A.
Generally 10 prints of the preliminary plat, showing
contours, proposed road layout, proposed public improvements (pavement, drainage,
storm sewers, sanitary sewers, water service, etc.), zoning of adjacent properties,
boundaries of existing improvement districts, adjacent owners and location
plan shall be submitted to the Planning Board for conditional approval. Prints
of the preliminary development plat and such development forms as are required
by the Planning Board may be submitted to and reviewed by the Planning Board
with or without representation of the applicant.
B.
Signature of the Highway Superintendent required. The
aforesaid prints shall bear the signature of the Highway Superintendent as
an indication that he has reviewed the plat in consultation with the Town
Engineer and has no objection to the proposal.
Prints of the preliminary plat shall be distributed as follows:
A.
Existing conditions data. The preliminary plat shall
show or be accompanied by existing conditions data. Such existing conditions
data shall include the following, except when otherwise specified by the Planning
Board:
(1)
A key plan showing the location, including the name of
the Town or towns and the boundaries of the tract.
(2)
Property lines and easements: the locations, width and
purpose of easements and existing platting if the plat involves resubdividing
a project.
(3)
Streets on or adjacent to the tract, including all streets
shown on 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 and culverts where appropriate.
(4)
Utilities on or adjacent to the tract location: the size
and invert elevation of sanitary, storm and combined sewers; 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, the direction, distance to and size of the nearest
water mains and sewers, showing invert elevation of sewers, shall be indicated.
Where drainage is to be a natural watercourse, lake, swamp, sink or roadside
or drainage ditch, the elevation of water in such watercourse or ditch at
the recognized flood stage shall be shown. The Town Engineer will assist in
determining such recognized flood stage.
(5)
Ground elevations on the tract based on a datum plane
approved by the Town Engineer. 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 more than 100 feet apart in all directions,
shall be shown; for land that slopes more than approximately 2% either contours
at an interval of not more than five feet, if the ground slope is regular
and such information is sufficient for planning purposes, or contours at an
interval of not more than two feet, if necessary because of irregular land
or need for more detailed data for preparing plans, and construction drawings
shall be shown.
(6)
Subsurface conditions of the tract. If required by the
Planning Board, the location and results of tests made to ascertain subsurface
soil, rock and groundwater conditions; the depth of groundwater, unless test
pits are dry at a depth of five feet; and the location and results of soil
percolation tests if individual sewage systems are proposed.
(7)
Other conditions of the tract. Watercourses, marshes,
rock outcrop, wooded areas, isolated preservable trees one foot or more in
diameter, houses, other buildings and other significant features shall be
shown.
(8)
Other conditions on adjacent land: the approximate direction
and grading of the ground slope, including any embankments or retaining walls;
the character and location of buildings, railroad power lines, towers and
other nearby nonresidential land uses or adverse influences; the owners of
adjacent unplatted land. For adjacent platted land refer to the subdivision
plat by name and show the approximate percentage of buildup and the typical
lot size and dwelling type.
(9)
Photographs. If required by the Planning Board, photographs
shall state camera locations, directions of view and key numbers.
(10)
Zoning on and adjacent to the tract.
(11)
Proposed public improvements. Highways or other major
improvements planned by public authorities for future construction on or near
the tract shall be shown.
(12)
Land title and survey. A deed description according to
official records; the names and addresses of record owners; a map of survey
of tract boundary, including all pertinent bearings and distances made and
certified by a registered land surveyor, tied into established Town reference
points and, where possible, related to the state system of plane coordinates
established by Chapter 545 of the Laws of 1938; and notations stating the
acreage, scale, North point, datum, bench marks and date of survey shall be
shown.
B.
Scale of preliminary plat. The preliminary plat shall
be drawn at a scale of 100 feet to the inch, unless a different scale is approved
by the Planning Board.
C.
General preliminary plat data. The preliminary plat shall
show all proposals, including the following.
(1)
Streets: names, right-of-way and roadway width: approximate
grades and gradients; similar data for alleys, if any.
(2)
Other rights-of-way or easements; location, width and
purpose.
(3)
The location of utilities, if not shown on other exhibits.
(4)
Lot lines, lot numbers and block numbers.
(5)
Sites, if any, to be reserved or dedicated for parks,
playgrounds or other public uses.
(6)
Sites, if any, for multifamily dwellings, shopping centers,
churches, businesses or other non-public uses exclusive of single-family dwellings.
(7)
Minimum building setback lines.
(8)
Site data, including the number of residential lots,
typical lot size and acres in parks, etc.
(9)
The subdivision name or title under which the plat is
to be eventually recorded; also a scale and North point and the date and name
and address of subdivider and designer.
D.
Additional preliminary plat data.
(1)
When required by the Planning Board, the preliminary
plat data shall include the following information:
(a)
Profiles showing existing ground surface, finished lot
grades, in accordance with Town of Boston specifications, and proposed street
grades, including extensions for a reasonable distance beyond the limits of
the proposed subdivision.
(b)
Typical cross sections of proposed grading, roadway and
sidewalks.
(c)
Preliminary designs of any bridges and culverts which
may be required.
(d)
A preliminary plan of proposed water mains to connect
with existing public water supply or alternative means of water supply approved
by the County Health Department.
(e)
A preliminary plan of proposed sanitary sewers, with
grades and sizes indicated, connecting with existing sanitary sewerage systems
or alternative means of treatment and disposal approved by the County Health
Department.
(f)
A preliminary plan for collecting and discharging storm
drainage.
(g)
Proposals for streetlighting and street trees.
(2)
All elevations shall be based on a datum plane approved
by the Town Engineer.
(3)
Stormwater management plan. All new development of industrial
sites, subdivisions, planned unit development (PUD), commercial sites over
one acre and residential development over one acre shall include a stormwater
management plan. The stormwater management plan shall include, but not be
limited to, the predevelopment runoff, postdevelopment runoff, proposed retention
and/or detention facilities, erosion control during and after construction
and pollution mitigations. This includes submission of drainage calculations
with the stormwater management plan.
[Added 1-7-2004 by L.L. No. 2-2004]
E.
Deed restrictions. When required by the Planning Board,
the subdivider shall include with the preliminary plat data a draft of protective
covenants (deed restrictions) whereby the subdivider proposes to regulate
land use in the subdivision and otherwise protect the proposed development.
F.
Proposed zoning. The subdivider shall include with the
preliminary plat the proposed zoning of a subdivision if such zoning is different
from existing zoning. All property shall be zoned in the Zoning District that
first permits the use proposed by the developer.
Within 45 days after receipt of a preliminary plat that complies with
the provisions of these regulations by the Chairman of the Planning Board,
the Planning Board shall hold a public hearing, which hearing shall be advertised
at least once in a newspaper of general circulation in the Town at least five
days before such hearing.
Within 45 days after the date of the public hearing, the Planning Board
shall take action to conditionally approve, with or without modifications,
or disapprove such preliminary plat, and the ground for any modification required
and the ground for disapproval shall be stated upon the records of the Planning
Board. Failure of the Planning Board to act within such forty-five-day period
shall constitute a conditional approval of the preliminary plat.
The approved preliminary plat and any development forms required therewith
shall be signed by the Planning Board when proper. The action of the Board
relating to approval, conditional approval or rejection of the preliminary
plat shall be so noted, in writing, on three copies of said plat, to which
shall be attached reference statements of any conditions and requirements
determined by the Board in accordance with these regulations. One copy shall
be returned to the subdivider; one copy shall be filed with the Town Clerk.
After the preliminary plat is approved, the applicant shall petition
the Town Board for final action on any of the following:
