Any subdivider who proposes to develop a subdivision in the City of
Amsterdam shall submit plats and other documents for approval as provided
in this chapter.
A.
Completed subdivision application form, receipt for payment of required application fee, as specified by § 210-7 of these regulations, and six copies of the proposed subdivision plat certified by a licensed land surveyor, bearing the Planning Commission's assigned case number, including individual stamp/signature blocks for the City Planning Commission and the New York State Health Department, and suitable for filing in the Office of the County Clerk.
B.
In the case of a minor subdivision only, the subdivision
plat application shall include the following information:
(1)
An area map showing the location of that portion of the
tract which is to be subdivided in relation to the entire tract and showing
the distance to the nearest street intersection. The drawing of the entire
tract may be by either deed plot or actual survey.
(2)
An actual field survey of the boundary lines of the tract or portion thereof being subdivided, giving complete descriptive data by bearings and distances, made and certified to by a licensed land surveyor. The corners of the tract shall also be located on the ground and marked by monuments as approved by the Planning Commission and shall be referenced and shown on the plat. The Planning Commission may modify the requirement for a full field survey pursuant to § 210-25 of these regulations.
(3)
Information concerning portions of the land within the
subdivision subject to periodic inundation by floodwaters or in a wetlands
area, whether or not sufficient in size to be designated by NYSDEC.
(4)
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
(5)
Documentation regarding all easements, existing or proposed,
which either affect or are intended to affect any portion of the subdivision
plat.
(6)
Assurance that all sanitation and water supply facilities
shall be designed to meet the minimum specifications of the city and the New
York State Health Department. Evidence of contact with the Health Department
shall be presented, if applicable.
(7)
Proposed subdivision name, City of Amsterdam, Montgomery
County, New York.
(8)
The date, North arrow, map scale, the name and address
of the record owner and subdivider.
(9)
An environmental assessment form (EAF), as required by
SEQR regulations.
(10)
Any additional requirements deemed necessary by the Planning
Commission due to the unique circumstances of the subdivision plat, including
the submission of additional data more typically required for a major subdivision
plat.
A.
The sketch plat initially submitted to the Planning Commission
shall be based on tax map information or some similarly accurate base map,
at a scale of not less than 100 feet to an inch. The entire sketch plat shall
be shown on one sheet. The sketch plat shall show the following information:
(1)
Proposed subdivision name.
(2)
A vicinity or area map showing the location of that portion
of the tract which is to be subdivided in relation to the entire tract and
the distance to the nearest street intersection. All streets shall also be
shown within 300 feet of the applicant's property.
(3)
All existing structures, wooded areas, streams and other
significant physical features, within the portion to be subdivided and within
200 feet thereof. Topographic contours shall also be indicated at intervals
of not more than 10 feet. All elevations are to be referred to United States
Geologic Survey (USGS) datum with location and description of bench mark included.
(4)
General statement of soils conditions based on United
States Department of Agricultrue (USDA) soils data.
(5)
The name of the owner and of all adjoining property owners
as disclosed by the most recent city assessment records. Property owners across
street also to be shown.
(6)
The tax map sheet, block and lot numbers, as available
from the City Assessor's Office or the Montgomery County Real Property
Tax Service.
(7)
All the utilities available and all streets, whether
public or private, which are either proposed, mapped or built.
(8)
The proposed pattern and number of lots (including approximate
lot areas, widths and depths), street layout, recreation areas and systems
of drainage, sewerage and water supply within the subdivided area.
(9)
Information regarding all existing restrictions on the
use of land including easements, covenants and location of zoning district
boundaries.
(10)
Delineation of all portions of the land within the subdivision
subject to periodic inundation or flooding by stormwater, including wetlands
areas, whether or not sufficient in size to be designated by NYSDEC.
(11)
As may be applicable, a conceptual engineering report
discussing the demands of the proposed subdivision on water, sewer, drainage,
streets and related systems and discussing the methods through which these
demands may be accommodated and the methods through which any potentially
adverse impacts may be mitigated, including discussion of alternatives as
may be appropriate.
