A.
The items which are checked must be included in your bond.
(1)
Recite name of subdivision plan and date of final approval
by Planning Board.
(2)
Obligation clause should read as follows: "NOW, therefore,
the condition of this obligation is such that if the principal shall
well and truly prior to the _____ day of __________ 19_____."
(a)
Grade and pave the highways shown on said subdivision
plan in accordance with the specifications of the Town of Orangetown,
install street signs, sidewalks, streetlights, streetlighting standards,
underground public utilities, curbs, gutters, street trees, and water
mains as required by the Town of Orangetown.
(b)
Grade the land in the subdivision so that the final
grade is as shown on the approved subdivision plan or in accordance
with any change approved by the Planning Board.
(c)
Install the storm and lot drainage facilities shown
on the drainage map approved with the said subdivision plan in accordance
with the requirements of the Town of Orangetown.
(d)
Install the sanitary disposal facilities shown on
said subdivision plan and/or required in connection with the development
of said plan in accordance with the specifications of the New York
State Department of Health, the Rockland County Health Department
and the Town of Orangetown.
(e)
Maintain the highways and improvements and all drainage
and sanitary sewage disposal facilities for a period of one year from
the date of completion and acceptance thereof by the Town.
(f)
Pay the cost of the construction of the highways,
drainage, sanitary facilities and all other improvements which will
be dedicated to the Town of Orangetown.
(g)
At the expiration of the maintenance period, or sooner
if required by the Town, dedicate the highways and improvements and
drainage and sewage facilities and all required easements to the Town
of Orangetown free and clear of all liens and encumbrances.
(h)
Comply in all respects with the subdivision regulations
of the Town of Orangetown.
(i)
Not later than 30 days after completion, dedicate
said sewer system together with all necessary easements to the Sewer
Department of the Town of Orangetown free and clear of all items and
encumbrances.
(j)
Furnish the Sewer Department with cloth tracing and
two white prints showing the sewer system as built, the location of
all spurs and details of any pumping stations or appurtenances.
(k)
Any special conditions required of this subdivision
which are as follows:
(3)
The bond shall be executed and acknowledged by the principal
and surety.
(4)
The surety must be authorized to do business in the State
of New York.
(5)
A certified check and personal obligation form similar
to the above may be substituted for a surety bond.
(6)
A certified check should be payable to the order of the
Town of Orangetown.
(7)
The amount of the performance bond and associated inspection
fees shall be calculated by the Town Engineer and submitted to the
Planning Board, which shall formally set the amount and term of the
performance bond. The term of the performance bond shall be measured
from the date the Planning Board sets the amount and term of the bond.
[Amended 7-24-2006 by L.L. No. 11-2006]
(8)
The bond and collateral shall be delivered by the principal
to the Clerk of the Planning Board, who shall forward the bond and
collateral to the Town Attorney's office for review. Upon approval
as to form and substance by the Town Attorney's office, the bond
and collateral shall be submitted by the Town Attorney's office
to the Town Board to accept, receive and file the bond by formal Town
Board resolution. Pursuant to the Town Board resolution accepting
the performance bond and collateral, the Town Clerk shall receive
and file the bond and accept the collateral.
[Amended 7-24-2006 by L.L. No. 11-2006]
(9)
One copy of this checklist, together with the attached
memo slips, properly filled out, are to be returned with the bond.
(10)
The developer may apply to the Planning Board to
reduce the bond after all or a portion of the work has been completed.
A public hearing on reduction will be scheduled by the Planning Board.
The developer must submit recommendations of appropriate Town department
regarding bond reductions. Reduction of the bond is at the discretion
of the Planning Board.
A.
Essential requirements.
(1)
All applications for a division of property, so referred
to it, shall be reviewed by the Town's Architectural Review Board
in order to make recommendations to the Planning Board.
[Amended 1-24-2000 by L.L. No. 1-2000]
(2)
File in duplicate a form entitled "Application for Subdivision
Approval" answering all questions pertinent to the request of the
applicant. It is essential to supply the names and addresses of abutting
property owners and owners across any and all adjoining streets as
per item No. 4 on said form (corrected to suit on form).
