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 USGS datum.
(3)
The name of the owner and of all adjoining property
owners as disclosed by the most recent municipal tax records.
(4)
The Tax Map section, block and lot numbers.
(5)
All the utilities available, and all streets which
are wither proposed, mapped or built.
(6)
The proposed pattern of lots, street layout and recreation
areas, 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 (e.g., culverts, marshes,
ponds, and streams) within the portion to be subdivided and within
200 feet thereof.
(10)
Site conditions: approximate locations of rock
outcrops, 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.
B.
Waivers. Where strict application of the provisions of Article V, § 209-25A, 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 a minor subdivision only, the
subdivision plat application shall include the following information:
A.
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
B.
An actual field survey of the boundary lines of the
tract, 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 Municipal Engineer, and shall be referenced and
shown on the plat.
C.
All on-site sanitation and water supply facilities
shall be designed to meet the minimum specification of the State Department
of Health, and a note to this effect shall be stated on the plat and
signed by a licensed engineer.
D.
Proposed subdivision name and names of the municipalities
and counties in which it is located.
E.
The date, North point, map scale, name and address
of record owner and subdivider.
F.
The plat to be filed with the County Clerk shall be
printed upon linen or be clearly drawn in India ink upon tracing cloth.
The size of the sheet shall be 8 1/2 inches by 11 inches, or
34 inches by 42 inches.
The following documents shall be submitted for
approval of the preliminary plat:
A.
Information on plat: Ten copies of the preliminary
plat prepared by a licensed design professional as required by law
providing the following information:
(2)
Title block.
(a)
Name of the subdivision; name of municipality
and county in which it is located.
(b)
Name and address of the subdivider, and record
owner.
(c)
Name and address, license number and seal and
signature of the design professional who prepared the drawings.
(d)
Total acreage for entire tract and for each
zone district within the tract.
(e)
Total number of proposed lots.
(3)
Other notations on the map.
(a)
Date of original preparation and of each subsequent
revision.
(b)
Graphic scale of no less than 100 feet equals
one inch but preferably not less than 50 feet to the inch.
(c)
True or magnetic North point and the date taken.
(d)
Certification by the licensed land surveyor
that the boundaries, easements, encroachments, rights-of-way and topography
shown resulted from an actual land survey and/or aerial survey developed
through the process of photogrammetry and the date of that survey.
(e)
Offers of dedication, statements establishing
easements, and similar statement should be indicated on the drawing.
(f)
Zoning district, including exact boundary lines
of district, if more than one district, and any standards from the
Zoning Ordinance text applicable to the area to be subdivided.
(4)
(5)
Adjacent properties within 200 feet of the site which
are part of a recorded subdivision plat shall be identified by the
names of the owners of record, together with section, block and lot
numbers.
(6)
Boundaries of special districts (such as water, sewer,
fire, school, lighting, etc.).
(7)
Topographic contours at two-foot intervals referred
to the United States Coast and Geodetic Survey data of mean sea level.
(8)
Existing site conditions.
(a)
An actual field survey of the boundary lines
of the tract, 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 substantial
monuments of such size and type as approved by the Commissioner of
Public Works, and shall be referenced and shown on the plat.
(e)
Location and size or capacity of all other utility
structures, such as water and gas mains and power lines on the subdivision
and within 200 feet of its boundaries.
(f)
Marshes, ponds, streams, and land subject to
periodic or occasional flooding, or similar unstable conditions on
the subdivision and within 200 feet of its boundaries.
(g)
Subsurface data in accordance with the Orange
County Department of Health requirements.
[1]
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 groundwater
unless pits are dry at depth of five feet.
[2]
Locations shall include critical conditions
and areas where drainage structures requiring seepage are to be constructed.
(h)
Municipal or other public lands, lands designated
as parks, open spaces or for some other public use.
(i)
Buildings and other structures located on and
within 200 feet of the site.
(j)
Location of rock outcrops, wooded areas, isolated
trees with a diameter of eight inches or more as measured three feet
above the base of the trunk, and other significant existing features
for the proposed subdivision and adjacent property.
(9)
Proposed site development (see Article IV, Design Standards),
(a)
Streets.
[1]
Name (to be checked prior to submission with
the Municipal Clerk to avoid duplication).
[2]
The width and location of any streets or public
ways or places shown on the Official Map or the Master Plan, if such
exists, 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 grades.
