A.
A rough scaled sketch plan shall be drawn on paper
or other suitable material at a standard scale of not more than 200
feet to one inch. It shall show the following information:
(1)
The name of proposal, including name and address of
the subdivider(s), a written, clear statement of subdivider's intent
and letter of disclosure.
(2)
North point, graphic scale, date and general location
map. The North point should be in the upper right-hand corner of each
sheet, and the direction of North should be either to the top of each
page or to the right-hand side of each page.
(3)
If the subdivider intends to develop the tract in
stages, the entire tract shall nevertheless be included in the sketch
plan with anticipated stages and timing indicated and estimates of
population and dwelling units by type for each stage and an equivalent
population estimate for areas not proposed for residential development
(for sewage refer to County Department of Health for standards). All
other lands contiguous to the proposal owned by the subdivider shall
be shown on the map with the approximate acreage.
(4)
Ground contours for the parcel and parcels adjacent
to and within 200 feet of the tract to be subdivided at intervals
of not more than five feet of elevation, and all pertinent topographic
features within the site and the adjoining tract, including existing
and proposed buildings, environmental features such as steep slopes,
watercourses, water bodies, wetlands and wooded areas. Features to
be retained in the subdivision, or those to be removed, should be
so indicated.
(5)
Statement as to proposed source of water supply and
method of sewage disposal. If the proposal is not to be served by
a public sewer system, the subdivider is encouraged to review the
Soils Survey for Monroe County New York, published by the Soils Conservation
Service, to get a general idea of subsurface problems he may encounter.
(6)
The approximate lines of proposed streets, lots and
neighborhood recreation areas or other permanent open space.
(7)
Indication of the zoning of the tract and any other
legal restrictions of use.
(8)
Names of owners of adjacent lands or names of adjacent
subdivisions and the tax account numbers of all adjacent parcels.
(9)
A location map showing the boundaries of the tract
in relation to adjoining streets; and, schematically, the locations
of the nearest water, power and sewer line.
(10)
The proposal's relationship to all local plans, including
open space plans.
(11)
The general conditions of the entire site proposed
for subdivision or its location with respect to a floodway or floodplain.
For further information consult the Town of Brighton National Flood
Insurance Rate Maps or Flood Boundary - Floodway Maps .
B.
Any of these specifications can be waived by the Commissioner
of Public Works or designee.
The preliminary plat shall be drawn on one or
more sheets of tracing material and shall be clearly marked as "preliminary
plat." The preliminary plat shall be drawn at a standard scale of
no smaller than 50 feet to one inch and shall include the information
listed below. If more than one sheet is required to show an entire
tract, an index map shall be provided. When the subdivider is someone
other than the owner, an affidavit by the owner of the land consenting
to the application and proof of ownership shall be submitted at this
time. An overall plan is needed at a scale of 200 feet to one inch.
B.
Existing streets immediately adjoining and within
the tract to be subdivided and the distance to the nearest major street
intersection.
C.
Existing drains, water lines and sanitary sewers nearby
and within the tract to be subdivided, with their locations, sizes,
types and approximate elevations and gradients, using mean sea level
as datum plan. Existing easements for such facilities should also
be shown as should proposed easements.
D.
A statement as to proposed source of water supply
and method of sewage disposal, to include a statement as to who will
own the water and sewer systems, a conceptual layout of each system,
whether necessary districts are formed or are in process, the receiving
sewage treatment plant, the lines, dimensions and purpose of all utility
easements, including properly placed fire hydrants, and preliminary
design of bridges and culverts. Where water mains are not looped,
blowoff valves or hydrants shall be provided. If the sanitary systems
are to be individual on-site ones and the concept plan stage was not
utilized, the subdivider should have his engineer or other qualified
person conduct deep-hole and percolation tests on the site, witnessed
by the Monroe County Department of Health, in the approximate locations
where the individual sewage disposal system might be located.
E.
A tracing overlay showing all soils and their classifications,
and those areas, if any with moderate to high susceptibility to erosion
for areas with potential erosion problems. The subdivider shall also
include any description and outline of existing vegetation.
F.
