Town of Stanford, NY
Dutchess County
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Table of Contents
Table of Contents
Any subdivider who proposes to develop a subdivision in the Town of Stanford shall submit plats and other documents for approval as provided in this Article.
Submission requirements for a minor subdivision plat shall be as follows:
A. 
Completed subdivision application form, receipt for payment of required application fee as specified by Article III, § 140-10, of these regulations and six copies of the proposed subdivision plat certified by a licensed land surveyor, bearing the Planning Board's assigned case number, including individual stamp/signature blocks for the Town Planning Board and the Dutchess County Health Department and suitable for filing in the office of the County Clerk. The subdivision plat Mylar shall bear no erasures and shall be of a sheet size not exceeding thirty-six by forty-two (36 x 42) inches.
B. 
In the case of a minor subdivision only, the subdivision plat application shall also include the following information:
(1) 
An area map showing the location of that portion of the tract which is to be subdivided in relation to the entire tract and showing the distance to the nearest street intersection. The drawing of the entire tract may be by either deed plot or actual survey.
(2) 
An actual field survey of the boundary lines of the tract or portion thereof being subdivided, giving complete descriptive data by beings 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 monuments as approved by the Planning Board and shall be referenced and shown on the plat. The Planning Board may modify the requirement for a field survey of the entire tract pursuant to § 140-25 of these regulations.
(3) 
Information concerning significant physical features of the tract, including specific identification of those portions of the land within the subdivision subject to periodic inundation by floodwaters or in a wetlands area, whether or not large enough in land area to be so designated by the New York State Department of Environmental Conservation.
(4) 
A copy of such covenants or deed restrictions as are intended to cover all or part of the tract.
(5) 
Documentation regarding all easements, existing or proposed, which either affect or are intended to affect any portion of the subdivision plat.
(6) 
Documentation regarding the presence of a certified agricultural district or a state-designated historic district which overlaps all or a portion of the tract.
(7) 
All on-site sanitation and water supply facilities shall be designed to meet or exceed the minimum specifications of the Dutchess County Department of Health. Written endorsement of the subdivision plat by the Dutchess County Health Department must precede final stamping and signature by the Planning Board if any of the proposed lots is less than five acres in land area or otherwise subject to review by the Dutchess County Department of Health. If Dutchess County Health Department approval is not required, certification by a licensed professional engineer that an approvable individual sewage disposal system location exists on each of the proposed lots and that it is likely that a suitable individual on-site water supply may also be developed on each of the proposed lots.
(8) 
Proposed subdivision name, Town of Stanford, Dutchess County, New York.
(9) 
The date, North arrow, map scale, name and address of record owner and subdivider.
(10) 
An environmental assessment form (EAF), as required by State Environmental Quality Review regulations.
(11) 
Copies of any related permit applications required for approval of the subdivision, e.g., a New York State Department of Environmental Conservation wetlands permit or a New York State Department of Transportation or Dutchess County Department of Public Works highway work or access permit.
(12) 
Any additional requirements deemed necessary by the Planning Board due to the unique circumstances of the subdivision plat, including the submission of additional data more typically required of the plat for a major subdivision.
A. 
The sketch plat initially submitted to the Planning Board shall be based on tax map information or some similarly accurate base map at a scale of not less than 100 feet to an inch. The entire sketch plat shall be shown on one sheet not exceeding thirty-six by forty-two (36 x 42) inches.
B. 
The sketch plat shall show the following information:
(1) 
Proposed subdivision name.
(2) 
A vicinity or area map showing the location of that portion of the tract which is to be subdivided in relation to the entire tract, and the distance to the nearest street intersection. All streets shall also be shown within 500 feet of the applicant's property.
(3) 
The general location of all existing structures, wooded areas, streams and other significant physical features, including stone walls and other man-made features, within the portion of the tract to be subdivided and within 200 feet thereof. Topographic contours shall also be indicated at intervals of not more than 10 feet. All elevations are to be referred to United States Geological Survey datum with location and description of bench mark included.
(4) 
General mapping of soils conditions based on United States Department of Agriculture soils data.
(5) 
The name of the owner and of all adjoining property owners, and others within 200 feet, as disclosed by the most recent Town assessment records. Property owners across street also to be shown.
(6) 
The tax map sheet, block and lot numbers, as available from the Town Assessor's office.
(7) 
All the utilities available, including pole locations, and all streets, whether public or private, which are either proposed, mapped or built.
(8) 
The proposed pattern and number of lots (including approximate lot areas, widths and depths), street layout, recreation areas and systems of drainage, sewerage and water supply within the subdivided area.
