The following documents shall be submitted for approval of the preliminary
plat of a major subdivision:
A. Information on plat. Six copies of the preliminary plat
prepared by a licensed design professional, as required by law, providing
the following information:
(1) The drawing sheet. If more than one sheet is required,
a clearly drawn "cut" line shall be shown on both sheets and on the key map.
(2) Title block.
(a) Name of the subdivision; name of the 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 the survey.
(e) Offers of dedication, statements establishing easements
and similar statements 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 Law text applicable
to the area to be subdivided.
(4) Key map.
(a) A key map, preferably at a scale of one inch equals 2,000
feet, shall be included on the plat which indicates the relationship of the
site to the following:
[1] Marshes, rivers, lakes and watercourses.
(b) "Cut" or match lines for two or more drawing sheets shall
be indicated within the site boundaries, with each section numbered according
to the corresponding sheet.
(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.
(a) Smaller or larger intervals may be required by the Planning
Board when advisable due to the terrain.
(b) Topographic and planimetric information shall extend
100 feet, or as necessary, beyond the subdivision boundary line.
(c) Proposed finished grades.
(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
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 Village Engineer and shall be referenced and shown on the
plat.
(b) Street rights-of-way and widening of rights-of-way in
the subdivision and within 200 feet of its boundaries.
[3] Center line elevations at intersections and other critical
points.
(c) Other rights-of-way and easements in the subdivision.
[3] Restrictions on use, if any.
(d) Drainage structures in the subdivision and within 200
feet of its boundaries.
[2] Location, invert elevations, gradients, types and sizes
of all pipe and of all other structures where applicable; direction of flow.
(e) Location and size or capacity of all other utility structures,
such as water and gas mains and power lines, in the subdivision and within
200 feet of the boundaries.
(f) Marshes, ponds, streams and land subject to periodic
or occasional flooding or similar unstable conditions in the subdivision and
within 200 feet of its boundaries.
[1] Location and area covered, indicating apparent high-water
level.
[2] Water line on date of survey and survey date.
[3] Maximum depth of water at critical points.
(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 conditions and depth
of 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) Village 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, General Requirements and Design Standards).
(a) Streets.
[1] Name (to be checked prior to submission with the Village
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 and
public ways proposed by the developer.
[4] Tentative center-line elevations at intersections and
at principal changes in gradient.
[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.
(b) Lot layout.
[1] Lot lines and dimensions, scaled to the nearest foot;
suggested location of buildings.
[2] Building setback line (dashed) and dimensions.
(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 home owners' 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 promised 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 map or the Official Map.
B. Entire holdings. If the application covers only 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 an indication of 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 holding.
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 the 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 final plat approval of
a major subdivision:
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 44 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 oriented with the North point at the top or to the right 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
shall be provided for the Board's stamp of preliminary and final approval
and one box 4 1/2 inches by two inches provided if referral to the Orange
County Department of Planning is mandated.
(1) The final plat shall be prepared by a licensed design professional in accordance with local and state laws and shall provide information noted in this section and in §§
103-23 and
103-25.
(2) Lot map of the entire subdivision shall be the same as
that required for 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 to
the nearest hundreth of a foot and bearings to the nearest five seconds.
[3] Building setback lines with dimensions, grades and location of all proposed buildings conforming to the buildable portion (see §
103-18) may be required for lots with problematical topography or groundwater conditions.
[4] Lot areas for each lot, measured accurately to the nearest
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 shall be shown.
[3] Lot areas for each lot, measured accurately to the nearest
square foot.
(3) Survey data.
(a) Accurate subdivision perimeters and boundary, with bearings
and distances.
(b) 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] Accurate location of all monuments tied by a minimum
of three distances to fixed physical features.
[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 Municipal 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 intermediate points as shall be required by the
Municipal Engineer. (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 Village 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 Village specifications for such
public improvements and utilities.
(3) Basic drawing layout requirements are the same as those required for the preliminary plat (see §
103-25) and shall also include rights-of-way, gradients and directional arrows downhill.
(4) Designs for waterlines, 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) Utility systems requirements.
(a) Water supply and distribution.
[1] Location of source on property or, where piped in, the
size of the supply main.
[2] Location and size of all distribution mains.
[3] Location of fire hydrants.
[4] Location of control valves.
(b) Sanitary and waste disposal system.
[1] Sanitary sewer system design shall be indicated in all
cases where public or private sewer connections exist or are proposed.
[2] Typical lot layout indicating location of individual
system with reference to house and water supply, and detailed drawing of proposed
sanitary waste disposal unit.
(c) Location of electric, telephone and television cable
and gas lines.
(d) Location and description of outdoor lighting.
(7) Profile drawing requirements.
(a) Drawings shall be prepared at an appropriate legible
scale. The following are recommended:
[1] Horizontal scale: one inch equals 40 feet.
[2] Vertical scale: one inch equals four feet, or other scale
approved by the Board.
(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.
(a) Landscape plan prepared by a licensed design professional
indicating the proposed changes in existing grades and landscaping, including
the following items: play areas, walkways, incidental shelters, walls, new
trees and shrubs (location and botanical name), tennis court, decorative pools
and all similar improvements.
(b) Clubhouse, swimming or wading pool and other major improvements:
plans, elevations or prospective rendering by licensed design professional.
C. Certifications.
(1) Certification of title showing that applicant is owner.
(2) Written offers of cession to the Village of all public
streets, rights-of-way and open spaces shown on the plat and copies of agreement
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 Village Attorney as to their legal sufficiency.
(3) A certificate by the Village Engineer 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 Village in sufficient amount to assure completion of all required improvements.
(4) Protection covenants in form for recording.
(5) Other data, such as certification, 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
and 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 and signed by a responsible official of the State Highway
Department or the Orange County Superintendent of Highways, approving the
proposed construction on state or county rights-of-way, respectively.