A.
The sketch plan shall consist of a drawing(s) which
illustrates the proposed subdivision and the issues which are inherent
to the site and complexity of the subdivision as follows:
(1)
Minor subdivision. The sketch plan can be based on
Tax Map information or some other similarly accurate base map at a
scale of no more than 200 feet to the inch to enable the entire ownership
of the subdivider to be shown on one sheet, and be accompanied by
a vicinity map at a scale of 800 feet to the inch.
(2)
Major subdivision. The sketch plan shall be at a scale
of 100 feet to the inch, including topographic information at a minimum
of five-foot contour intervals and be accompanied by a vicinity map
at a scale of 800 feet to the inch.
B.
Both minor and major subdivision shall show the following:
(1)
The location of that portion of the subdivider's ownership,
which is to be subdivided in relation to the whole, and the location
of nearby streets and roads.
(2)
All existing structures, wooded areas and permanent
and intermittent watercourses within the portion to be subdivided
and within 200 feet thereof.
(3)
The name of the owner(s) of the property to be subdivided
and of all adjoining property owners, as disclosed by the most recent
municipal tax records.
(4)
The Tax Map sheet, block and lot numbers, if available.
(5)
All available utilities and streets which are either
proposed, mapped or built.
(6)
The proposed lot layout, street layout, all watercourses
and wetlands and any proposed recreation or open space areas depicted
by metes and bounds, distances, lots numbered in sequence, lot area,
North arrow and scale indication, and other specifications as the
Zoning Administrator or the Planning Board may reasonably require
to facilitate Code compliance.
[Amended 8-2-2005]
(7)
All existing restrictions on the use of land, including
easements or covenants.
(8)
Sketch drainage plan (can be incorporated on layout
plan).
(9)
Sketch landscape plan (can be incorporated on layout
plan).
An application for minor subdivision plat approval
shall include:
A.
The plat to be filed with the County Clerk, printed
upon a plastic or Mylar polyester material. The size of the sheet
upon which the plat is drawn shall be either 20 inches by 20 inches
or 20 inches by 40 inches and shall show:
(1)
Proposed subdivision name, name of the town and county
in which it is located, and the names of all adjoining property owners.
(2)
North point, map scale, name and address of the subdivider,
the owner(s) of record and engineer or surveyor, if any, including
license number and seal.
(3)
The boundary lines of the tract and for each of the
lots therein offered for sale to the public, if any, the boundary
lines of such lots by actual field survey, giving complete descriptive
data by bearings and distances, made and certified to by a licensed
land surveyor, and bearing the date of the completion of the survey.
The corners of whatever part or parts of the tract may be offered
for sale to the public shall also be located on the ground and marked
by monuments as approved by the Planning Board and shall be as shown
on the plat.
(4)
The specific description and expiration date of any
outstanding variances granted for the lots, structures, vegetative
cutting or other aspects of the subdivision.
[Added 9-5-2000]
B.
Design of all proposed on-site sanitation and water
supply facilities, meeting the minimum specifications of the State
Department of Health and the Town Sanitary Code. Approvals of all
sanitary facilities proposed for each lot, including the location
of a proposed well (if public water supply is not being used) and
the location of the percolation test pits and extent of proposed sanitary
facilities (if public sewer is not available). Approval of each lot
for sanitation disposal by the Building Inspector or other appropriate
regulatory agency is required prior to approval of a minor subdivision.
C.
A copy of the deed(s) relating to the property to
be subdivided, and such proposed covenants or deed restrictions as
may be intended to apply to the property in whole or in part.
A.
An application for preliminary plat approval shall
include:
(1)
The preliminary plat, clearly marked "preliminary
plat," at a scale of not more than 100 but not less than 50 feet to
the inch, which shall show:
(a)
Proposed subdivision name or identifying title,
name of town and county in which it is located, and the names of all
adjoining property owners.
(b)
North point, map, scale, name and address of
subdivider, owner(s) of record, engineer or surveyor, including license
number and seal.
(c)
The boundary lines of the tract as determined
by actual field survey, giving complete descriptive data by bearings
and distances, made and certified to be a licensed land surveyor and
bearing the date of the completion of the survey. 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 Planning Board
and shall be shown on the plat.
