The applicant is required to submit one original and 14 copies
of the preliminary plat application. Such application shall include
the following documents and/or information:
A. Preliminary plat. The preliminary plat shall be laid out by a licensed
professional engineer and/or a licensed professional land surveyor
with a properly executed New York State Education Department Exemption
N. Such preliminary plat shall be prepared at a scale of one inch
equals 50 feet zero inches, clearly showing:
(1) The location of all existing and proposed property lines, buildings,
watercourses and other important topographic features.
(2) Existing and proposed contours showing elevations at two-foot contour
intervals and extending at least 100 feet off site.
(3)
The location, names and widths of all existing and proposed
streets, easements, lots and building lines, wells and septic tanks
and fields and similar facts regarding property immediately adjacent
to or opposite the proposed subdivision.
(4)
A location map showing:
(a)
The zoning district or districts in which the land to be subdivided
is located; and
(b)
The property included in the proposed subdivision and all contiguous
properties of the proposed subdivision and all properties within 500
feet in each direction from the boundary line of the proposed subdivision
along any contiguous street or highway. All properties shall be identified
by lot and parcel number and names of owners.
(5)
The location and size of any existing sewers, water mains, culverts
and drain pipes, electric, telephone and cable television lines and
proposed sewers, water mains, culverts and drain pipes on the property
or immediately adjacent to the property to be subdivided.
(6)
The proposed arrangement and approximate area, width and length
of street frontage and setback requirements of each lot for the purpose
of demonstrating to the Planning Board that the proposed location
of streets makes possible a layout of lots in accordance with the
requirements of the Town of Queensbury Zoning Law for the district or districts in which the subdivision
is located.
(7)
All parcels of land proposed to be dedicated to the public use.
(8)
The date, North arrow and scale.
(9)
The title under which the proposed subdivision is to be recorded,
with the names of the owner and the engineer or land surveyor who
prepared the preliminary plat; the license number and seal of the
engineer or land surveyor shall be affixed to the drawing.
B. Layout plans. Layout plans shall be prepared by a professional licensed
engineer or professional licensed land surveyor with a properly executed
New York State Education Department Exemption N. Such layout plans
shall be incorporated on the preliminary plat and shall show the following:
(1)
The exact layout and dimensions of proposed streets, including
stationing and tie-in to the center-line distances of existing streets
with monuments and other points, as required.
(2)
The location and widths of all streets, pavements, curbs, sidewalks,
easements, parks and other open spaces.
(3)
The proposed names of all streets, and the radii of all curves
in the street line.
(4)
The location of all proposed utilities, including the proposed
water supply, sanitary sewers, stormwater drainage system and any
other proposed underground utilities.
(6)
The date, North arrow and scale.
(7)
The title under which the proposed subdivision is to be recorded,
with the names of the owner and engineer or land surveyor who prepared
the layout plans; the license number and seal of the engineer or land
surveyor shall be affixed to the drawing.
C. Construction details. Construction details shall be prepared by a
licensed professional engineer or a licensed professional land surveyor
with a properly executed New York State Education Department Exemption
N. Such details shall include:
(1)
The proposed sanitary sewer system, including pipe sizes, bedding
and profiles.
(2)
The proposed storm drainage system, including pipe sizes, bedding,
catch basin and manhole details, profiles and method of disposal of
collected stormwater.
(3)
The proposed water supply system.
(4)
Any other proposed underground utilities.
(5)
A typical cross section of the roadway, including the right-of-way
width, pavement width and depth of pavement materials and subbase,
the location of utilities, character and dimensions of curbs and sidewalks
and side slope grading.
(6)
Profiles, showing the original ground surface and finished street
surface at center lines of all streets, percentage of grades of streets,
stationing and elevations of all points of curvature, points of intersection,
points of tangency and of proposed sewers, drains, culverts, manholes
and other features. Invert elevations and slopes of sewers and drains
and both surface and invert elevations of manholes shall be indicated.
