A.
Information. 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, prepared by a licensed design professional for subdivisions,
shall indicate the following:
(1)
A boundary map of the entire holding indicating 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.
(2)
Topographic contours at intervals of not more than
10 feet as approved by the Municipal Engineer.
(3)
The name of the owner and the names of all adjoining
property owners as disclosed by the most recent municipal tax records.
(4)
The Tax Map section, block and lot numbers.
(5)
All the utilities available and all streets which
are either proposed, mapped or built.
(6)
The proposed pattern of lots (including lot width and depth), street layout, recreation areas, systems of drainage, sewerage and water supply (see § 181-61A3) within the subdivided area but with reference to surrounding properties and street patterns.
(7)
All existing restrictions on the use of land, including
easements and covenants.
(8)
A location map at a minimum scale of one inch equals
800 feet to indicate the relationship of the proposed subdivision
to significant existing community facilities which will serve or influence
the layout, such as major traffic arteries, shopping areas, schools,
parks, employment centers, churches, etc. This map shall be drawn
to a scale suitable to indicate the above features as well as the
North point, scale and date.
(9)
Existing drainage features, e.g., culverts, marches,
ponds and streams, within the portion to be subdivided, including
a positive outlet.
(10)
Site conditions, such as rock outcrops, isolated
trees of over one-inch caliber and all trees over 24 inches in caliber,
orchards, hedges and other ornamental landscaping, wooded areas, existing
structures, stone walls, roads or lanes, power lines, easements and
other existing improvements within the portion to be subdivided and
within 200 feet thereof.
(11)
The zoning district or districts and bulk regulations.
(12)
Acreage of each land use and proposed density.
B.
Waivers. Where strict application of the provisions of § 181-60A would be undesirable, unreasonable or in conflict with subdivision policy, the Planning Board may, by resolution, waive part or all of such preapplication requirements. This waiver shall not apply to succeeding submissions unless so stated by the Board.
A.
In the case of a minor subdivision only, the subdivision
plat application shall include the following information:
(1)
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
(2)
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
tract shall also be located on the ground and marked by monuments
as approved by the Municipal Engineer and shall be referenced and
shown on the plat.
(3)
All on-site sanitation and water supply facilities
shall be designed to meet the minimum specification of the State Department
of Health, and a note to this effect shall be stated on the plat and
signed by a licensed engineer.
(4)
The proposed subdivision name and the name of the
municipality and County in which it is located.
(5)
The date, North point, map scale, name and address
of record owner and subdivider.
B.
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 sheet shall be of a legal filing size, acceptable
to the Orange County Clerk's Office.
The following documents shall be submitted for
approval of the major subdivision preliminary plat:
A.
Information on plat. Five copies of the preliminary
plat prepared by a licensed design professional as required by law
providing the following information:
(2)
Title block:
(a)
The name of the subdivision and the name of
municipality and County in which it is located.
(b)
The name and address of the subdivider and record
owner.
(c)
The name and address, license number and seal
and signature of the design professional who prepared the drawings.
(d)
The total acreage for entire tract and for each
zone district within the tract.
(e)
The total number of proposed lots.
(3)
Other notations on the map:
(a)
The date of the original preparation and of
each subsequent revision.
(b)
A 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 that survey.
(e)
Offers of dedication, statements establishing
easements and similar statements should be indicated on the drawing.
(4)
(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.
(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 to by 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 Municipal Engineer
and shall be referenced and shown on the plat.
(e)
The location and size or capacity of all other
utility structures, such as water and gas mains and power lines on
the subdivision and within 200 feet of its boundaries.
(f)
Marshes, ponds, streams and land subject to
periodic or occasional flooding or similar unstable conditions on
the subdivision and within 200 feet of its boundaries.
(g)
Subsurface data in accordance with the Orange
County Department of Health requirements.
[1]
The date, location and graphic representation
of findings for all test holes shall be provided, including the 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 a depth of 10 feet.
[2]
Locations shall include critical conditions
and areas where drainage structures requiring seepage are to be constructed.
(h)
Municipal 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)
The 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 V, Design Standards.)
(a)
Streets. The following information shall be
provided:
[1]
Name (to be checked prior to submission with
the Municipal 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 or public ways proposed by the developer.