(9) 
Information regarding all existing restrictions on the use of land, including easements, covenants and location of zoning district boundaries.
(10) 
Documentation regarding the presence of a certified agricultural district or a state-designated historic district which overlaps all or a portion of the tract.
(11) 
Delineation of all portions of the land within the subdivision subject to periodic inundation or flooding by stormwater or including wetlands areas, whether or not classified as designated wetlands by New York State Department of Environmental Conservation.
(12) 
As may be applicable, a conceptual engineering report discussing the demands of the proposed subdivision on water, sewer, drainage, highways and related systems and discussing the methods through which these demands may be accommodated and the methods through which any potentially adverse impacts may be mitigated, including discussion of alternatives as may be appropriate.
(13) 
Information on all county or state permits required for subdivision plat approval.
(14) 
A full environmental assessment form (EAF), as required by state environmental quality review regulations.
Preliminary plat submission requirements for a major subdivision shall be as follows:
A. 
Completed subdivision application form, receipt for payment of required application fee as specified in Article III, § 140-8, of these regulations and six copies of the preliminary plat certified to by a licensed land surveyor and a professional engineer, as required by law, at a scale of not more than 100 but preferably not less than 50 feet to an inch. The preliminary plat sheet size shall not exceed 36 inches by 42 inches.
B. 
The preliminary plat shall also include, to the extent applicable, all information identified below:
(1) 
Information on existing site conditions:
(a) 
An actual field survey of the boundary lines of the tract or portion thereof to be subdivided, giving complete descriptive data by bearings and distances, made and certified by a licensed land surveyor. The corners of the tract shall also be located on the ground and marked by monuments of such size and type as approved by the Town Planning Board and shall be referenced and shown on the plat.
(b) 
Street rights-of-way on the subdivision and within 200 feet of its boundaries, including name and right-of-way width and location; type, width and elevation of surface; any legally established center-line elevations, including those at intersections, and other critical points.
(c) 
Location, width, identification, purpose and restrictions upon any other rights-of-way and easements on the subdivision.
(d) 
Drainage structures on the subdivision and within 200 feet of its boundaries, including type of structure and location, invert elevations, gradients, types and sizes of all pipe and all other drainage structures, where applicable, including direction of flow.
(e) 
Location and size or capacity of all other utility structures, such as sewer, water and gas mains and powerlines on the subdivision and within 200 feet of its boundaries.
(f) 
As contours affect proposed improvements or existing improvements that will be utilized, ground elevations on the tract shall be based on a datum plane approved by the designated Town Engineer. For land with slope that is less than approximately 2%, spot elevations should be shown at all breaks in grade, along all drainage channels or swales and at selected points not more than 100 feet apart in all directions; for land that slopes more than 2%, contours should be shown at intervals of not more than two feet or as required by the Planning Board.
(g) 
Marshes, ponds, streams and all land subject to periodic or occasional flooding or similar unstable conditions on the subdivision or within 200 feet of its boundaries. Indicated shall be location, approximate land area, high water level based on one-hundred-year storm and maximum depth of water at critical points.
(h) 
Location of rock outcrops, wooded areas and significant preservable trees, structures, stone walls and other significant existing features for the proposed subdivision area and within 200 feet thereof.
(i) 
Tabular data regarding soils characteristics from the United States Department of Agriculture Soil Conservation Service soils survey.
(j) 
If the proposed subdivision will not be served by common sewage disposal, subsurface data in accordance with Dutchess County Health Department requirements, including date, location and graphic representation of findings for all test holes, including location and results of percolation and other tests to ascertain subsurface soil, rock and groundwater conditions and depth of groundwater, unless pits are dry at a depth of five feet.
(2) 
Information on proposed site development:
(a) 
Streets:
[1] 
The name to be checked prior to submission with the Town Clerk to avoid duplication and will be subject to subsequent approval of the Town Planning Board.
[2] 
The width and location of any streets or public ways or places shown on the Official Town Map, within the area to be subdivided, together with street profiles of all streets or 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] 
Computed sight distance at all proposed intersections and other critical points.
[7] 
Plans and cross-sections showing, as applicable, the proposed location and type of pedestrian walkways, 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.
[8] 
Preliminary designs of any bridges which may be required.
(b) 
Lot layout:
[1] 
Lot lines and dimensions scaled.
[2] 
Proposed location of buildings and driveways in full accordance with zoning and other requirements.
[3] 
Lot numbers and lot areas measured to the nearest 100 square feet if less than one acre or nearest one-tenth (0.1) of an acre for parcels greater than one acre.
