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) which permits the entire tract to be shown on one
sheet. The sketch shall indicate the following:
(1)
A 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
20 feet based on United States Geological Survey data.
(3)
The Tax Map section, block and lot numbers.
(4)
All the utilities available and all streets which
are either proposed, mapped or built.
(5)
The proposed pattern of lots, including lot width and depth; street layout; recreation areas; systems of drainage, sewerage and water supply [see Article V, § 137-27A(6)] not only within the subdivided area but with reference to surrounding properties and street patterns.
(6)
All existing restrictions on the use of land, including
easements and covenants.
(7)
A location map, at a minimum scale of one inch equals
2,000 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. It shall show
North point, scale and date.
(8)
General site conditions: rocky outcrops, isolated
trees over 12 inches caliper and all trees over 24 inches caliper,
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 100 feet thereof.
(9)
Existing drainage features (e.g., culverts, marshes,
ponds and streams) within the portion to be subdivided and within
100 feet thereof.
(10)
Zoning district or districts.
(11)
Acreage of each land use and proposed density
with supporting calculations, if required.
B.
Waivers. Where strict application of the provisions of Subsection A 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. All waivers or modifications to be requested on minor subdivision plats must be requested at time of sketch plan submission. Since waivers and modifications can be granted only by the Planning Board, an applicant seeking such may not avail himself of the option described in Article III, § 137-7D (processing through Town Planner).
A.
Information on plat. In the case of a minor subdivision
only, the subdivision plat shall include the following data:
(1)
Proposed subdivision name, name of the municipality
and county in which it is located, name and address of record owner
and subdivider, North point, map scale, date of drawing and of latest
revision (if any), all located within a title block.
(2)
Location of existing and proposed structures, indicating
conformance to zoning district requirements.
(3)
Location of intersection of driveway(s) with public
road.
(5)
An actual field survey of the boundary lines of the
lots to be subdivided from the entire tract, giving complete descriptive
data by bearings and distances, made and certified to by a licensed
land surveyor.
(6)
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. The location and results of the percolation
test(s) on which the septic system design(s) is (are) based shall
be indicated on the plat.
(7)
As required by § 276, Paragraph 7, of the
Town Law,[1] the plat is to be filed with the County Clerk. It shall
be printed upon linen or canvas-backed paper or drawn with a pen and
India ink upon tracing cloth. The size of the drawing sheet shall
not be less then 8 1/2 inches by 11 inches nor more than 34 inches
by 44 inches.
[1]
Editor's Note: Repealed by L. 1992, c.727.
See now Town Law § 276, Subdivision 10.
B.
Accompanying information. The following information
shall accompany a minor subdivision plat:
(1)
A copy of such covenants or deed restrictions as are
intended to cover all or part of the tract.
(2)
Letter of approval (if applicable) from the Orange
County Department of Public Works or the New York State Department
of Transportation relative to access to a public road under its jurisdiction.
The following documents shall be submitted for
approval of the preliminary plat:
A.
Information on plat. Fifteen copies of the preliminary
plat, prepared by a licensed design professional as required by law,
providing the following information:
(2)
Title block.
(a)
Name of the subdivision; name of 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.
(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. Adjacent properties within 300
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. Boundaries of special
districts (such as water, sewer, fire, school, lighting, etc.).
(7)
Topographic contours. 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
the tract shall also be located on the ground and marked by substantial
markers or stakes of such size and type as are approved by the Municipal
Engineer and shall be referenced and shown on the plat.
(e)
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]
Date, location and graphic representation of
findings for all test 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 be indicated where critical
conditions exist, as well as 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)
Location of rock outcrops, isolated trees over
12 inches caliper and all trees over 24 inches caliper, 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.
(9)
Proposed site development (see Article IV, General Requirements and Design Standards).
(a)
Streets.
[1]
Name (to be checked prior to submission with
the Municipal Clerk to avoid duplication and to secure approval from
the Town Board).
[2]
The width and location of any streets or public
ways or places shown on the Official Map or the Master Plan within
the area to be subdivided, together with street profiles of 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]
Preliminary designs of any bridges which may
be required.
(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 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; connections to existing lines or
alternative 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 one copy 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; connection to existing
lines or alternative 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 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 400 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 development
potential 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 field markers. The Planning Board may require
the location of temporary markers adequate to enable members of the
Board to locate readily and appraise the basic layout in the field.
These may include 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
plat approval:
A.
Major subdivision plat. The plat to be filed with
the County Clerk shall be printed upon linen or canvas-backed paper
or drawn with a pen and India ink upon tracing cloth. The size of
the sheets shall not be less than 8 1/2 inches by 11 inches nor more
than 34 inches by 44 inches, including a margin for binding of two
inches 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 should
be 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, provided for the Board's stamp of preliminary
and final approval; and one box, 4 1/2 inches by two inches, if referral
to the Orange County Department of Planning is mandated.
(2)
Lot map of the entire subdivision shall be the same
as that required on the preliminary plat with the following additions:
(a)
(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.
[3]
Lot areas for each lot measured accurately to
the nearest square foot.
(3)
Survey data.
(a)
Accurate subdivision perimeters 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]
Proposed location of all monuments shall be
shown.
[2]
.tif.SM.png)
Existing monuments shall be shown with the following
symbol, and described:
.tif.png)
[3]
.tif.SM.png)
Proposed new monuments or monuments to be reset
shall be shown with the following symbol:
.tif.png)
[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 such 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 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.
(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)
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)
(7)
Profile drawing requirements.
(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 right-of-way and in drainage easements.
(8)
Recreation and community improvements.
(a)
Landscape plan prepared by a 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
shall be executed by a licensed design professional.
C.
Certifications:
(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 the following: 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
containing 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 proposed construction on state or county rights-of-way,
respectively.
