The sketch plan should include the following information, but
in some circumstances some of these requirements may be waived in
the discretion of the Board. 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 100
feet to the inch, to enable the entire tract to be shown on one sheet.
A.
A boundary map of the entire holding, indicating the location of
that portion which is to be subdivided in relation to the entire tract
and the distances to the nearest street intersection.
B.
Topographic contours at intervals of not more than 20 feet.
C.
The names of the owners of all adjoining properties, including those
across streets, as disclosed on the current tax roll.
D.
The name of the record owner and the Tax Map section, block and lot
numbers.
E.
All the utilities available and all streets which are either proposed,
mapped or built, together with their existing width; all easements
of record.
F.
The proposed pattern of lots (including lot width and depth), street
layout, recreation areas, systems of drainage, sewerage and water
supply within the area to be subdivided, but with reference to surrounding
properties and street patterns.
G.
All existing restrictions on the use of land, including covenants
and easements, in addition to the above utility easements.
H.
A location map at a minimum scale of one inch equals 2,000 feet or
1:24,000 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, taverns, churches, etc. This map shall
be drawn to such scale that it will be able to indicate clearly the
above features and with sufficient specificity to inform the Planning
Board as to the applicability of the requirements of § 239-n
of the General Municipal Law. The map shall also be marked with the
North point and show scale and date.
I.
Existing drainage features, e.g., culverts, marshes, ponds and streams,
within the portion to be subdivided and within 200 feet thereof, on
or off the subject holding.
J.
Site conditions: rock outcrops, isolated trees over 12 inches in
diameter and all trees over 24 inches in diameter, orchards, hedges,
other ornamental landscaping, wooded areas, lawn and/or garden areas,
existing structures, stone walls, roads, alleys, lanes, power lines
and other existing improvements, within the portion to be subdivided
and within 200 feet thereof.
K.
Zoning district or districts within 200 feet.
L.
Acreage of each land use and density proposed.
M.
In the case of a boundary line change, a new perimeter deed showing
the transferred property included in the plot to which it is to be
transferred.
In the case of minor subdivision only, the subdivision plat
application shall include the following information:
A.
A copy of such covenants or deed restrictions as are intended to
cover all or part of the tract.
B.
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, including actual topographic contours
at two-foot intervals if a septic system is involved or at intervals
of not more than 10 feet if the property is to be sewered. The corners
of the tract shall also be located on the ground and marked by monuments
as approved by the Village Engineer and shall be referenced and shown
on the plat.
C.
All on-site sanitation and water supply facilities shall be designed
to meet the minimum specifications of the State Department of Health,
where required, and a note to this effect shall be stated on the plat
and signed by a licensed engineer.
D.
Proposed subdivision name, name of the municipality and county in
which it is located.
E.
The date, North point, map scale, name and address of record owner
and subdivider.
F.
Such of the information required for the sketch plan as may be specified
by the Planning Board.
G.
The plat to be filed with the County Clerk shall be printed upon
linen or other acceptable transparent material. The size of the sheet
shall be not less than 8 1/2 inches by 11 inches or more than
34 inches by 44 inches.
The following documents shall be submitted for approval of the
preliminary plat:
A.
Five copies of the preliminary plat prepared by a design professional
providing the following information:
(2)
Title block.
(a)
Name of the subdivision, and the name of the municipality and
county in which it is located.
(b)
Name and address of the subdivider, record owner, and Tax Map
section, block and lot number(s).
(c)
Name and address, license number and seal and signature of the
design professional who prepared the drawings.
(d)
Total acreage for the 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)
Magnetic North point and the date taken, or true North.
(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 statement should be indicated on the drawing.
(5)
All properties within 300 feet of the site boundaries shall be identified
by the names of the owners of record, together with section, block
and lot numbers.
(6)
Topographic contours at two-foot intervals if a septic system is
involved or at intervals of not more than 10 feet if the property
is to be sewered.
(7)
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 monuments of such
size and type as approved by the Village Engineer and shall be referenced
and shown on the plat.
(d)
Outline of stormwater watersheds tributary to drainage structures
and their approximate area in acres, including those which extend
beyond the boundaries of the subdivision.
(f)
Location, size and capacity of water and sewer lines, and the
location of gas mains and power lines for the subdivision.
(g)
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:
(h)
Subsurface data in accordance with the Orange County Department
of Health requirements in unsewered areas:
[1]
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]
Test hole locations shall include critical conditions and areas
where drainage structures requiring seepage are to be constructed.
(i)
Buildings and other structures located on and to within 100
feet of the site.
(j)
Location of rock outcrops, wooded areas, isolated trees with
a diameter of eight inches or more as measured three feet above the
base of the trunk, and such significant existing features as may be
required by the Planning Board.
(8)
Proposed site development. (See Article V.)
(a)
Streets.
[1]
Name (to be checked with the Village Clerk prior to submission
to avoid duplication).
[2]
The width and location of any streets or public ways or places
shown on the Official Map or the Comprehensive Development Plan, if
such exists, within or bordering the area to be subdivided, together
with street profiles and right-of-way widths of all streets or public
ways proposed by the developer.
[3]
Tentative center-line elevations at intersections and at principal
changes in gradient.
[4]
Tentative center-line gradient shown in percent of slope.
[5]
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.
[6]
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 other interests in property which are
to be offered for public dedication or deeded to a homeowner's
association or other private corporation with clear indications of
proposed changes in grades, use restrictions and landscaping thereon.
The Board may require specific recreation improvements and planting
of trees (see Tree Ordinance[2]), shrubs, grass and other landscaping in all areas to
be dedicated.
