A.
General site information shall describe or outline the
existing conditions of the site and the proposed development to the extent
necessary to supplement the location map and sketch plan. Information may
be required on existing covenants, land characteristics, available community
facilities and utilities and information describing the subdivision proposal,
such as the number of residential lots, the typical lot width and depth, price
range, business areas, playgrounds, parks and other public areas, proposed
protective covenants and proposed utilities and street improvements.
B.
The sketch plan on the topographic survey shall show, in simple sketch form, the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan may be a freehand pencil sketch made directly on a print of the topographic survey. In any event, the sketch plan should include either the existing topographic data listed in § 275-17A below or such of these data as the Council may require for its consideration of the proposed sketch plan, as well as the scale, North point and date.
A.
Existing conditions data shall include the following,
except when otherwise specified by the Council:
(1)
A key plan showing the location and boundaries of the
tract.
(2)
Property lines and easements: the location, width and
purpose of easements and existing platting, if a resubdividing project.
(3)
Streets on and adjacent to the tract, including all streets
shown in the Official Map: the name and right-of-way width and location; the
type, width and elevation of surfacing; any legally established center-line
elevations; and walks, curbs, gutters, bridges, culverts, etc.
(4)
Utilities on and adjacent to the tract: the location,
size and invert elevation of sanitary sewers, storm sewers, culverts, ditches
or other facilities for drainage; the location and size of water mains; and
the location of gas lines, fire hydrants, electric and telephone poles and
streetlights. If water mains and sewers are not on or adjacent to the tract,
indicate the direction and approximate distance to and the size of the nearest
ones, showing the invert elevation of sewers or culverts. Where drainage is
to be a natural watercourse or drainage ditch, the elevation of water in such
watercourse or ditch at the recognized flood stage shall be shown.
(5)
Ground elevations on the tract based on a datum plane
approved by the engineer (United States Geographical Survey recommended):
for land that slopes less than approximately 2%, spot elevations 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
approximately 2%, either contours with an interval of not more than five feet,
if the ground slope is regular and such information is sufficient for planning
purposes, or contours with an interval of not more than two feet, if necessary
because of irregular land or the need for more detailed data for preparing
plans and construction drawings.
(6)
Subsurface conditions on the tract, if required by the
Council: the location and results of tests made to ascertain subsurface soil,
rock and groundwater conditions, the depth to groundwater, unless test pits
are dry at a depth of five feet; and the location and results of soil percolation
tests, if individual sewage disposal systems are proposed.
(7)
Other conditions on the tract: watercourses, marshes,
rock outcrop, wooded areas, isolated preservable trees one foot or more in
diameter, houses, other buildings and other significant features.
(8)
Other conditions on adjacent land: the approximate direction
and gradient of the ground slope, including any embankments or retaining walls;
power lines and towers; and the owners of adjacent unplatted land. For adjacent
platted land, refer to the subdivision plat by the name, recording date and
number.
(9)
Land title and survey: the deed description according
to official records; the names and addresses of record owners; the map of
the survey of the tract boundary, including all pertinent bearings and distances,
made and certified by a registered land surveyor, tied into established city
reference points and, where possible, related to the state system of plan
coordinates; and notations stating the acreage, scale, North point, datum,
bench marks and date of survey.[1]
B.
The preliminary subdivision plan shall be at a scale of not more than 200 feet to the inch (preferred scale: one inch equals 100 feet). It shall show or be accompanied by the existing conditions data required above in § 275-16A and shall show all proposals, including the following:
(1)
Streets: the names, rights-of-way and roadway widths,
approximate grades and gradients, and similar data for alleys, if any.
(2)
Other right-of-way or easements: the location, width
and purpose.
(3)
The location of utilities, if not shown on other exhibits.
(4)
The lot lines, lot numbers and block numbers.
(5)
The sites, if any, to be reserved or dedicated for parks,
playgrounds or other public uses.
(6)
The sites, if any, for multifamily dwellings, shopping
centers, churches, industry or other nonpublic uses, exclusive of single-family
dwellings.
(7)
The site data, including the number of residential lots,
the typical lot size and acres in parks, etc.
(8)
The subdivision name or title, under which to be eventually
recorded; also the scale, North point and date; and the name and address of
the subdivider and designer.
C.