Profiles shall be drawn to the scale of four feet to the inch vertical
and 40 feet to the inch horizontal. The stationing shall show accurate
center-line distances. The elevations of the original ground surface
shall be to the nearest tenth of a foot and of fixed points to the
nearest hundredth of a foot.
(7)
The location and elevation of all proposed monument locations.
(9)
The title under which the proposed subdivision is to be recorded,
with the names of the owner and engineer who prepared the construction
details; the license number and seal of the engineer shall be affixed
to the drawing.
D. Landscape plan. A landscape plan shall be prepared by a licensed
landscape architect for subdivisions greater than 10 lots. Such landscape
plan shall include:
(1)
The location and species of street trees, if retained within
the right-of-way or proposed to be planted by the subdivider.
(2)
Details of methods of tree protection and tree planting.
(3)
Plans and details of any site improvements related to park or
recreation planning, including layout, grading, planting and details
of any improvements.
(4)
Plans and details of any other public amenities provided in
the subdivision.
(6)
The title number which the proposed subdivision is to be recorded,
with the names of the owner and landscape architect who prepared the
landscape plan; the license number and seal of the landscape architect
shall be affixed to the drawing.
E. Clearing plan. A clearing plan shall be prepared at a scale of one
inch equals 50 feet zero inches. Such plan shall show the following
details:
(1) Existing vegetation prior to any clearing of the site for site investigation
purposes.
(2) Areas of vegetation removed from the site for investigation purposes.
(3) The location of roadways, underground or overhead utilities not in
roadways, limits of grading, proposed location of any buildings, septic
systems, wells and driveways and any other improvements which might
require clearing.
(4) Areas where slopes are greater than 20%, as per §
A183-26.
(5)
Limits of proposed clearing of trees.
(6)
Measures to be taken to protect remaining trees, including details.
F. Grading and erosion control plans. A grading plan and erosion control
plan shall be prepared at a scale of one inch equals 50 feet zero
inches. Such plan shall show the following:
(1)
A generalized grading and drainage plan (does not require spot
grades or slope designation).
(2)
Any phasing of tree removal and/or construction.
G. Environmental report. A long environmental assessment form shall
be prepared in accordance with the State Environmental Quality Review
Act describing the potential environmental impact of the proposed
subdivision.
H. Statement of intent. A statement of intent shall be submitted by
the applicant. Such statement shall include:
(1)
Proof of ownership of the land to be subdivided, in a form approved
by the Town Attorney.
(2)
The nature and extent of proposed street improvements.
(3)
The nature and extent of any recreational features, parks, playgrounds,
water supply, sewerage and drainage rights-of-way and easements, retention
basins and other land to be dedicated to public use and the conditions
under which dedication of these features is to be made to the Town.
(4)
A statement that the applicant will install all improvements
in accordance with the standards prescribed by the departments of
the Town having jurisdiction, and set all monuments as shown on the
final plat thereof in such manner as the Board may designate.
I. A stormwater management plan and a stormwater pollution prevention plan consistent with the requirements of Chapter
147, Stormwater Management.
J. Fees.
(1)
The application for preliminary plat approval shall be accompanied
by a fee listed on the current schedule of fees for the Town of Queensbury
posted in the Planning Office.
(2)
In addition to the fee listed on the schedule of fees, the Planning
Board may charge a fee to developers of projects requiring legal and
technical review, provided that the fee charged reflects the actual
cost of the legal and technical assistance to the Planning Board.
K. Waivers. If the Planning Board finds that any of the information
requirements as set forth above are inappropriate or not necessary
to conduct an informed review, it may waive such information requirements
as it deems appropriate. Any such waiver shall be made in writing,
and shall contain statements of the reasons why the waived information
requirements are not necessary for an informed review under the circumstances.
The Planning Board may grant such waivers on its own initiative or
at the written request (that sets forth the specific requirements
that are requested to be waived and the reasons for the requested
waiver) of an applicant.