Any subdivider who proposes to develop a subdivision in the Town of Stillwater shall follow the procedures specified in this article.
A. 
Prior to filing an application or before preparing a preliminary layout, the subdivider shall submit to the Planning Board a sketch plan of the proposed subdivision layout, together with data concerning the area, including the information specified in §§ 176-19 and 176-20 (Subdivision Design Standards: General requirements and Additional requirements), in order to discuss the appropriateness of the proposed layout, the suitability of the land for development, and the general requirements for improvements and to determine the classification (minor or major) of the subdivision.
B. 
The Planning Board shall inform the subdivider, within 30 days after submission, as to whether his sketch plans and data, as submitted or as modified, do or do not meet the objectives of this chapter. If said plans and data do not meet the objectives, the Board shall express its reasons therefor.
C. 
Preapplication review does not require formal application to the Planning Board, payment of a fee or filing of a plat with the Town or County Clerk.
D. 
If the subdivision is classified and approved by the Planning Board as a minor subdivision, a notation to that effect will be made on the sketch plan. The Planning Board may require the submission of any or all of the documents described in § 176-14A (Plats and documents for preliminary review: Preliminary layout), or it may approve the minor subdivision in accordance with the sketch plan and not require further submissions of documents or posting of bonds, except that the subdivision must be approved by the Department of Health before it is to be recorded with the County Clerk, as provided in this chapter.
E. 
If the subdivision is classified as a major subdivision by the Planning Board, a notation to that effect shall be made on the sketch plan, which will be returned to the subdivider for compliance with all the applicable sections of this chapter.
A. 
Upon receiving agreement by the Planning Board regarding the applicant's general program and objectives in accordance with § 176-6 (Procedure for Land Subdivision: Preapplication review), the subdivider shall prepare to scale a preliminary layout, together with improvement plans and other supplementary documents, as specified in § 176-14 (Plats and documents for preliminary review) and Article VI (Subdivision Design Standards) of this chapter, except for minor subdivisions if these provisions have been waived by the Planning Board.
B. 
The preliminary layout and other supplementary documents shall be filed with the Code Enforcement Officer or Building Enforcement Clerk for submission to the Planning Board, together with a written application for conditional approval and appropriate fees as established by the Town Board. The official date of application shall be considered to be the date of the first regular Planning Board meeting following which such surveys, plans, documents and applications are first filed with the Code Enforcement Officer or Building Enforcement Clerk and determined to be complete.
C. 
A processing fee per lot shall accompany all applications for conditional approval. The fee shall be in accordance with the printed schedule established by the Town Board.
D. 
Role of the Planning Board.
(1) 
Within 30 days following the official date of application, the Planning Board shall review the preliminary layout and other supplementary documents to determine the following:
(a) 
Conformity with the Official Map, the Comprehensive Plan and this chapter.
(b) 
Best use of the land being subdivided.
(c) 
Attention to the arrangement, location and width of streets and their relation to the topography of the land.
(d) 
Preservation of existing trees.
(e) 
Ability and capacity of existing and proposed systems to accommodate sewage.
(f) 
Ability and capacity of existing and proposed systems to provide water.
(g) 
Drainage, lot sizes and arrangement.
(h) 
Future development or preservation of adjoining lands as yet undivided.
(2) 
The Planning Board shall negotiate with the subdivider on any changes deemed advisable and the kind and extent of public improvements to be constructed or installed by him or the amount of performance bond required to be posted in lieu of improvements.
(3) 
The Planning Board shall notify the subdivider of any required public improvements, which may be waived.
(4) 
Within 45 days after the official date of application, the Planning Board shall either grant conditional approval of the preliminary layout and state, in writing, the conditions of such approval or disapprove the preliminary layout and express, in writing, the reasons for such disapproval. Such conditional approval shall automatically expire after six months unless extended by formal action of the Planning Board.
E. 