[5]
Tentative center-line gradient shown in percent
of slope.
[6]
Plans and cross-sections showing the proposed
location and type of sidewalks, 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.
[7]
Preliminary designs of any bridges which may
be required.
(c)
Easements, parks, restricted areas and other
improvements.
[1]
Purpose and restrictions.
[2]
Designation of areas or rights-of-way which
are to be offered for public dedication or deeded to a homeowners'
association or other private corporation with clear indications of
proposed changes in grades and landscaping thereon. The Board may
require specific recreation 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
layout indicating the approximate location and size of proposed lines
and culverts and their profiles. Connection to existing lines 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, shall be shown with
red pencil on only two copies of the preliminary layout.
(e)
Preliminary water supply and sewage treatment
systems. The approximate location, size and profiles of all proposed
waterlines, valves, hydrants and sewer lines, and fire alarm boxes;
connection to existing lines or alternate means of water supply or
sewage disposal and treatment as provided in the Public Health Law.
(f)
Easements. Where the topography is such as to
make difficult the inclusion of any of the required facilities within
the public areas as laid out, the preliminary plat shall show the
boundaries of proposed permanent easements over or under private property,
which permanent easements shall not be less than 20 feet in width
and which shall provide satisfactory access to an existing public
highway or other public highway or public open space shown on the
subdivision or the official map.
B.
Entire holdings. If the application covers only a
part of the subdivider's entire holding, a map of the entire tract,
drawn at a scale of not less than 400 feet to the inch, showing an
outline of the platted area with its proposed streets and indication
of the probable future street system with its grades and drainage
in the remaining portion of the tract and the probable future drainage
layout of the entire tract shall be submitted. The part of the subdivider's
entire holding submitted shall be considered in the light of the entire
holdings.
C.
Covenants or deed restrictions: A copy of such covenants
or deed restrictions as are intended to cover all or part of the tract.
D.
Temporary markers. The Planning Board may require
the location of temporary markers adequate to enable the Planning
Board to locate readily and appraise the basic layout in the field,
including markers at corners of the site. 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.
E.
Waivers. If, owing to the special nature of the proposed
subdivision, the Planning Board finds that strict application of the
provisions 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 preliminary plat requirements. The Board
shall state in its findings those provisions which in its opinion
may be waived and the justification for such a waiver or waivers.
These waivers shall apply to final plat submission only where so noted
by the Board.
The following documents shall be submitted for
major subdivision plat approval:
A.
The plat to be filed with the County Clerk shall be
printed upon linen or be clearly drawn in India ink upon tracing cloth.
The size of the sheets shall be 8 1/2 inches by 11 inches or
34 inches by 42 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 of the map. When more than
one sheet is required, an additional index sheet of 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; two boxes two inches
by 3 1/4 inches provided for the Board's stamp of preliminary
and final approval; and one box 4 1/2 inches by two inches if
referral to the Orange County Department of Planning is mandated.
(2)
A 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. Numbers shall be circled and shall relate to
the Municipal Tax Maps.
[2]
Lot lines with accurate dimensions shall be
shown.
[3]
Building setback lines with dimensions, grades
and location of all proposed buildings where the Planning Board deems
necessary.
[4]
Lot areas for each lot measured accurately to
the nearest square foot.
(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 should
be shown.
[3]
Lot areas for each lot measured accurately to
the nearest square foot.
(3)
Survey data.
(a)
Accurate subdivision perimeter boundary with
bearings and distances.
(b)
City, 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, the deflection
angles, radii, length of curves and central angles of all 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 this
symbol and described.
[3]
Proposed new monuments or monuments to be reset
shall be shown with this symbol.
[4]
Monuments of a type approved by the Commissioner
of Public Works 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 Commissioner of Public
Works. (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 municipal 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
municipal 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. 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)
(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: See Town of
Wallkill Recreation Standards.
C.
Certifications.
(1)
Certification of title showing that applicant is owner.
(2)
Written offers of cession to the municipality 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 Municipal
Attorney as to their legal sufficiency.
(3)
A certificate by the Commissioner of Public Works
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; or
(b)
A bond or certified check has been posted available
to the municipality 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)
Letter directed to the Chairman of the Planning Board
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)
Letter in appropriate cases directed to the Chairman
of the Planning Board 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.