(c) 
Easements, parks, restricted areas and other improvements:
[1] 
Purpose and restrictions.
[2] 
Designation of areas or right-of-way which are to be offered for public dedication or deeded to homeowners' associations or other private corporations with clear indication of proposed changes in grades and landscaping thereon. The Board may require special recreational 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 plat indicating the approximate location and size of proposed lines and culverts and their profiles, including connection to existing storm system or alternate 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.
[3] 
All such calculations and design shall be based upon a fifty-year storm.
(e) 
Preliminary water supply and sewage treatment systems: if public or other common facilities are available or to be provided, the approximate location, size and profiles of all proposed waterlines, valves, hydrants and sewer lines, including connection to existing facilities as required and provided in the Public Health Law. If private on-site facilities are provided, design data consistent with the requirements of the Dutchess County Health Department shall be provided to the extent applicable to the proposed subdivision.
(f) 
Easements: Where the topography is such as to make difficult the inclusion of any of the required facilities and improvements within the public areas as laid out, the preliminary plat shall show the boundaries of proposed permanent easements over or under private property.
(g) 
Covenants, deed restrictions and other agreements: a copy of all covenants, deed restrictions or conservation easements which either presently affect or are intended to apply to all or part of the tract.
(h) 
Temporary stakes or markers: The Planning Board may require the location of temporary stakes or markers adequate to enable the Planning Board to locate readily and appraise the basic layout in the field, including markers at the corners of the tract. 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.
(3) 
Preliminary engineering report detailing the demands of the proposed subdivision on water, sewer, drainage, highways and related systems and detailing the methods through which these demands shall be accommodated and the methods, including available alternatives, through which any potentially adverse impacts shall be mitigated.
(4) 
Additional data as may be required to complete state environmental quality review process, as initiated with the EAF submission at the sketch plat phase.
(5) 
Information regarding the status of all applications for county and state permits which may be required, e.g., a New York State Department of Environmental Conservation wetlands permit, a Department of Environmental Conservation stream crossing or stream disturbance permit or a New York State Department of Transportation or Dutchess County Department of Public Works access or work permit.
Final plat submission requirements for a major subdivision shall be as follows:
A. 
Completed subdivision application form, receipt for payment of required application fee, as specified by Article III, § 140-7, of these regulations, a reproducible Mylar and eight copies of the final plat certified by both a licensed land surveyor and a professional engineer, as required by law, at a scale of not more than 100 feet but preferably not less than 50 feet to an inch. The final plat shall bear the Planning Board's assigned case number, include individual stamp/signature blocks for the Town Planning Board and the Dutchess County Health Department and be suitable for filing in the office of the County Clerk. The final plat Mylar shall bear no erasures and shall be of a sheet size not exceeding thirty-six by forty-two (36 x 42) inches.
B. 
To the extent applicable, the following information will be submitted for approval and shall constitute a final plat:
(1) 
Lot map of the entire subdivision shall be the same as that required on the preliminary plat with the following additions:
(a) 
Lot layout:
[1] 
Individual lot identification by a suitable system of consecutive numbers.
[2] 
Lot lines with accurate dimensions to the nearest tenth of a foot and bearings to the nearest five seconds.
[3] 
Lot areas for each lot measured accurately to the nearest 100 square feet for lots of one acre or less and to the nearest one-tenth (0.1) acre for lots greater than one acre.
[4] 
Minimum building setback lines, if imposed beyond zoning requirements through deed restriction, shown and dimensioned.
(2) 
Survey data:
(a) 
Accurate track boundary lines with bearings and distances.
(b) 
Survey tie-in with accurate bearings and distances to nearest established street monuments or other official monuments, which are within reasonable distance of the property. When referenced to the state system of plane coordinates, they shall also conform to the requirements of the New York State Department of Transportation. They shall be placed as required by the designated Town Engineer and their location noted and referenced upon the plat.
(c) 
Special district boundaries, e.g., water or sewer, as affect the subdivision, referenced to the subdivision survey by accurate bearings and distances.
(d) 
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.
(e) 
Accurate dimensions to the nearest tenth of a foot.
(f) 
Monuments and markers:
[1] 
Accurate location of all monuments (existing, proposed or to be reset) shall be shown.
[2] 
Monuments or other suitable markers shall be of a type approved by the Town Engineer and 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 may be required by the Planning Board and Town Street and Highway Specifications.
(3) 
Required improvement plans and profiles:
(a) 
The amount of all performance guaranties and conduct of all required inspections shall be based on these drawings, the final plat itself, these Subdivision Regulations and other applicable Town specifications for such required improvements and utilities.