Other preliminary plans. When required by the Council,
the preliminary layout should include profiles showing existing ground surface
and proposed street grades, including extensions for a reasonable distance
beyond the limits of the proposed subdivision, typical cross sections of the
proposed grading, roadways and sidewalks; preliminary designs of any bridges
and culverts which may be required; a preliminary plan of the proposed water
mains to connect with the existing public water supply or alternative means
of water supply approved by the Health Department; a preliminary plan of the
proposed sanitary sewers, with grades and sizes indicated, connecting with
existing sanitary sewerage systems or alternative means of treatment and disposal
approved by the Health Department; and a preliminary plan for collecting and
discharging storm drainage. All elevations shall be based on a datum plane
approved by the engineer (United States Geological Survey recommended).
D.
Drafts of protective covenants whereby the subdivider
proposes to regulate land use in the subdivision and otherwise protect the
proposed development shall be included.
The final subdivision plat shall be printed on linen or canvas-backed
paper or drawn with pen and India ink on tracing cloth on sheets twenty by
forty (20 x 40) inches. The scale shall be 100 feet to the inch or larger.
Where necessary, the plat may be on several sheets, accompanied by an index
sheet showing the entire subdivision. For large subdivisions, the final plat
may be submitted for approval progressively in contiguous sections satisfactory
to the Council. The final plat shall show the following:
A.
The primary control points, approved by the engineer,
or descriptions and ties to such control points, to which all dimensions,
angles, bearings and similar data on the plat shall be referred.
B.
The tract boundary lines, right-of-way lines of streets,
easements and other rights-of-way, and property lines of residential lots
and other sites, with accurate dimensions, bearings or deflection angles and
radii, arcs and central angles of all curves.
C.
The name and right-of-way width of each street or other
right-of-way.
D.
The locations, dimensions and purposes of any easements.
E.
A number to identify each lot or site in numerical order
within blocks and a letter to identify each block.
F.
The purpose for which sites, other than residential lots,
are dedicated or reserved.
G.
The location and description of monuments (shown thus:
"X"), lot corner markers (shown thus: "O"), and bench marks (shown thus: "BM").
H.
The names of record owners of adjoining unplatted land.
I.
References to recorded subdivision plats or adjoining
platted land by record name, date and number.
J.
Certification by a registered land surveyor (including
his name, address, New York state license number and seal), certifying to
the accuracy of the survey and plat.
K.
Certification of the title, showing that the applicant
is the landowner.
L.
The water and sewer disposal requirements, with details
and certification of approval by the Health Department. Where any water- or
sewer line, water plant or sewage treatment plant is to be installed by the
developer outside existing districts, the establishment or enlargement of
a water district and/or a sewer district may be required.
M.
The title, scale, North point and date.
N.
Cross sections and profiles of streets, drains and sewers,
showing grades approved by the engineer. The profiles shall be drawn to standard
scales and elevations and shall be based on a datum plane approved by the
engineer (United States Geological Survey recommended).
O.
Statements by the engineer certifying that the subdivider
has complied with one of the following alternatives:
(1)
That all required improvements have been installed in
accord with these regulations and the requirements of the Council giving conditional
approval of the preliminary layout; or
(2)
That a bond or certified check has been posted, which
is available to the city and in sufficient amount to assure such completion
of all required improvements.
P.
Offers of cession by dedicating streets, rights-of-way
and any sites for public uses and agreements covering the improvement and
maintenance of unceded public spaces and the conditions and time limits, if
any, applying to site reservations.
Q.
A statement by the City Attorney approving as to legal
sufficiency all offers of cession, all covenants governing the maintenance
of unceded public open space and any action taken to establish or extend water
and/or sewer districts and also approving the sufficiency of any bond offered
in lieu of the completion of required subdivision improvements.
R.
Protective covenants, in form for recording, including
covenants governing the maintenance of unceded public spaces or reservations.
S.
Other requirements: such other certificates, affidavits,
endorsements or other agreements as may be required by the Council in the
enforcement of these regulations. In special cases where there are potential
hazards of flooding, dangers from mining operations or other hazards, in the
opinion of the engineer, the city may require the services of an independent
engineer or expert to recommend conditions under which the subdivision may
be approved. The expense of such engineer or expert shall be borne by the
subdivider.