(12)
A short environmental assessment form (EAF) or long-form
EAF Parts I and II, as required by SEQR regulations.
A.
Completed subdivision application form, receipt for payment of required application fee, as specified by § 210-8 of these regulations, and six copies of the preliminary plat certified to by a licensed land surveyor and/or professional engineer, as required by law, at a scale of not more than 100 feet but preferably not less than 50 feet to an inch.
B.
The preliminary plat shall include, to the extent applicable,
all information identified below:
(1)
Information on existing site conditions:
(a)
An actual field survey of the boundary lines of the tract
or portion thereof to be subdivided, giving complete descriptive data by bearings
and distances, made and certified by a licensed land surveyor. The corners
of the tract shall also be located on the ground and marked by monuments of
such size and type as approved by the City Planning Commission and shall be
referenced and shown on the plat.
(b)
The names of all contiguous owners and identification
of any contiguous land owned or under option by the applicant.
(c)
Street rights-of-way on the subdivision and within 200
feet of its boundaries, including the name and right-of-way width and location;
type, width and elevation of surface; any legally established center-line
elevations, including those at intersections and other critical points.
(d)
Location, width, identification; purpose and restrictions
upon any other rights-of-way and easements on the subdivision.
(e)
Drainage structures on the subdivision and within 200
feet of its boundaries, including type of structure and location, invert elevations,
gradients, types and sizes of all pipe and all other drainage structures where
applicable, including direction of flow.
(f)
The location and size or capacity of all other utility
structures, such as sewer, water, gas mains and power lines on the subdivision
and within 200 feet of its boundaries.
(g)
As contours affect proposed improvements or existing
improvements that will be utilized, ground elevations on the tract shall be
based on a datum plane approved by the designated City Engineer. For land
with slope that is less than approximately 2%, spot elevations should be shown
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 2%, contours should be shown at intervals of not more than two feet
or as required by the Planning Commission.
(h)
Wetlands, marshes, ponds, streams and all land subject
to periodic or occasional flooding or similar unstable conditions on the subdivision
or within 200 feet of its boundaries.
(i)
The location of rock outcrops, wooded areas, isolated
preservable trees, structures and other significant existing features for
the proposed subdivision area and within 200 feet thereof.
(j)
Data regarding soils characteristics from the USDA Soil
Conservation Service soils survey and indication of depth to groundwater throughout
the site.
(k)
In the situation where the proposed subdivision will
not be served by common sewage disposal, subsurface data in accordance with
New York State Health Department requirements, including date, location and
graphic representation of findings for all test holes, including location
and results of percolation and other tests to ascertain subsurface soil, rock
and ground water conditions and depth of groundwater unless pits are dry at
a depth of seven feet.
(2)
Information on proposed site development:
(a)
Streets.
[1]
Name to be checked prior to submission with the City
Clerk to avoid duplication and subject to subsequent approval of the City
Planning Commission.
[2]
The width and location of any streets or public ways
within the area to be subdivided, together with street profiles of all streets
or public ways proposed by the developer.
[3]
Right-of-way width.
[4]
Tentative center-line elevations at intersections and
at principal changes in gradient.
[5]
Tentative center-line gradient shown in percent of slope.
[6]
Computed sight distance at intersections and other critical
points.
[7]
Plans, profiles and cross sections showing, as applicable,
the proposed location and type of pedestrian walkways, streetlighting standards,
street trees, curbs, water mains, sanitary sewers and storm drains and the
size and type thereof, the character, width and depth of pavements and subbase,
the location of manholes, basins and underground conduits.
[8]
Preliminary designs of any bridges which may be required.
(b)
Lot layout.
[1]
Lot lines and dimensions scaled to the nearest foot.
[2]
The proposed location of buildings and driveways in full
accordance with zoning and other requirements.
[3]
Lot numbers and lot areas measured to the nearest 100
square feet if less than one acre or nearest 0.1 of an acre for parcels greater
than one acre.