(b) 
Unless a specific waiver is requested and granted in writing by the Planning Board, the proposed improvements and utilities shall comply specifically with these Subdivision Regulations and the other applicable Town specifications for such improvements and utilities.
(c) 
Basic drawing layout requirements are the same as those required for the preliminary plat and shall also include rights-of-way, gradients and directional arrows downhill.
(d) 
Designs for waterlines, sewers, streets, bridges and drainage structures shall be prepared by a licensed professional engineer.
(e) 
Complete drainage system for the entire subdivision, with appropriate development staging for each of the final plat sections, shown graphically and related to all existing drainage features.
(f) 
Utility system requirements:
[1] 
Water supply and distribution:
[a] 
Location of source on property or, where piped in, the size of the supply main.
[b] 
Location and size of all distribution mains.
[c] 
Location of fire hydrants.
[d] 
Location of control valves.
[2] 
Sanitary waste disposal systems:
[a] 
Sanitary sewer system design shall be indicated in all cases where public or private sewer connections exist or are proposed.
[b] 
Typical lot layout indicating location of individual system, where appropriate, with reference to house and water supply, and detailed drawing of proposed sanitary waste disposal system.
[3] 
Location of electric, telephone, cable television, gas and other energy-related lines in accordance with Public Service Commission rules and regulations.
[4] 
Location and description of streetlighting.
(g) 
Profile drawing requirements:
[1] 
Drawings shall be prepared with horizontal scale of one inch equals 50 feet and vertical scale of one inch equals 10 feet, unless otherwise approved by the Planning Board.
[2] 
All profiles shall show the existing natural grades, the typical cross-section of existing or proposed roads, the center lines of intersecting roads and system of survey stations.
[3] 
The center-line profile of all proposed roads with dimensions on vertical curves and notations as to gradient and critical elevations.
[4] 
Detailed plans for bridges, culverts or similar structures.
[5] 
The invert profile and location of all storm and sanitary drainage structures (manholes, catch basins, etc.) in street rights-of-way, drainage or other easements.
(h) 
Recreation and community improvements:
[1] 
Landscape plans prepared by registered landscape architect, architect or professional engineer indicating proposed changes in existing grades and landscaping, including the following items: play areas, walkways, incidental shelters, lighting, walls, new trees and shrubs (location, caliper and botanical name) and other required improvements.
(i) 
Final engineering report.
(j) 
A soil and erosion control plan in accordance with the Dutchess County Soil Conservation Service Sediment and Erosion Control Manual.
(4) 
Certifications:
(a) 
Certification of title showing that the applicant is the owner or duly authorized agent of the owner.
(b) 
Written offers of cession to the Town for all proposed public streets, rights-of-way, easements and open spaces shown on the subdivision plat and copies of agreements or other documents showing the manner in which open 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 Town Attorney as to their legal sufficiency.
(c) 
A certificate by the designated Town Engineer certifying that the subdivider has complied with one or both of the following alternatives:
[1] 
All or part of the improvements have been installed in accordance with the requirements of these regulations and with the action of the Planning Board granting approval of the preliminary plat; or
[2] 
A performance bond or equivalent security has been posted available to the Town in sufficient amount to assure completion of all required improvements.
(d) 
Protective covenants and other appropriate devices in form for recording.
(e) 
Letters directed to the Chairman of the Planning Board and signed by a responsible official or any governmental authority or district which must provide necessary utility service, approving the utility installation design and assuring that adequate service will be available to accommodate the needs of the subdivision. Assurance shall also be provided that the long-term ownership and maintenance of the utilities shall be provided in accordance with Article 12 of the Town Law or similarly acceptable mechanism.
(f) 
Letter, in appropriate cases, directed to the Chairman of the Planning Board signed by a responsible official of the State Department of Transportation or the Dutchess County Highway Department approving proposed construction and access on state or county rights-of-way, respectively. If access or construction affects a Town highway, approval of the Town Highway Superintendent shall be similarly required.
(g) 
To the extent required by the Public Health Law and the Dutchess County Sanitary Code, endorsement and approval by the Dutchess County Health Department for the plans for all water supply and sewage disposal facilities shown on the final plat. If Dutchess County Health Department approval is not required, certification by a licensed professional engineer that an approvable individual sewage disposal system location exists on each of the proposed lots and that it is likely that a suitable individual on-site water supply may also be developed on each of the proposed lots.
(h) 
A memorandum and copies of related documentation establishing specific compliance with each of the conditions stated within the preliminary plat approval resolution, including a copy of all necessary permits from county or state agencies which may be required due to the particular circumstances of the subdivision and the nature and location of the intended improvements.