(3)
Supply a clear and concise description of the location
of the premises involved with relation to other streets in the area.
(4)
Four copies of a plot plan to be supplied, prepared by
a licensed surveyor or professional engineer, which shall show the
following:
(a)
Name of subdivision, if any North arrow, total area
involved and number of lots and the area of each lot;
(b)
Elevations at all lot corners and existing contours;
if any grading is contemplated, show proposed contour lines also;
(c)
All districts in which located, i.e., water, fire,
light, school and zoning; sewers, if available or proposed, shall
be stated as "Orangetown Sewer District," except if it is in a Special
Improvement District, then use appropriate title;
(d)
Name and address of owner and of the surveyor or
engineer;
(e)
Any and all easements shall be shown;
(f)
Unless waived by the Board at the time of the hearing,
a note shall be placed on the final map stating: "Facilities for electric
and telephone service shall be installed underground."
(g)
Iron pins, unless otherwise required by the Planning
Board, shall be shown;
(h)
Distance along the road to the nearest existing fire
hydrant shall be shown;
(i)
Exact location of any and all existing structures
and distances of same from any newly created lot lines;
(j)
A vicinity map drawn at a small scale showing streets
within 1,000 feet, and at least to the nearest intersecting street;
(k)
One of the four plot plans to be supplied shall bear
drainage approval by the Town Engineer after his inspection of the
premises. The Planning Board may in any special case require the Consulting
Engineers of the township to inspect and report on drainage. Such
charges therefor are to be borne by the applicant;
(l)
Concrete sidewalks and curbs must be shown and installed,
unless waived by the Board; and
(m)
A note shall be placed on the final map stating:
"No building permit will be issued until sewage disposal arrangements
have been approved by the Rockland County Health Department and and/or
the Town of Orangetown."
(5)
If public sewers are available within the required distance,
a letter from the Superintendent of Sewers is required indicating
that a connection thereto may be made.
(6)
A check in the amount of $20, made to the order of the
Town of Orangetown, shall be submitted with the application as an
advance payment of the expenses involved in processing the application.
(7)
After the public hearing before the Town Planning Board,
and provided that approval is granted, the vellum (all plans must
be on linen) of the plot plan from which the copies are made shall
be presented for the stamped approval of the Planning Board. This
vellum is then to be filed for record in the County Clerk's office,
and it must be of a size either 20 inches by 20 inches or 20 inches
by 40 inches.
(a)
At the time of release of the signed vellum to the
developer or his duly authorized agent for filing in the County Clerk's
office, the Planning Services Department will indicate the number
of black-and-white prints of the final filed vellum which are to be
supplied to said Department for the necessary distribution thereof.
(8)
Depending upon the type of application (if buildings are
involved), approval of the Town's Architectural Review Board
may be required before the filing of the vellum.
[Amended 1-24-2000 by L.L. No. 1-2000]
B.
Notes.
(1)
Only one hearing before the Planning Board is required
in cases of minor subdivisions instead of the three required for major
subdivisions.
(2)
A metes-and-bounds description of the premises is not
required in lieu of a clear and concise description of its location.
(3)
If new roads or road extensions are not involved, usually
no referral to the Rockland County Planning Board will be necessary
unless the premises are within 500 feet of a township boundary or
a state- or county-owned parcel of land on which a public building
is situated or the right-of-way of a limited access highway or a state
or county park boundary.
Essential information to be shown on major subdivision maps
is as follows:
A.
Name of subdivision and name and address of record owner
and engineer or surveyor. The submitted plan shall bear an original
date and identifying drawing number; also, if more than one sheet,
they shall be numbered in series and include dates of revisions, if
any, with a description of the revisions.
B.
True arrow North and scale.
C.
Vicinity Map.
D.
Total acreage and number of lots in subdivision.
E.
Location of proposed park or recreation site.
F.
