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 plan shall be submitted, showing the
following information:
A. 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.
B. All existing structures, wooded areas, streams and other
significant physical features, within the portion to be subdivided and within
200 feet thereof. If topographic conditions are significant, contours shall
also be indicated at intervals of not more than 10 feet.
C. The name of the owner and of all adjoining property owners
as disclosed by the most recent municipal tax records.
D. The Tax Map sheet, block and lot numbers, if available.
E. All the utilities available, and all streets which are
either proposed, mapped or built.
F. The proposed pattern of lots (including lot width and
depth), street layout, recreation areas, systems of drainage, sewerage, and
water supply [see § 170-22A(3)] within the subdivided area.
G. All existing restrictions on the use of land, including
easements, covenants, or zoning lines.
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 Town 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 specifications 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. The proposed subdivision name; name of the Town and county
in which it is located.
E. The date, North point, map scale, name and address of
the record owner and subdivider.
F. The applicant shall comply with all the requirements
of the State Environmental Quality Review Act as directed by the Board.
G. The final plat to be filed with the Albany County Clerk
shall comply with § 334 of the New York State Real Property Law.
The following documents shall be submitted for preliminary plat approval
for major subdivisions:
A. Five copies of the preliminary plat prepared at a scale
of not more than 100 but preferably not less than 50 feet to the inch, showing:
(1) The proposed subdivision name, name of the Town and county
in which it is located, date, true North point, scale, name and address of
record owner, subdivider and engineer or surveyor, including license number
and seal.
(2) The name of all subdivisions immediately adjacent and
the name of the owners of record of all adjacent property.
(3) The zoning district, including the exact boundary lines of the district, if more than one district, and any proposed changes in the zoning district lines and/or the text of Chapter
190, Zoning, applicable to the area to be subdivided.
(4) All parcels of land proposed to be dedicated to public
use and the conditions of such dedication.
(5) The location of existing property lines, easements, buildings,
watercourses, marshes, rock outcrops, wooded areas, single trees with a diameter
of eight inches or more as measured four feet above the base of the trunk,
and other significant existing features for the proposed subdivision and adjacent
property.
(6) The location of existing sewers, water mains, culverts
and drains on the property, with pipe sizes, grades and direction of flow.
(7) Contours with intervals of five feet or less as required
by the Board, including elevations on existing roads; approximate grading
plan if natural contours are to be changed more than two feet.
(8) The width and location of any streets or public ways
or places shown on the Official Map or the Town of Berne Comprehensive Land
Use Plan, if such exists, within the area to be subdivided, and the width,
location, grades and street profiles of all streets or public ways proposed
by the developer.
(9) The approximate location and size 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; profiles of all proposed water and sewer
lines.
(10) A storm drainage plan indicating the approximate location
and size of proposed lines and their profiles; connection to existing lines
or alternate means of disposal.
(11) Plans and cross-sections showing the proposed location
and type of sidewalks, street lighting 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 sub-base, the location of manholes,
basins and underground conduits.
(12) Preliminary designs of any bridges or culverts which
may be required.
(13) The proposed lot lines, with approximate dimensions and
area of each lot.
(14) 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.
(15) An actual field survey of the boundary lines of the tract,
giving complete descriptive data by bearings and distances, made and certified
to be a licensed land surveyor. The corners of tract shall also be located
on the ground and marked by substantial monuments of such size and type as
approved by the Town Engineer, and shall be referenced and shown on the plat.
B. 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. A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
D. Information required for preservation and protection of natural areas. A report on the planning approach, techniques, and specifications used and proposed to be used by the subdivider to meet the objectives of §
170-19 shall be submitted with the preliminary plat for major subdivisions. This report shall be accompanied by a series of overlays at the same scale as the preliminary plat and shall contain at least the following information:
(1) A soils map with interpretations indicating applicable
limitations (for example high-water table, high erosion qualities, low permeability,
stability, etc.) such as prepared by the U.S. Soil Conservation Service and
available through the Albany County Soil and Water Conservation District.
(3) Streams, drainageways, watercourses, water bodies and
wetlands.
(4) Areas subject to flooding in a one-hundred-year-frequency
storm.
(5) A vegetation map clearly showing the types of vegetation
such as open meadow, small scrub, major forest by type, and single trees with
a diameter of eight inches or more as measured four feet above the base of
the trunk.
(6) A slope map showing areas with slopes of 0% to 3%; 3%
to 8%; 8% to 15%; 15% to 25% and over 25%.
(7) Other significant natural features such as views, unique
or interesting geological formations and historic or archaeological sites.
E. State Environmental Quality Review Act. The applicant
shall comply with all the requirements of the State Environmental Quality
Review Act as directed by the Board.
The following documents shall be submitted for final plat approval for
major subdivisions:
A. The final plat to be filed with the Albany County Clerk
shall comply with § 334 of the New York State Real Property Law.
The plat shall show:
(1) The proposed subdivision name or identifying title and
the name of the Town and county in which the subdivision is located, the name
and address of record owner and subdivider, name, license number and seal
of the licensed land surveyor.
(2) Street lines, pedestrian ways, lots, reservations, easements
and areas to be dedicated to public use.
(3) Sufficient data acceptable to the Town Engineer to determine
readily the location, bearing and length of every street line, lot line, boundary
line, and to reproduce such lines upon the ground. Where applicable, these
should be referenced to monuments included in the state system of plane coordinates,
and in any event should be tied to reference points previously established
by a public authority.
(4) The length and bearing of all straight lines, radii,
length of curves and central angles of all curves, tangent bearings shall
be given for each street All dimensions and angles of the lines of each lot
shall also be given. All dimensions shall be shown in feet and decimals of
a foot. The plat shall show the boundaries of the property, location, graphic
scale and true North point.
(5) The plat shall also show the proper designation thereon
of all public open spaces for which deeds are included and those spaces title
to which is reserved by the developer. For any of the latter, 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.
(6) All offers of cession and covenants governing the maintenance
of unceded open space shall bear the certificate of approval of the Town Attorney
as to their legal sufficiency.
(7) Lots and blocks within a subdivision shall be numbered
and lettered in alphabetical order in accordance with the prevailing Town
practice.
(8) Permanent reference monuments shall be shown, and shall
be constructed in accordance with specifications of the Town Engineer. When
referenced to the state system of plane coordinates, they shall also conform
to the requirements of the State Department of Transportation. They shall
be placed as required by the Town Engineer and their location noted and referenced
upon the plat.
(9) All lot corner markers shall be permanently located satisfactorily
to the Town Engineer at least 3/4 inch (if metal) in diameter and at least
24 inches in length and located in the ground to existing grade.
(10) Monuments of a type approved by the Town Engineer 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 Town Engineer
B. Construction drawings, including plans, profiles and
typical cross-sections, as required, showing the proposed location, size and
type of streets, sidewalks, street lighting standards, street trees, curbs,
water mains, sanitary sewers and storm drains, pavements and sub-base, manholes,
catchbasins and other facilities.