A separate drainage report, including calculations
for runoff and pipe and channel sizing, which will clearly indicate
the disposal and flood hazard preventions (when necessary) and how
all runoff will be handled during grading and development operations,
and erosion and sedimentation prevention measures. Design of stormwater
mitigation facilities shall be as specified in the Town of Brighton
Minimum Specifications for Dedication[1] and elsewhere in this chapter, and conform to the requirements
of the Irondequoit Watershed Collaborative whenever possible and in
lieu of employing other methods.
[Amended 6-26-2002 by L.L. No. 4-2002]
[1]
These specifications are on file in the Department
of Public Works office.
G.
The approximate lines and gradients of proposed streets
and sidewalks, and the names of proposed streets.
H.
A preliminary grading plan of the site at a contour
interval of one foot, showing locations and approximate size of cuts
and fills and cross sections for any final grading steeper than three
horizontal to one vertical, or where the cut or fill will be more
than five feet. Where no sketch plan is submitted, the preliminary
plat will also include a topographic map showing the site and 200
feet of the adjacent properties at five-foot intervals.
I.
The approximate lines of proposed lots, the acreage
or square footage contained in each lot and individual lot numbering.
If a proposed lot contains one or more existing buildings, the proposed
yard dimensions for such buildings shall be indicated. Also included
should be a typical lot layout with building and on-site sewage systems
sites, driveway location, including length and width, geometrics and
sight distances on existing roads, when appropriate.
J.
The approximate locations and dimensions of areas
proposed for neighborhood parks or playgrounds or other permanent
open space within the subdivision.
K.
The location of any municipal boundary lines, existing
special service district lines and zoning district lines within the
tract.
L.
Indications of any nonconforming lots, showing the
required and actual areas, yards and setbacks, as applicable, as well
as the need for any special permits. Also, a copy of any deed restrictions
or covenants as may apply to any or all portions of the subdivision
shall be included.
M.
The type and location of any confirmed waste disposal
materials of any nature.
N.
The location and quality of water bodies directly
affected by and adjacent to the project and finish or design water
levels.
O.
An environmental assessment form shall be provided.
Also, whether the proposal requires any state or federal permit, and
why, shall be indicated.
P.
The location of buffers required either during or
after construction is completed and reasons for buffer and location
of other proposed vegetation. Developments with five or more lots
shall have a landscape plan included.
Q.
The location, size and type of proposed lighting and
anticipated signs, if any.
R.
The water source and method for fire protection.
S.
Any type of development in a special flood hazard area must have a development permit. The following information is required: name and address of applicant; location sketch of project; a site plan showing all existing structures, water bodies, adjacent roads and lot dimensions; development plans drawn to scale; elevation of the lowest floor (including basements); a description of any streams which may be impacted by the development and how that impact will be mitigated; the one-hundred-year flood elevation from the FIRM or from a registered professional engineer; or any other information required pursuant to the Chapter 211, Flood Damage Prevention, of the Brighton Comprehensive Development Regulations.
T.
Noise decibel readings for property adjacent to expressways
along roads where reversed frontage lots are proposed and residential
subdivision proposals adjacent to industrial development. Readings
adjacent to expressways shall be taken by the New York State Department
of Transportation (NYSDOT). Readings adjacent to industrial development
and other roads shall be taken by either a Town official, NYSDOT or
a responsible private agency specializing in this area; the report
shall include recommendations to alleviate the problem. In both cases,
recommendations made for buffering these noise and sight nuisances
shall be available for requirements to be met by the subdivider before
approval is granted. Such control measures shall be stipulated as
part of the plan.
U.
Adequacy and arrangement of vehicular traffic access,
parking and circulation.
V.
Any special districts or associations responsible
for such items as sidewalks, retention facilities, lighting, common
areas and buffers and linkages. Details on development and maintenance
responsibilities for these facilities shall be included.
The subdivision plat shall be drawn in ink on
Mylar or material equally acceptable for filing with the Monroe County
Clerk and shall give sufficient survey data to readily determine the
location, bearing and length of all lines shown thereon to permit
the reproduction of such lines upon the ground. The subdivision plat
submission shall be composed of three parts, namely, construction
sheet, record sheet and drainage report, as described in the subsections
that follow.
