permitted with
a conventional design.
(11) The seal and certification by a surveyor or engineer
as evidence of professional responsibility for the preparation of the record
map and a place for the libre and page numbers when filed.
(12) Offers of dedication to the Town involving any open space,
recreation, street or other improvements and those facilities to be retained
by the subdivider, including the method of maintenance and improvement thereof.
Such offers shall be received and approved by the Town Attorney as to their
legal sufficiency.
C. Subdivision drainage plan and erosion control plan. This
plan shall be on a separate sheet of the same size and scale as the record
map and shall contain the following information:
(1) Plans, profiles and typical as well as special cross
sections of proposed stormwater drainage facilities including any stormwater
detention facilities.
(2) Supporting final design data and copies of computations
used as the basis for determining design capacities and performance of the
proposed drainage facilities.
(3) The subdivision grading plan developed to a suitable
contour interval, with details to indicate proposed street grades and building
site grades and elevations throughout the subdivision. The contours shown
on the grading plan shall be on a one- , two- or five-foot interval (when
measured vertically). The interval selected shall result in a horizontal distance
between contour lines of not more than 100 feet. All grades shall be referenced
to United States Coast and Geodetic Survey datum.
(4) A stormwater management plan shall be prepared in conformance
with the publication "Reducing Impacts of Stormwater Runoff from New Development,"
including all amendments to that document and other provisions which may,
from time to time, be established by the NYS Department of Environmental Conservation.
Such plan shall be available on-site at all times during construction.
(5) If the subdivision is within or adjacent to the boundary
of a one-hundred-year floodplain, the subdivision drainage plan shall contain
a detailed analysis of the area with respect to floodplain management and
land use.
(6) The location of all proposed buildings, if known.
(8) The location and means of controlling erosion within
the project limits.
(9) Slope stabilization details.