(c)
Easements, parks, restricted areas and other improvements.
[1]
Purpose and restrictions.
[2]
Designation of areas or right-of-way which are to be
offered for public dedication or deeded to homeowners' associations or
other private corporations with clear indication of proposed changes in grades
end landscaping thereon. The Planning Commission may require special recreational
improvements and planting of trees, shrubs, grass and other landscaping in
all areas to be so dedicated.
(d)
Preliminary stormwater drainage system plan.
[1]
Drainage structures shall be shown on the preliminary
plat indicating the approximate location and size of proposed lines and culverts
and their profiles, including connection to existing storm system or alternate
means of disposal.
[2]
Outline of watersheds tributary to drainage structures
and their approximate area in acres, including those which extend beyond the
boundaries of the subdivision.
(e)
Preliminary water supply and sewage treatment systems.
If public facilities are available or to be provided, the approximate location,
size and profiles of all proposed waterlines, valves, hydrants and sewer lines,
including connection to existing facilities as required and provided in the
Public Health Law. If any private on-site facilities are provided, design
data consistent with the requirements of the New York State Health Department.
(f)
Easements. Where the topography is such as to make difficult
the inclusion of any of the required facilities and improvements within the
public areas as laid out, the preliminary plat shall show the boundaries of
proposed permanent easements over or under private property.
(g)
Covenants or deed restrictions. A copy of all covenants
or deed restrictions which either presently affect or are intended to apply
to all or part of the tract.
(h)
Temporary stakes or markers. The Planning Commission
may require the location of temporary stakes or markers adequate to enable
the Planning Commission and its representatives to locate readily and appraise
the basic layout in the field, including markers at the corners of the tract.
Unless the subdivision is adjacent to an existing street intersection, the
distance along a street from one corner of the property to the nearest existing
street intersection shall be shown.
(3)
Preliminary engineering report detailing the demands
of the proposed subdivision on water, sewer, drainage, streets and related
systems and detailing the methods through which these demands shall be accommodated
and the methods, including available alternatives, through which any potentially
adverse impacts shall be mitigated.
(4)
Additional data that may be required to complete SEQR
process, as initiated with the submission at the sketch plat phase.
A.
Completed subdivision application form, receipt for payment of required application fee, as specified by § 210-9 of these regulations, a reproducible Mylar or linen and eight copies of the final plat certified by both the licensed land surveyor and/or professional engineer, as required by law, at a scale of not more than 100 but preferably not less than 50 feet to an inch. The final plat shall bear the Planning Commission's assigned case number, include individual stamp/signature blocks for the City Planning Commission and the New York State Health Department and be suitable for filing in the Office of the County Clerk.
B.
To the extent applicable, the following information will
be submitted for approval and shall constitute a final plat:
(1)
Lot map of the entire subdivision shall be the same as
that required on the preliminary plat with the following additions:
(a)
Lot layout.
[1]
Number identification by a suitable system of consecutive
numbers circled and related to the city tax maps.
[2]
Lot lines with accurate dimensions to the nearest tenth
of a foot and bearings to nearest five seconds.
[3]
Lot areas for each lot measured accurately to the nearest
100 square feet for lots of one acre or less and to the nearest one-tenth
acre for lots greater than one acre.
[4]
Minimum building setback lines, if imposed beyond zoning
requirements through deed restriction, shown and dimensioned.
(2)
Survey data.
(a)
Accurate tract boundary lines with bearings and distances.
(b)
Survey tie-in with accurate bearings and distances to
nearest established street monuments or other official monuments, which are
within reasonable distance of the property. When referenced to the state system
of plane coordinates, they shall also conform to the requirements of the New
York State Department of Transportation. They shall be placed as required
by the designated City Engineer and their location noted and referenced upon
the plat.
(c)
Special district boundaries, e.g., water or sewer, as
affect the subdivision, referenced to the subdivision survey by accurate bearings
and distances.