[2]
Editor's Note: See Ch. 161, Trees, Shrubs and Bushes.
(d)
Preliminary stormwater drainage system plan. Drainage structures
shall be shown on the preliminary layout, indicating the approximate
location and size of proposed lines and culverts and their profiles;
connection to existing lines or alternate means of disposal shall
be shown.
(e)
Preliminary water supply and sewage treatment systems. The approximate
location, size and profiles of all proposed water lines, valves, hydrants
and sewer lines. Connection to existing lines or alternate 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
map or the Official Map.
B.
Entire holdings. If the application covers only a part of the subdivider's
entire holding, a map of contiguous parcels of land under one ownership
or common control, 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
development of the part of the subdivider's entire holding submitted
shall be considered in the light of the entire holdings.
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 markers. The Planning Board may require the location of
temporary 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 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 final plat approval
in the case of a major subdivision:
A.
The plat to be filed with the County Clerk shall be printed upon
linen or other acceptable transparent material. The size of the sheets
shall be not less than 8 1/2 inches by 11 inches or more than
34 inches by 44 inches, including a margin for binding of two inches
outside of the border along the left side and a margin of one inch
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 oriented
with the North point at the top 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, and two boxes two inches by 3 1/4
inches provided for the Board's stamp of preliminary and final
approval.
(2)
The 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]
Number identification by a suitable system of consecutive numbers.
Numbers shall be circled and shall relate to the Village Tax Maps.
[2]
Lot lines with accurate dimensions to the nearest hundredth
of a foot and bearings to nearest five seconds.
[3]
Building setback lines with dimensions, grades and location
of all proposed buildings.
[4]
Lot areas for each lot measured accurately to the nearest square
foot.
[5]
House numbers shall be assigned in accordance with the Village
plan.
(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 homeowner's 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 to the nearest 0.01
of a foot and bearings to nearest five seconds.
[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)
Sufficient data acceptable to the Village Engineer to determine
readily the location, bearing and length of every street line, lot
line and boundary line, and to reproduce such lines upon the ground,
where practicable, these should be referenced to monuments included
in the state system of plane coordinates and, in any event, should
be tied to reference points previously established by a public authority.
(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.
B.
Public improvement plan and profiles.
(1)
The performance bond and the inspection service shall be based on
this drawing, the final plat itself, this chapter and the Village
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 this chapter and the Village specifications for such public improvements
and utilities.
(3)
Basic drawing layout requirements are the same as those required for the preliminary plat (see § 139-12) and shall also include rights-of-way, gradients and directional arrows downhill.
(4)
Designs for water lines, sewers, streets, bridges and drainage structures
shall be prepared by a professional engineer licensed to practice
in the State of New York.
(5)
Drainage system requirements. 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)
Utility systems requirements.
(b)
Sanitary waste disposal system.
[1]
Sanitary sewer system design shall be indicated in all cases
where public or private sewer connections exist or are proposed.
[2]
Lot layout indicating the location of an individual system with
reference to house and water supply and a detailed drawing of the
proposed sanitary waste disposal unit.
(c)
The location of electric, telephone and television cable and
gas lines and whether any wires are proposed to be above ground.
(d)
The location and description of outdoor lighting.
(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 a 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 rights-of-way
and in drainage easements.
(8)
Recreation and landscape improvements, if required.
(a)
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, botanical name and size), tennis court,
decorative pools and all similar improvements.
(b)
Clubhouse, swimming or wading pool and other major improvements:
plans and elevations or prospective rendering by a design professional.
C.
Certifications.
(1)
Certification of title showing that the applicant is the owner.
(2)
Written offers of cession to the Village 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 Village Attorney as to their legal
sufficiency.
(3)
A certification by the Village Engineer certifying that the subdivider
has complied with one or both of the following alternatives:
(4)
Protective covenants in form for recording.
(5)
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 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.
(6)
Letters in appropriate cases directed to the Chairman or the Planning
Board 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.
(7)
Other data, such as certificates, affidavits, endorsements or deductions
as may be required by the Planning Board in the enforcement of this
chapter.
[Amended 11-17-1986 by L.L. No. 2-1986]
A.
Sketch plan submission. For sketch plans, a fee shall be paid at
the time an application and the required maps are submitted. The amount
of this fee shall be prescribed by the schedule of fees established
by resolution of the Board of Trustees. This shall be the only fee
required for a boundary line change or two-lot subdivision.
B.
Minor subdivision, final plat approval. For minor subdivisions, a
final plat submission fee shall be paid at the time the required maps
are submitted, prior to the meeting with the Planning Board. This
fee shall be prescribed by the schedule of fees established by resolution
of the Board of Trustees.
C.
Major subdivision, preliminary plat approval. For major subdivisions,
a preliminary plat submission fee shall be paid at the time of filing
of the preliminary layout. The amount of this fee shall be prescribed
by the schedule of fees established by resolution of the Board of
Trustees.
D.
Major subdivision, final plat approval. No fee shall be required.
E.
Additional lots. An additional fee shall be required for each lot
not shown on the preliminary plat. This fee shall be prescribed by
the schedule of fees established by resolution of the Board of Trustees.
F.
Inspection fee. The Village Board shall provide for the inspection
of required improvements during and after construction to ensure their
satisfactory completion and shall require the subdivider to pay an
inspection fee to the Village of Cornwall-on-Hudson. The subdivision
plat shall not be signed by the Chairman of the Planning Board unless
such fee has been paid at the time of final plat approval. The amount
of such inspection fee shall be prescribed by the schedule of fees
established by resolution of the Board of Trustees.