A.
Subdivision plat construction sheet. The construction
sheet shall not be larger than thirty-four by forty-four (34x44) inches
in size and shall be drawn at a scale of 50 feet to one inch and show
the information listed below. Where more than one sheet is required
to show the entire development, a key sheet shall be provided. All
data shown on the construction sheet shall be in accordance with the
requirements of the Town Engineer and the construction specifications
of the Town.
(2)
The lines of existing and proposed streets and sidewalks
immediately adjoining and within the subdivision.
(3)
The proposed names of existing and proposed streets.
(4)
Typical cross sections of proposed streets.
(5)
Profiles of proposed streets, at suitable vertical
scale showing finished grades in relation to existing ground elevation.
(6)
The layout of proposed lots, including lot numbers.
(7)
The location and size of any existing and proposed
sewers (stormwater or sanitary), water mains and pipes on the property
or into which any connection is proposed.
(8)
Provisions for water supply and sewage disposal, and
evidence that such provisions have received approval of the Monroe
County Department of Health.
(9)
Locations of survey monuments. Before acceptance of
the dedication of the highways, a certificate by a licensed land surveyor
must be filed certifying that the above monuments have been placed
where indicated on the map at the appropriate stage of construction
as determined by the Town Engineer. Said monuments are to be related,
where applicable, the Monroe County Monumentation Law and coordinated
with the Monroe County Department of Engineering Survey Office.
(10)
Plan and typical cross sections of proposed
sidewalks, if any.
(11)
Development plan, including landscaping, for
any proposed neighborhood park or playground within the subdivision.
(12)
A planting plan for street trees, where required,
indicating the location, varieties and minimum size of trees to be
planted and of existing trees to be preserved as street trees.
(13)
Brief specifications, or reference to Town standards,
for all facilities to be constructed or installed within the subdivision.
(14)
Certification by a professional engineer or
a land surveyor, licensed to practice in the State of New York, as
evidence of professional responsibility for the preparation of the
construction sheet.
[Amended 5-22-1996 by L.L. No. 2-1996]
B.
Subdivision plat record map. Unless the Monroe County
Clerk specifies otherwise, the record sheet shall be seventeen by
twenty-two (17 x 22), or twenty-two by thirty-four (22 x 34), or thirty-four
by forty-four (34 x 44) inches in size and shall be drawn on linen
at a scale of 50 feet to one inch and show the information listed
below. Where more than one sheet is required to show the entire development,
an index map to scale showing all sections shall be provided.
(2)
The boundaries of the subdivision and information
to show the location of the subdivision in relation to surrounding
property and streets, including names of owners of adjacent land or
names of adjacent subdivisions is required. In whatever manner that
is practical pursuant to the Monroe County Monumentation Law, the
subdivision boundary shall be referenced from two directions to establish
United States Coast and Geodetic Survey monuments, New York State
Plane Coordinate monuments, New York State Department of Transportation
control monuments along expressways or Monroe County Geodetic Survey
monuments. In the event that such monuments have been obliterated,
the subdivision boundary shall be referenced to the nearest highway
intersections or previously established monuments of subdivisions
or public lands. Any combination of types of reference points may
be accepted which would fulfill the requirement of exact measurements
from the subdivision boundary to reference points previously established
for or by a public agency.
(3)
The lines of existing and proposed streets and sidewalks
within the subdivision and their existing or proposed streets and
sidewalks on adjoining properties.
(4)
The lines and dimensions of proposed lots, which shall
be numbered. If a proposed lot contains one or more existing buildings,
the yard dimensions for such buildings shall be indicated. Existing
buildings outside the limits of the plat but within 75 feet of any
proposed street or 25 feet of any proposed lot line shall also be
shown.
(5)
The lines and purposes of existing and proposed easements
immediately adjoining and within the subdivision.
(6)
The lines, dimensions and areas in square feet of
all property that is proposed to be reserved by deed restriction or
covenant for the common use of the property owners of the subdivision
or for any other reason.