(d)
Topographic contours at intervals of two feet, including elevations on existing roads an appropriate grading plan to include areas around typical lot layouts, as described in Subsection A(1)(l) in this section.
(e)
Location of existing structures, easements,
permanent and intermittent watercourses, wetlands, rock outcrops,
wooded areas and other significant existing features for the proposed
subdivision and adjacent property.
(f)
Location of existing sewers, water mains, culverts
and drains on the property, with pipe sizes, grades and direction
of flow.
(g)
The width and location of any streets or roads
within the area to be subdivided and the width, location and grades
of all streets or roads proposed by the subdivider.
(h)
The proposed lot lines with approximate dimensions
and area of each lot.
(i)
The approximate location and size of all proposed
waterlines, valves, hydrants and sewer lines, fire alarm boxes and
connections to existing lines. Alternate means of water supply or
sewage disposal and treatment shall be indicated.
(j)
Storm drainage plan indicating the approximate
location and size of proposed lines or ditches and their profiles,
connections to existing lines or ditches and any alternate means of
drainage.
(k)
Preliminary design of any proposed bridges or
culverts.
(l)
Typical lot layout(s), with building and on-site
sewage disposal system sites, well locations, driveways and tree clearing.
(m)
Typical clearing and grading cross-section for
construction of roads and installation of utilities.
(n)
Proposed recreational or open space areas, including
parcels of land proposed to be dedicated to public use.
(o)
Typical erosion control measures to be used
before, during and after construction of the subdivision.
(p)
The specific description and expiration date
for any outstanding variances granted for the lots, structures, vegetative
cutting or other aspects of the subdivision.
[Added 9-5-2000]
(q)
When more than one sheet is required, an additional
index sheet of the same size shall be submitted showing to scale the
entire subdivision with lot and block numbers clearly legible.
(2)
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 all existing streets, an outline
of the platted area with its proposed streets, and an indication of
the probable future street and drainage system (if any) in the remaining
portion of the tract with its grades and drainage.
(3)
Design of all proposed on-site sanitation and water
supply facilities, meeting the minimum specifications of the State
Department of Health and Town Sanitary Code.
(4)
A copy of such proposed covenants or deed restrictions,
as may be intended to apply to the property in whole or in part.
B.
If the proposed subdivision is a regional subdivision,
the subdivider may also be required to submit an analysis with supporting
data of the ability of the public to provide supporting services and
facilities which can reasonably be anticipated to be required, following
the approval of the project, and analysis with supporting data of
any benefits that might derive from the project, and plans the applicant
may have for future development related to the project and information
describing the applicant, evidence of his or its financial capacity
to complete the project and the professional names of advisors or
consultants engaged in respect to the project.
C.
A copy of the deed(s) relating to the property to
be subdivided, and such proposed covenants or deed restrictions as
may be intended to apply to the property in whole or in part.
D.
Timber harvesting/reforestation plan. When a subdivider
plans to harvest timber from a site to be subdivided in such a manner
as not to be considered clear-cutting, or when a subdivider plans
to submit plans for a site which has been harvested within the previous
two years, such subdivider shall submit, as part of the preliminary
plat application, a timber harvesting and/or reforestation plan as
follows:
(1)
Timber harvesting plan: The timber harvesting plan
shall be prepared by a professional forester and shall include a plan
of the proposed subdivision site at a scale consistent with the preliminary
plat plan. Such plan shall include:
(a)
The location of the property lines of the site
to be subdivided.
(b)
Topographic contours at ten-foot intervals.
(c)
Areas to be timbered.
(d)
Areas greater than 25% slope.
(e)
Wetlands, streams, drainageways.
(f)
Location of logging roads, staging areas, proposed
subdivision roads and building sites.
(g)
Anticipated basal area to be removed.
(h)
Anticipated basal area to remain.
(i)
Description of the general approach to timbering
the site, i.e., equipment to be used, cutting systems: i.e., selective
cutting and shelterwood seed-tree as they may apply to different areas
of the site and measurements to be taken to protect more sensitive
areas of the site, i.e., wetlands, steep slopes, drainageways, streams
and water bodies.
(2)
Guidelines for timber harvesting plan.
(a)
The timber harvesting plan shall generally comply
with the following standards:
[1]
Protection of standing timber and young trees
from fire and other destructive forces.
[2]
Prevention of damage to trees during logging
operations.