The Planning Board, in the review of any application, may refer such application to such engineering, planning, legal, technical or environmental consultants or other professionals, hereinafter referred to as "consultant" or "consultants," as it deems reasonably necessary to enable it to review such application as required by law and this chapter, provided that the required expertise is not available from Town staff.
(1) 
The cost of such review should not exceed $1,000 without prior notice to the applicant. The applicant shall pay the consultant's fee upon receipt of the consultant's detailed statement for the services provided. Payment of the consultant's fees shall be required in addition to any and all other fees required by this section or any other section of this chapter or any other Town law or regulation.
(2) 
The action of the Planning Board, taken by resolution, shall be noted by attaching a copy of the pertinent resolution to all copies of the preliminary plat, to which shall also be attached any conditions imposed by the Code Enforcement Officer.
F. 
Conditional approval of a preliminary plat shall not constitute approval of the final plat. Rather, it shall be deemed an expression of approval only to guide the subdivider in the preparation of the final plat, which shall be submitted for the approval of the Planning Board and for eventual recording after compliance with the requirements of this chapter and with any conditions specified in the conditional approval.
G. 
Public hearings on preliminary plats shall occur and be coordinated with any hearings the Planning Board may schedule pursuant to the State Environmental Quality Review Act.[1] The hearing on the preliminary plat shall be advertised at least once in an official newspaper of general circulation in the Town at least five days before such hearing if no hearing is held on a draft environmental impact statement or 14 days before a hearing held jointly therewith. Written notice of the proposed hearing shall be sent to all property owners within 500 feet of the proposed subdivision at least 10 days before such hearing. The hearing on the preliminary plat shall be closed upon motion of the Planning Board within 120 days after it has been opened.
(1) 
If the Planning Board determines that the preparation of an environmental impact statement on the preliminary plat is not required, the public hearing on such plat shall be held within 62 days after the receipt of a complete preliminary plat by the Clerk of the Planning Board.
(2) 
If the Planning Board determines that an environmental impact statement is required and a public hearing on the draft environmental impact statement is held, the public hearing on the preliminary plat and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, the public hearing on the preliminary plat shall be held within 62 days of filing the notice of completion.
[1]
Editor's Note: See Article 8 of the Environmental Conservation Law.
H. 
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Articles 1 and 2 of this local law[2] shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article 2 of this local law. The approved preliminary subdivision plat shall be consistent with the provisions of this local law.
[Added 10-6-2016 by L.L. No. 6-2016]
[2]
Editor’s Note: “This local law” refers to L.L. No. 6-2016. Articles 1 and 2 were codified as Ch. 174, Art. II and Ch. 210, Art. XXI, respectively.
A. 
Following conditional approval of the preliminary layout, the subdivider shall prepare a final plat, together with other supplementary documents in accordance with § 176-15 (Plats and documents for final review) and Article VI (Subdivision Design Standards) of this chapter.
B. 
The final plat and other supplementary documents shall be filed with the Code Enforcement Officer or Building Enforcement Clerk for submission to the Planning Board in accordance with § 176-29, Time extensions. The official date of application shall be considered to be the date of the first regular Planning Board meeting following which such application for final approval is first filed with the Code Enforcement Officer or Building Enforcement Clerk.
C. 
If desired by the subdivider, the final plat may consist only of that portion of the approved preliminary layout which the subdivider proposed to record and develop at one time, provided that such portion conforms to all applicable requirements of this chapter and that the subdivision is being submitted for approval progressively in contiguous sections satisfactory to the Planning Board.
D. 
The Planning Board shall approve, modify and approve, or disapprove the final plat within 45 days next following the official date of application.
(1) 
However, approval of the final plat shall be granted only after the subdivider has complied with Subsections F through H of this section.
(2) 
If a final hearing is not required by the Planning Board, then the Planning Board shall approve, modify and approve, or disapprove the final plat within 45 days next following the official date of application.