(7)
The location of monuments to be placed within the
subdivision based on guidance by the Monroe County Department of Engineering
Survey Office.
(8)
The locations of existing and proposed water supply
lines, storm sewers and sanitary sewers within the subdivision.
(9)
The locations of any municipal and zoning boundary
lines within the subdivision.
(10)
Written statements as to:
(a)
The zoning of the property within the subdivision.
(b)
Compliance of the proposed lots with zoning
requirements. If any lots do not comply but are covered by zoning
variances, the statement should include reference to such variance
or, if variances are needed, such should be stated along with the
nature of the variance(s) and location(s).
(11)
Seal and certification by a licensed professional
engineer or a licensed land surveyor as evidence of professional responsibility
for the preparation of the record sheet and a place for the liber
and page where filed.
(12)
Offers of dedication to the municipality of
any open space, recreation, road or other improvement and these facilities
to be retained by the subdivider, including the method of maintenance
and improvement thereof. Such offers shall be received and approved
by the Municipal Attorney as to their legal sufficiency.
C.
Subdivision drainage plan. This plan shall be on a
separate sheet of the same size and scale at the record sheet and
shall provide the following information:
(1)
Plans, profiles and typical and special cross sections
of proposed stormwater drainage facilities.
(2)
Supporting final design data and copies of computations
used as a basis for the design capacities and performance of the drainage
facilities.
(3)
Subdivision grading plan developed to a suitable contour
interval, with grading details to indicate proposed street grades
and building site grades and elevations through the subdivision. The
contour interval of the grading plan shall be one, two or five feet
(vertical), the selection to result in a horizontal distance between
contour lines of not more than 100 feet. All grades shall be referenced
to United States Coast and Geodetic Survey datum.
(4)
If the subdivision is within or adjacent to the special
flood hazard area of any body of water, a detailed analysis to the
area with respect to floodplain management and land use will be included
in the subdivision drainage plat report.
(5)
Any requirements concerning drainage that are now
in or are from time to time incorporated in the Comprehensive Development
Regulations of the Town of Brighton.
(6)
Location of all buildings proposed.
(7)
Number of each lot.
(8)
Location and means of controlling erosion within the
project limits.
(9)
Slope stabilization details.
(10)
Stormwater detention basins.
D.
Monroe County filing requirements. To facilitate the
filing of the subdivision or resubdivision maps with the County of
Monroe, the following are required:
(1)
If there are any new streets, the form entitled "Application
for Approval of Plat," shall be submitted. This form can be obtained
from the Monroe County Clerk's office.
(2)
A tax search and fee shall be made as required by
the Monroe County Treasurer's office.
(3)
An original tracing in linen or Mylar, plus five prints
at the time the map is filed.
(4)
Any map fronting on a county highway must be submitted
to the County Department of Transportation for its approval and must
have the standard drainage note and reservation for future highway
purposes. (Fifteen and twenty-five-hundredths feet on a forty-nine-and
one-half-foot-wide highway and seven feet on a sixty-six-foot-wide
highway.)
(5)
Map sizes shall be one of the following: seventeen
by twenty-two (17 x 22) inches, twenty-two by thirty-four (22 x 34)
inches or thirty-four by forty-four (34 x 44) inches.
(6)
Surveyor's seal and certification must be on the tracing
and a professional engineer's signature and seal, if complex engineering
is proposed. This seal must be legible, not smudged, or the County
Clerk will not accept it for filing.
(7)
Original tracing must be signed by the following agencies
when their review is germane to the proposal in this order: New York
State Department of Transportation, Monroe County Water Authority,
Monroe County Division of Pure Waters, Monroe County Department of
Transportation, Monroe County Health Department (if five lots or more),
Brighton Town Clerk, Brighton Commissioner of Public Works, Brighton
Planning Board or Senior Planner (or such other individual as shall
be designated by the Commissioner of Public Works), Monroe County
Treasurer's Office. The map must be filed within 60 days of the Town
approval.
[Amended 4-27-2022 by L.L. No. 5-2022]
(8)
The filing fee, payable to the Monroe County Clerk.
(9)
The lot feet charge, payable to the Monroe County
Director of Finance.