[3]
Provision for replanting the cleared land after
logging.
[4]
Partial cutting or selective logging shall be
the general standard of forest practice.
[5]
A minimum of 80 square feet to 100 square feet
of basal area per acre shall remain.
[6]
Sensitive areas such as drainageways, slopes
over 25%, wetlands and scenic areas should be avoided.
(b)
To this end the following adjustments may be
made during logging operations:
[1]
Timber destroyed by felling or damaged or destroyed
by skidding will require an adjustment of the quantity of timber selected
to remain to maintain minimum basal area.
[2]
All quantities of timber for harvesting and
remaining shall be based on vigorous healthy material. Unhealthy or
damaged timber cannot be included in the basal area of the timber
remaining.
(3)
Reforestation plan. When the Planning Board feels
that the site will be timbered to the extent that the general character
of the site has been altered, i.e., seed tree system, the subdivider
may be required to submit a reforestation plan. Such plans shall be
prepared by a professional forester or a licensed landscape architect
and shall include:
(4)
Guidelines for reforestation plan: The reforestation
plan shall generally comply with the following standards:
(5)
Implications of extensive timber harvesting: When
areas have been extensively harvested, other than the proposed subdivision
road and housing sites, or when sensitive areas have been harvested
exposing the site to erosion, siltation or scenic degradation, the
reforestation of those areas shall be considered the first phase of
the subdivision plan. Phase 2 shall be approved only after reforestation
measures are established as vigorous and healthy, two years after
installation of the plants.
A.
An application for major subdivision plat approval
shall include:
(1)
The plat to be filed with the County Clerk at a scale
no smaller than 100 feet to the inch, printed upon plastic or Mylar
polyester material. The size of the sheet upon which the plat is drawn
shall be either 20 inches by 20 inches or 20 inches by 40 inches and
shall show:
(a)
Proposed subdivision name or identifying title,
name of town and county in which it is located and names of all adjoining
property owners.
(b)
North point, map scale and name and address
of subdivider, owner(s) of record, engineer or surveyor, including
license number and seal.
(c)
The location of all boundary lines, easements,
right-of-ways, proposed street lines (their names and exact boundary
locations) and lot lines, as determined by actual field survey, including
the length and bearings of straight lines and length of radii of all
curves. All dimensions shall be shown in feet and decimals thereof.
Such survey shall be made and certified to by a licensed land surveyor
or engineer and the plat shall bear the date of the completion of
the survey. Referenced on the plat shall be:
[1]
Monuments set at all corners and angle points
of the boundaries of the original tract to be subdivided, all street
intersections, angles in the street lines, points of curve and such
other points as may be required by the Planning Board;
[2]
Monuments shall be substantial granite posts,
with a cross section on top, or concrete posts, four inches square.
Monuments shall be accurately set, not less than three feet in the
ground; and
[3]
Permanently lodged lot corner markers of at
least 24 inches in length, located in the ground to existing grade.
Stakes shall be rigid metal.
(d)
A list of all conditions related to the use
of the land, including conservation easements, remaining development
rights, and any special conditions as may be required by the Planning
Board.
(f)
A statement reading as follows: Approved under
authority of a resolution adopted ...................... by the Planning
Board of the Town of Bolton, New York. ................................,
Chairman.
(g)
The specific description and expiration date
for any outstanding variances granted for the lots, structures, vegetative
cutting or other aspects of the subdivision.
[Added 9-5-2000]
(2)
Construction drawings to be prepared at a scale approved
by the Building Inspector or as indicated below, shall show the following:
(a)
The stationing and tie-in of the center line
distances of streets with monuments and other points.
(b)
The locations and widths of all streets, pavements,
curbs, sidewalks or sidewalk areas, easements, parks and other open
spaces, the proposed names of all streets and the radii of all curves
in street lines.
(c)
Topographic contours, at intervals of two feet
or as required by the Board, including elevations on existing roads
and final grading plan.
(d)
Location of existing structures, easements,
permanent and intermittent watercourses, wetlands, rock outcrops,
wooded areas, single trees with a diameter of 24 inches or more as
measured at a height 4 1/8 feet above the ground at the base
of the tree, and other significant existing features for the proposed
subdivision and 50 feet outside the perimeter of the property to be
subdivided.