[3]
Right-of-way width.
[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]
Grading and site plan showing existing and proposed
finished grades of buildings, driveways, lot corners, etc.
(c)
Easements, parks, restricted areas and other
improvements. The following information shall be provided:
[1]
Purpose and restrictions.
[2]
Designation of areas or rights-of-way which
are to be offered for public dedication or deeded to a homeowners'
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 proposed lines
and culverts and their profiles. Connection to existing lines or alternate
means of disposal shall be shown.
[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
water lines, 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
shall be shown.
(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 or the official map.
B.
Entire holdings. 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 200 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.
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 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
major subdivision final plat approval:
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 in conformance with requirements for
filing in the County Clerk's office, 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 arrow at the top of the plat, pointing up
or to the right. 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, provided for the
Board's stamp of preliminary and final approval; one box, two inches
by 3 1/4 inches, provided for signature of the Town Engineer; and
one box, 4 1//2 inches by two inches if referral to the Orange County
Department of Planning is mandated.
(2)
The lot map of the entire subdivision shall be the
same as that required on the preliminary plat with the following additions:
(a)
Lot layout. The following information shall
be provided:
[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 to the nearest
hundredth of a foot and bearings to the nearest second.
[3]
Building setback lines with dimensions, grades
and location of all proposed buildings.
[4]
Lot areas for each lot measured accurately to
the nearest square foot.
(b)
Special parcels. For special parcels, the following
information shall be provided:
[1]
A 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 to the
nearest one hundredth of a foot and bearings to nearest second.
[3]
Lot areas for each lot measured accurately to
the nearest square foot.
(3)
Survey data. The following survey data shall be provided:
(a)
Accurate subdivision perimeters boundary with
bearings and distances.
(b)
Survey tie-in with accurate bearings and distances
to the three nearest established street monuments or official monuments
which are within reasonable distance of the property. 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 Municipal Engineer and their location
noted and referenced upon the plat.
(c)
City, 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.
(d)
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.
(e)
Accurate dimensions to the nearest hundredth
of a foot and bearings to nearest second.
(f)
Monuments. The following shall be provided:
[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]
All lot corner markers (shown thus: O) shall
be permanently located satisfactorily to the Municipal Engineer, steel
rods at least one inch in diameter and at least 30 inches in length
and located in the ground to existing grade.
[5]
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 such intermediate
points as shall be required by the Municipal Engineer. (Monuments
shall be located at the beginning and end of each curve along the
center line 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 municipal 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
municipal specifications for such public improvements and utilities.
(3)
Basic drawing layout requirements are the same as those required for the preliminary plat (see § 181-62) and shall also include rights-of-way, gradients and directional arrows downhill.
(4)
Designs for water lines, sewers, streets, bridges
and drainage structures shall be prepared by a professional engineer
licensed to practice in the State of New York, or licensed land surveyor
granted special exemption under § 7208 of the State Education
Law.
(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 shall be as follows:
(b)
Sanitary 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 the location of
individual system with reference to house and water supply and a detailed
drawing of the proposed sanitary waste disposal unit.
(c)
The location of electric, telephone and television
cable and gas lines.
(d)
The location and description of outdoor lighting.
(7)
Plan and profile drawing requirements (plan at top
and corresponding profile at bottom of sheet) shall be provided.
(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 a notation as to gradient and
critical elevations shall be provided.
(d)
Detailed plans for bridges, culverts or similar
structures shall be provided.
(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 shall be shown.
(8)
Recreation and community improvements. The following
information shall be provided:
(a)
A landscape plan prepared by a licensed design
professional, indicating 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 and elevations or prospective rendering
by licensed design professional.
C.
Certifications. The following certifications are required:
(1)
Certification of title showing that applicant is owner.
(2)
Written offers of cession to the municipality of all
public streets, rights-of-way and open spaces shown on the plat and
copies of agreements 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 Municipal
Attorney as to their legal sufficiency.
(3)
A certificate by the Municipal 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 municipality in sufficient amount to assure completion of all
required improvements.
(4)
Protective covenants in form for recording.
(5)
Other data, such as certificates, 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
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 signed by a responsible official of the State
Highway Department or the Orange County Superintendent of Highways
approving proposed construction on state or County rights-of-way,
respectively.
