Title block (on each page)
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Subdivision name ______________________________________
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Subdivider's name _____________________________________
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Subdivider's address __________________________________
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Subdivider's phone number _____________________________
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Engineer's name________________________________________
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Engineer's address ____________________________________
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Engineer's phone number _______________________________
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Date of preparation of plans __________________________
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Concept layout
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Location sketch.
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North arrows for drawing(s) and location sketch.
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Scale.
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Legend.
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Sketch plan showing location of existing and
proposed methods of servicing the project with respect to water supply,
sanitary waste disposal and drainage.
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Boundaries of the tract to be subdivided, plotted
to scale. Approximate lines of proposed streets, sidewalks, proposed
lot lines, neighborhood recreational areas and other permanent open
spaces. If the tract is to be developed in phases, the entire tract
and proposed development plan shall be presented with the concept
layout.
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Indication of the zoning of the tract and any
other legal restrictions of use.
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Topographic information showing ground contours
adjacent to and within the tract to be subdivided at intervals not
to exceed five feet elevation. Pertinent surface features and regulated
areas such as wooded areas, watercourses, one-hundred-year flood limits
and approximate wetland limits.
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Name(s) of the professional engineer, architect
and/or surveyor responsible for the preparation of the concept layout.
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All information provided on the concept layout
shall be included with the preliminary plan. The following additional
information shall be required with the preliminary and final plan
submissions.
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Title/signature/revision blocks. Signature block
shall include the following:
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1.
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Town Engineer
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2.
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Planning Board Chairman
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3.
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Highway Superintendent
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Benchmark and references.
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Monumentation - bearings and angles.
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Easements - 40 feet minimum on each side of center line of designated streams, except 80 feet minimum on each side of center line of Black Creek (see § 95-24 of Chapter 95, Zoning), and 20 feet minimum on each side of the center line of main drainage swales, or as required by the Planning Board on the recommendation of the Town Engineer.
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Lot size - references to conformance with codes.
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Tax account numbers, house numbers and owners'
names of parcels adjacent to the proposed subdivision.
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Well and septic system locations adjacent to
the proposed subdivision (within 250 feet of the project).
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Preliminary and Final Plans
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Pad and finished grade elevations at the house
location(s). The finished grade elevations shall be shown in boxes
at each house corner.
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Streetlights for large subdivisions.
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Indication of front, side and rear setbacks.
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Indication of existing gas and water mains;
proposed locations of new water mains and services.
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Existing and proposed culverts with size and
invert information.
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Percolation test and deep hole data. Deep hole
data shall state "none" if water, rock or minerals are not present.
The information shall include the date of the test and the name of
the witness from the Monroe County Health Department.
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Location of percolation test and deep hole indicated
(shall be within the area of the proposed septic field).
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Leachline inverts shown.
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Septic field location should not interfere with
future additions or improvements.
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A map at a scale of one inch equals 200 feet
showing the path of drainage to an established bed and bank stream
(as applicable or as requested by the Town Engineer).
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Restrictions, easements, covenants and special
use permits indicated.
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Existing and proposed contours at an interval
not to exceed two feet elevation. Contours shall extend 100 feet minimum
beyond the limits of the parcel being developed.
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Public water not available (check for the following):
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a.
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Note: "The Town of Riga is not responsible for
the quantity or quality of the well water."
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b.
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Well detail per Monroe County Health Department.
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c.
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Well water sample is satisfactory to the Monroe
County Health Department.
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Length and bearings of lot lines and subdivision
boundary lines; length of curves, tangent stations and proposed radii.
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Dimensions shall be indicated in feet and decimals
thereof. Angle measurements shall be indicated in degrees-minutes-seconds.
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Seal and signature of a licensed engineer.
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Changes are defined, dated and indicated in
revision block.
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Results of hydrant flow tests are indicated.
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Soil stockpile areas designated or referenced.
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Documentation for existing and proposed easements.
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Street or road stationing.
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Appropriate standard construction details.
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Notes: (See the following General Plan Notes)
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General Plan Notes
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1.
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All improvements shall be in accordance with
the Town of Riga Design Criteria and Construction Specifications for
Land Development, latest revision.
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2.
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The developer's and contractor's attention is
directed to Monroe County Law No. 6-1971, regarding liability incurred
through disturbance or destruction of geodetic survey monuments.
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3.
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The contractor shall determine the exact location
and elevation of existing underground utilities prior to beginning
construction. The contractor shall make exploratory excavations to
locate existing underground utilities sufficiently ahead of construction
to allow revisions as required to meet existing conditions.
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4.
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The finished grade elevation at the front building
line of a residential or commercial structure shall be a minimum of
two feet above the elevation of the center line of the public street
in front of such structure; provided, however, that where the structure
is set back a distance of at least 1.5 times the minimum setback allowed
by zoning, and/or where natural drainage patterns would be better
served by draining away from the street, the Planning Board may, in
its discretion, waive this requirement, stating its finding and determination
on the record. In any case, however, the approved grading and drainage
shall be so designed as to ensure that positive drainage flow is maintained
away from the building foundation.
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5.
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(Reserved)
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6.
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Basement floors must be constructed above groundwater.
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7.
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Any changes in house and/or septic system location
in excess of 10 feet from the approved plan must be resubmitted to
the Planning Board for reapproval.