(d)
The length of all straight lines, the deflection angles,
radii, length of curves and central angles of all curves, tangent distances
and tangent bearings for each street.
(e)
Accurate dimensions to the nearest tenth of a foot.
(3)
Monuments.
(a)
Accurate location of all monuments (existing, proposed
or to be reset) shall be shown; and
(b)
Monuments shall be of a type approved by the Planning
Commission and 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 may
be required by the Planning Commission.
(4)
Required improvement plans and profiles.
(a)
The amount of all performance guaranties and conduct
of all required inspections shall be based on these drawings, the final plat
itself, these subdivision regulations and other applicable city specifications
for such required improvements and utilities.
(b)
Unless a specific waiver is requested and granted, in
writing, by the Planning Commission, the proposed improvements and utilities
shall be considered to comply specifically with these subdivision regulations
and the other applicable city specifications for such improvements and utilities.
(c)
Basic drawing layout requirements are the same as those
required for the preliminary plat and shall also include rights-of-way, gradients
and directional arrows downhill.
(d)
Designs for waterlines, sewers, street, bridges and drainage
structures shall be prepared by a licensed professional engineer.
(e)
Complete drainage system for the entire subdivision,
with appropriate development staging for each of the final plat sections,
shown graphically and related to all existing drainage features.
(f)
Utility system requirements:
[2]
Sanitary waste disposal systems:
[a]
Sanitary sewer system design shall be indicated in all
cases where public or private sewer connections exist or are proposed.
[b]
Typical lot layout indicating location of individual
system, where appropriate, with reference to house and water supply and detailed
drawing of proposed sanitary waste disposal system.
[3]
Location of electric, telephone, cable television, gas
and other energy-related lines.
[4]
Location and description of streetlighting.
(g)
Profile drawing requirements:
[1]
Drawings shall be prepared with horizontal scale of one
inch equals 50 feet and vertical scale of one inch equals 10 feet, unless
otherwise approved by the Planning Commission.
[2]
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.
[3]
The center-line profile of all proposed roads with dimensions
on vertical curves and notations as to gradient and critical elevations.
[4]
Detailed plans for bridges, culverts or similar structures.
[5]
The invert profile and location of all storm and sanitary
drainage structures (manholes, catch basins, etc.) in street rights-of-way,
drainage or other easements.
(h)
Recreation and community improvements:
[1]
Landscape plans prepared by registered landscape architect
or professional engineer indicating proposed changes in existing grades and
landscaping, including the following items: play areas, walkways, incidental
shelters, lighting, walls, new trees and shrubs (location, caliper and botanical
name) and other required improvements.
(i)
Final engineering report.
(5)
Certifications.
(a)
Certification of title showing that the applicant is
the owner or duly authorized agent of the owner.
(b)
Written offers of cession to the city for all proposed
public streets, rights-of-way and open spaces shown on the subdivision plat
and copies of agreements or other documents showing the manner in which open
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 Corporation Counsel as
to their legal sufficiency.
(c)
A certificate by the designated City Engineer certifying
that the subdivider has complied with one or both of the following alternatives:
[1]
All or part of the improvements have been installed in
accordance with the requirements of these regulations and with the action
of the Planning Commission granting approval of the preliminary plat; or
[2]
A performance bond or equivalent security has been posted
available to the city in sufficient amount to assure completion of all required
improvements.
(d)
Protective covenants and other appropriate devices in
form for recording.
(e)
Letters directed to the Chairman of the Planning Commission
and signed by a responsible official or any governmental authority or district
which must provide necessary utility service, approving the utility installation
design and assuring that adequate service will be available to accommodate
the needs of the subdivision.
(f)
A letter, in appropriate cases, directed to the Chairman
of the Planning Commission, signed by a responsible official of the State
Department of Transportation or the Montgomery County Highway Department approving
proposed construction and access on State or County rights-of-way, respectively.
(g)
Endorsement and approval by the New York State Health
Department for the plans for all water supply and sewage disposal facilities
shown on the final plat.