(e)
Location of existing sewers, water mains, culverts,
and drains on the property, with pipe sizes, grades and direction
of flow.
(f)
The location and size of all proposed water
lines, valves, hydrants and sewer lines, fire alarm boxes and connections
to existing lines.
(g)
The location and species of street trees if
retained within the right-of-way or proposed to be planted by the
subdivider.
(h)
Storm drainage plan indicating the location
and size of proposed lines or ditches and their profiles and connections
to existing lines and ditches, and method of disposal of the collected
stormwater.
(i)
Any other proposed underground utilities.
(j)
Final design of any proposed bridges or culverts.
(k)
All recreational or open space areas, including
parcels of land proposed to be dedicated to the town.
(l)
Typical lot layout(s) with building and on-site
sewage disposal sites, well locations and driveways.
(m)
Typical clearings and grading cross sections
for construction of roads, including full right-of-way width showing
character, width and depth of subbase, location of utilities, character
and dimension of sidewalk and curb (if any), drainageways and side
slope grading.
(n)
Cross sections of intersections and other special
sections showing details of surface drainage.
(o)
Title under which the proposed subdivision is
to be recorded, with the names of the owner, engineer and land surveyor,
together with seal and license number of the engineer and land surveyor.
(p)
Date, north point and scale of drawings.
(q)
Profiles showing original ground surface and
finished street surface at center lines of all streets, percentage
of grades of streets, stationing and elevations of all PC's, PI's,
PT's and of proposed sewers, drains, culverts, manholes and other
features. Invert elevations and slopes of sewers and drains, and both
surface and invert elevations of manholes shall be indicated. Profiles
shall be drawn to a scale of four feet to one inch vertical and 40
feet to the inch horizontal. The stationing shall show accurate center
line distances. The elevations of original ground surface shall be
to the nearest tenth of a foot and of fixed points to the nearest
hundredth of a foot. All elevations shall be based on the USGS datum.
(r)
Design of all proposed on-site sanitation and
water supply facilities meeting the minimum specifications of the
State Department of Health and the Town Sanitary Code.
(s)
Each lot shall locate the proposed well (if
public water supply is not used), and the location of the percolation
test pits and extent of proposed sanitary facilities (if public sewer
is not available). Approval of each lot for sanitary disposal system
by the Building Inspector or the appropriate regulatory agency is
required prior to final approval of a major subdivision.
(3)
A clearing plan to be prepared at a scale approved
by the Building Inspector shall show the following details:
(a)
Existing vegetation prior to any clearing of
the site for site investigation purposes.
(b)
Areas of vegetation removed from the site for
investigation purposes.
(c)
Location of roadways, underground or overhead
utilities not in roadways, limits of grading, proposed location of
any buildings, septic systems, wells and driveways and any other improvements
which might require clearing.
(d)
Areas where slopes are greater than 25%.
(e)
Limits of proposed clearing of trees.
(f)
Measures to be taken to protect remaining trees,
including details.
(4)
An erosion control plan to be prepared at a scale
approved by the Building Inspector shall show the following:
(a)
A generalized grading and drainage plan. (Does
not require spot grades or slope designation).
(b)
Any phasing of tree removal and/or construction.
(c)
Proposed erosion control measures, including
scheduling and phasing during the site preparation, site construction
and post construction.
(d)
Details of all erosion control measures.
(5)
Reports and additional information:
(a)
Drainage report demonstrating that no increased
runoff will be generated by construction of the subdivision, including
any proposed buildings.
(b)
Copies of all easements or rights-of-way agreements
required by the Planning Board.
(c)
If the subdivision is to be managed by a homeowners
association or condominium, copies of their regulations and agreements
indicating any restrictions required by the Planning Board. If the
subdivision is to be sold fee simple, copies of deeds indicating any
restrictions required by the Planning Board.
(d)
If recreation land is to be dedicated to the
town, a copy of the agreement or deed transferring such land, such
offers, deed agreements or other documents shall bear the approval
of the Town Attorney, as to their legal sufficiency.
(e)
Construction schedule and agreement with the
town for inspection of all public improvements.
(f)
Any reports or documents pertaining to approvals
by other agencies.
(g)
Prior to final approval, all fees, bonds, special
accounts and other monies shall be transmitted to the Town Clerk.