(3) 
If a final hearing is held on the final plat, the Planning Board shall coordinate with any hearings the Planning Board may schedule pursuant to the State Environmental Quality Review Act,[1] as follows:
(a) 
If the Planning Board determines that the preparation of an environmental impact statement is not required, a public hearing on a final plat not in substantial agreement with a preliminary plat, or on a final plat when no preliminary plat is required to be submitted, shall be held within 62 days after the receipt of a complete final plat by the Clerk of the Planning Board.
(b) 
If the Planning Board determines that an environmental impact statement is required, and a public hearing on the draft environmental impact statement is held in conjunction with a hearing on the final plat, the public hearing on the final plat and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement, in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, the pubic hearing on the final plat shall be held within 62 days following filing of the notice of completion.
(c) 
If the Planning Board disapproves the final plat, reasons for such disapproval shall be so stated in a resolution of the Planning Board, and the pertinent resolution shall be attached to the final plat.
[1]
Editor's Note: See Art. 8 of the Environmental Conservation Law.
E. 
The subdivider shall complete all streets, sanitary, safety and public improvements and requirements specified by the New York State Town Law and § 176-17 (Public improvements) of this chapter and not specifically waived by the Planning Board as specified in Article VII (Special Conditions). If any of the required improvements are not constructed or not approved by the appropriate public official or body prior to the approval of the final plat, the subdivider shall post with the Code Enforcement Officer a performance bond in compliance with the Town Law and § 176-16 (Performance bonds) of this chapter to guaranty the completion of such improvements.
F. 
The subdivider shall tender offers of cession, on a form approved by the Town Attorney, of all land included in streets, highways, school sites, parks or public open spaces and shall obtain a certificate from the Town Attorney approving the legal sufficiency of the offers of cession of all areas for public use, such as parks, streets, playgrounds and school sites. However, approval of the final plat by the Planning Board does not constitute acceptance by the Town of the dedication of any street, highway, park or other public open space.
G. 
The subdivider shall obtain approval of water supply and sewage disposal systems on all plats upon which dwellings for five or more lots on five acres or less, or for subdivisions of 49 lots or more on any size acreage, are proposed to be constructed and shall submit copies of such plats to the Health Department district office for examination in accordance with the requirements of the Public Health Law.
H. 
Failure of the Planning Board to approve, modify and approve, or disapprove the final plat within 45 days next following the official date of acceptance of a complete application shall result in the automatic approval of such final plat. The certificate of the Code Enforcement Officer or Building Enforcement Clerk as to the official date of application and the failure of the Planning Board to take action thereon within such forty-five-day period shall be issued to the subdivider upon demand and shall be sufficient in lieu of any written notation or endorsement or other evidence of final approval herein required.
I. 
After compliance with Subsection D of this section and notation to that effect upon the final plat, and after approval of the final plat by official action of the Planning Board, or after issuance of such certificate by the Code Enforcement Officer or Building Enforcement Clerk in accordance with Subsection H, the final plat shall be deemed finally approved. Within 62 days following the date of such official action of the Planning Board, or the date of issuance by the Code Enforcement Officer or Building Enforcement Clerk of such certificate of non-action, the subdivider shall file the plat with the County Clerk; otherwise such final approval shall expire as provided by the Town Law.
J. 
No plat which is an extension, section or portion of any previously submitted plat shall be approved until and unless all conditions necessary for approval of such previously submitted plat have been satisfied and final approval shall have been granted in accordance with this chapter.
K. 
Stormwater pollution prevention plan. A stormwater pollution prevention plan consistent with the requirements of Articles 1 and 2 of this local law[2] and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article 2 of this local law. The approved final subdivision plat shall be consistent with the provisions of this local law.
[Added 10-6-2016 by L.L. No. 6-2016]
[2]
Editor’s Note: “This local law” refers to L.L. No. 6-2016. Articles 1 and 2 were codified as Ch. 174, Art. II and Ch. 210, Art. XXI, respectively.
