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:
[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.