Each lot to show number of square feet and bear a lot number.
G.
Names of existing and new streets.
H.
Districts in which located (school, fire, water, lighting,
sewer, zoning and any others). If any district changes or terminates
within the confines of the subdivision, especially a zoning district
or a school district, such division line shall be clearly delineated.
I.
Petition to Town Board for establishment of districts,
if not already established.
J.
Land contours of the development and contiguous areas,
present and final, and method of draining land and elevations at lot
corners, elevation to be at one-hundred-foot intervals and at change
of grade, direction of flow to be indicated by arrows, indicating
neighboring topography.
K.
Exact location of ditches and watercourses, and easements,
if any.
L.
Location of curbs and sidewalks. Where any drainage courses
are to be established, the plan shall bear a notation stating: "Lot
drainage shown shall constitute easements running with the land and
are not to be disturbed."
M.
Location and size of sewer and water lines with the location
of fire hydrants clearly indicated. Two copies of a marked map shall
be submitted indicating the approval of the hydrant location by the
appropriate fire department authorities. If no hydrants are required,
the fire department authorities shall so state. The distance from
the development of existing hydrants along existing roads shall be
appropriately marked.
N.
The plan shall bear a notation stating: "Facilities for
all utilities including electric and telephone service shall be installed
underground." If this requirement is waived, the notation shall so
indicate. Streetlighting standards, as approved by the Town Board
in writing, shall be shown.
O.
A typical lot plan showing yard distances and location
of required tree(s) for each lot.
P.
Monuments at all corners and angle points of boundaries
of original tract.
Q.
Approval of appropriate Superintendent of Highways, where
required.
R.
Approval of Rockland County Department of Health.
S.
Show all existing structures and indicate proposed ultimate
disposition.
T.
Show all existing structures over 100 years old.
U.
Show all proposed widening of road right-of-way and/or
paving. (Developer should be familiar with State Building Code and
note that adherence to Section A-301(D) will be required).
PLANNING BOARD — TOWN OF ORANGETOWN, NEW YORK
MAJOR SUBDIVISION
SUBDIVISION CHECK LIST
One copy of this list is to be maintained by the Planning and
Zoning Office and it is recommended that the subdivider keep one copy
as a record of the status of his plat by checking the appropriate
line below as the plat progresses.
A.
Identification.
|
Initial When Completed
| ||||
|
_____
|
1.
|
Application No._____ Date_____.
| ||
|
_____
|
2.
|
Classification: Major _____ Minor _____.
| ||
|
3.
|
Names of:
| |||
|
_____
|
a.
|
Subdivision __________
| ||
|
_____
|
b.
|
Owner __________ Address __________ Telephone No.__________
| ||
|
_____
|
c.
|
Applicant __________ Address __________ Telephone No.__________
| ||
|
_____
|
d.
|
Attorney or Agent__________
| ||
|
Address __________
| ||||
|
Telephone No. __________
| ||||
|
_____
|
e.
|
Surveyor or Engineer __________
| ||
|
Address __________
| ||||
|
Telephone No. __________
| ||||
|
_____
|
f.
|
Fronting Street(s) __________
| ||
|
_____
|
g.
|
Fire District __________
| ||
|
_____
|
h.
|
School District __________
| ||
|
_____
|
i.
|
Sewer District __________
| ||
|
_____
|
j.
|
Zoning District __________
| ||
|
k.
|
Water
| |||
|
l.
|
Lighting
| |||
|
4.
|
Dates of:
| |||
|
_____
|
a.
|
Informal discussion and classification of Sketch Plan
| ||
|
_____
|
b.
|
Subdivision of Basic Layout (Major Subdivisions only)
| ||
|
_____
|
c.
|
Informal Hearing on Basic Layout (Major Subdivisions only)
| ||
|
_____
|
d.
|
Application for Hearing on Formal Plat (Within six months of
latest Informal Hearing)
| ||
|
_____
|
e.
|
Decision of A C.A.B.R.
| ||
|
_____
|
f.