[Amended 6-4-2020 by L.L. No. 1-2020]
The review and approval procedure for a lot-line adjustment will be the same as the review and approval procedure for a minor subdivision, unless the following conditions are met, in which case the Building and Planning Department may waive the requirements for Planning Board review and the public hearing on such proposal and approve such lot-line adjustment:
A. 
The area of the proposed land exchange or transfer does not exceed the minimum requirements of the area of the zoning district in which the affected lands are located.
B. 
No additional lots will be created.
C. 
Such exchange or transfer of lands does not preclude the proper future development, subdivision, or resubdivision of the affected properties and will not impede the maintenance of existing or development of future access or utility service to either lot.
D. 
Such exchange or transfer of lands shall not create any nonconformity with the terms and regulations of Chapter 210, Zoning, or this chapter.
E. 
The subdividers(s) has prepared and submitted for approval by the Building and Planning Department a final plat, prepared to the specifications set forth in this chapter, except for plat details that are specifically waived by the Building and Planning Department.
F. 
The subdivider has submitted the application for the lot-line adjustment, paid the application fee and paid the final plat fee as set forth in this chapter.
A. 
Approval and certification of final plats.
(1) 
Certification of plat. Within five business days of the adoption of the resolution granting conditional or final approval of the final plat, such plat shall be certified by the Clerk of the Planning Board as having been granted conditional or final approval, and a copy of such resolution and plan shall be filed in the Clerk's office. A copy of the resolution shall be mailed to the owner. In the case of a conditionally approved plat, such resolution shall include a statement of the requirements which, when completed, will authorize the signing thereof. Upon completion of such requirements, the plat shall be signed by said duly authorized officer of the Planning Board, and a copy of such signed plat shall be filed in the office of the Clerk of the Planning Board or filed with the Town Clerk, as determined by the Town Board.
(2) 
Approval of plat in sections. In granting conditional or final approval of a plat in final form, the Planning Board may permit the plat to be subdivided and developed in two or more sections and may, in its resolution granting conditional or final approval, state that such requirements as it deems necessary to ensure the orderly development of the plat be completed before said sections may be signed by the duly authorized officer of the Planning Board. Conditional or final approval of the sections of a final plat may be granted concurrently with conditional or final approval of the entire plat, subject to any requirements imposed by the Planning Board.
(a) 
Duration of conditional approval of final plat. Conditional approval of the final plat shall expire within 180 days after the resolution granting such approval, unless all requirements stated in such resolution have been certified as completed. The Planning Board may extend, by not more than two additional periods of 90 days each, the time in which a conditionally approved plat must be submitted for signature if, in the Planning Board's opinion, such extension is warranted by the particular circumstances.
B. 
Upon approval of a final plat and posting of a bond in accordance with §§ 176-8F and 176-16 (Performance bonds) of this chapter, or upon certification of completion or installation of all required improvements to the satisfaction of the Town Board, the subdivider may be issued building permits for the construction of buildings in accordance with the approved subdivision and Chapter 210, Zoning.
C. 
Upon completion of all required public improvements to Town standards and upon certification of completion by the Town Highway Superintendent, the subdivider may be issued certificates of occupancy for any buildings constructed in the subdivision.
D. 
No certificate of occupancy shall be issued until the grading and respreading of topsoil has been completed in accordance with § 176-20 (Additional requirements), unless a bond in an amount sufficient to guarantee the proper grading of the property and the respreading of the topsoil has been posted.
E. 
Unless building permits have been issued within one calendar year following the date of filing of an approved final plat with the County Clerk, such approval of the final plat shall be revoked as provided in § 176-30, Revocation, except that a time extension may be granted in accordance with § 176-29, Time extensions.
F. 
No building permits shall be issued following revocation of approval of a final plat in accordance with § 176-27, Modifications, until another application for approval of a final plat has been filed and approval has been granted by the Planning Board.