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8.
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The developer shall set lot monumentation pins
at all corners and angles.
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9.
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In the event that special districts (water,
sewer, lighting, drainage, sidewalk and/or playground and park) are
to be established by the Town Board, a general note stating the type
of district and date of the Town Board approval shall be included
on the drawings.
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10.
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No parking or driving is allowed in the area
of the septic system.
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11.
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No cut or fill exceeding one foot is allowed
in the area of the septic system.
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12.
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Laundry tubs are to discharge to the septic
tank, via a pump if required.
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13.
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Septic tank effluent shall not infiltrate or
be discharged to a highway drainage ditch or storm drain.
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14.
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No lot drainage shall be directed across the
area of the septic system.
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15.
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Lot line swales are to be constructed and operable
prior to the issuance of a certificate of occupancy.
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16.
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Driveways are to be paved within the Town highway
or street right-of-way, and a culvert pipe of a size and type approved
by the Highway Superintendent or designee is to be placed by the developer.
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17.
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The developer shall provide for erosion control
barriers during construction and removal of the same upon revegetation
of the disturbed areas.
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18.
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The contractor shall be required to clean mud
and debris from public roads, shoulders and drainage ditches servicing
the construction site during and after the completion of the project.
This requirement shall be enforced by the Building Inspector or Highway
Superintendent.
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19.
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On projects constructed in phases, the contractor
shall not operate construction equipment on completed roads. The contractor/developer
shall be responsible for all site and road work damaged during construction
operations and said damage shall be repaired, at the developer's/contractor's
expense, prior to acceptance of dedication to the town.
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20.
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Where the only access to the project is via
an existing dedicated road, the contractor/developer shall request
permission from the Town Board to use the road as a construction access.
A letter of credit shall be required to cover damages to the road
due to construction equipment.
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21.
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When road cuts are required for installation
of utilities under existing dedicated roads, backfill materials shall
be compacted and approved by the Highway Superintendent and Town Engineer
prior to resurfacing. Backfill materials and compaction methods shall
be approved by the Town Engineer.
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22.
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The contractor shall take appropriate precautions
to protect property markers and all survey stakes.
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23.
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Sanitary sewer facilities shall be designed
and constructed in accordance with the Monroe County Health Department
and Town of Riga standards.
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24.
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Water services shall be designed and constructed
in accordance with the Monroe County Water Authority standards.
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25.
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Foundation and cellar drainage shall discharge
to street storm drainage systems. Where a street storm drainage system
is not present this drainage shall be conveyed by gravity (as topography
permits) and discharged to splash blocks. Downspouts shall be discharged
to splashblocks.
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26.
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No excess topsoil or subsoil shall be removed
from the site without approval of the Planning Board.
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27.
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All proposed utilities are to be installed underground.
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28.
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Lot grading shall be certified by the developer's
engineer and/or surveyor as to conformance to the approved plan prior
to issuance of a certificate of occupancy.
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29.
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This property is located within an agricultural
area and may be subject to noises, odors, dust and other conditions
or effects resulting from agricultural activities. Farm operations
have a right to conduct such activities which create these conditions
as long as the conditions do not affect the health or safety of the
prospective property owner.
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30.
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Where any portion of the property is located
within an area designated as a freshwater wetland or one-hundred-foot
buffer, the following note shall be included: restrictions specified
in Article 24 of the Environmental Conservation Law and related regulations
of the Department of Environmental Conservation, which may include
the obtaining of a permit. Wetland areas may also be subject to designation
and regulation by the U.S. Army Corps of Engineers under federal law.
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31.
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Where any portion of the property is located
within a one-hundred-year floodplain, the following note shall be
included: restrictions and regulations imposed and/or administrated
by the Town of Riga, the County of Monroe and/or the State of New
York, and may require the obtaining of approvals or permits from appropriate
governmental agencies.
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32.
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The Town of Riga is not responsible for the
quantity or quality of well water.
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33.
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Driveway width is to be 14 feet throughout the
entire length and shall be constructed to support a minimum vehicle
weight of 20 tons. The sides of the driveway and culverts shall be
appropriately delineated (e.g., reflective markers every 50 feet).
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34.
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Where any portion of the property is located
within 2,000 feet of the boundaries of the property(ies) known as
Mill Seat Landfill, the following note shall be included: property(ies)
may be subject to noises, odors, dust, traffic and other conditions
resulting from such operations.
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35.
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A permanent sign with dwelling street numbers
should be installed at the entrance to the driveway.
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36.
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Where any portion of the property is crossed
by or contains any portion of the watercourse known as Hotel Creek
(No. 0-117-19-9), or is located within 40 feet of the center line
of such creek, the following note shall be included: the site has
been designated by the Town of Riga as a critical environmental area
pursuant to the State Environmental Review Act and Local Law No. 2-1979
of the Town of Riga (Chapter 19 of the Code of the Town of Riga.[1]) Any disturbance of the stream bed or banks may require
an Article 15 permit from the New York State Department of Environmental
Conservation (DEC). For additional information regarding the need
for a permit, the applicant should contact:
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Permit Administrator
NYS Department of Environmental Conservation
6274 East Avon-Lima Road
Avon, New York 14414
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