|
Statutory Hearing on Formal Plat (Within 30 days of application
for Hearing)
| ||
|
_____
|
g.
|
Planning Board action on Final Plat (Within 45 days of Statutory
Hearing unless mutually extended)
| ||
|
_____
|
h.
|
Filing of Formal Plat (Within 90 days of approval)
| ||
|
_____
|
5.
|
Site acreage __________
| ||
|
6.
|
Lots:
| |||
|
_____
|
a.
|
Number existing _____
| ||
|
_____
|
b.
|
Number proposed _____
| ||
|
_____
|
c.
|
Minimum square feet _____
| ||
|
_____
|
7.
|
Fees __________
| ||
B.
ESSENTIAL INFORMATION TO BE SHOWN ON MAJOR SUBDIVISION
MAPS.
|
Action by Subdivider
| |||
|
_____
|
1.
|
Name of subdivision and name and address of record owner and
engineer or surveyor.
| |
|
_____
|
2.
|
True north arrow and scale.
| |
|
_____
|
3.
|
Vicinity Map.
| |
|
_____
|
4.
|
Total acreage and number of lots in subdivision.
| |
|
_____
|
5.
|
Location of proposed park or recreation site.
| |
|
_____
|
6.
|
Each lot to show lot number and number of square feet.
| |
|
_____
|
7.
|
Names of existing and proposed streets.
| |
|
_____
|
8.
|
Districts in which located (school, fire, water, lighting, sewer,
zoning, and all others.)
| |
|
_____
|
9.
|
Petition to Town Board for establishment of districts if not
already established.
| |
|
_____
|
10.
|
Land contours present and final, and show method of draining
land and elevations at lot corners, elevations to be at 100'
intervals and at change of grade, direction of flow to be indicated
by arrows.
| |
|
_____
|
11.
|
Exact location of ditches and watercourses and easements, if
any.
| |
|
_____
|
12.
|
Location of curbs and sidewalks.
| |
|
_____
|
13.
|
Location of fire hydrants (new and existing).
| |
|
_____
|
14.
|
Indicate underground utilities.
| |
|
_____
|
15.
|
Typical lot plan showing yard distances, and location of required
tree(s) for each lot.
| |
|
_____
|
16.
|
Monuments at all corners and angle points of boundaries of original
tract.
| |
|
_____
|
17.
|
Approval of appropriate Superintendent of Highways, where required.
| |
|
_____
|
18.
|
Approval of Rockland County Department of Health.
| |
|
_____
|
19.
|
Show all existing structures and indicate proposed ultimate
disposition.
| |
|
_____
|
20.
|
Show all existing structures over 100 years old.
| |
|
_____
|
21.
|
Show all proposed widening of road right-of-way and/or paving.
| |
|
(Developer should be familiar with State Building Code and note
that adherence to Section A-301(D) will be required).
| |||
C.
CHRONOLOGICAL STEPS PRIOR TO FINAL APPROVAL.
|
Action by Subdivider
| ||||
|
_____
|
1.
|
Retain a duly licensed surveyor or engineer.
| ||
|
2.
|
Secure the following documents relating to the site:
| |||
|
_____
|
a.
|
Survey, including topography.
| ||
|
_____
|
b.
|
Title search.
| ||
|
_____
|
c.
|
Location Map.
| ||
|
3.
|
Secure the following official documents of the Town of Orangetown:
| |||
|
_____
|
a.
|
Zoning Code
| ||
|
_____
|
b.
|
Building Code
| ||
|
_____
|
c.
|
Subdivision Regulations
| ||
|
_____
|
d.
|
Street Specifications
| ||
|
_____
|
e.
|
Application form for preliminary subdivision approval by the
Planning Board.
| ||
|
4.
|
Refer to the following documents of the Town of Orangetown:
| |||
|
_____
|
a.
|
Town Development Plan
| ||
|
_____
|
b.
|
Official Map
| ||
|
5.
|
Secure the following documents of the County Health Department.
| |||
|
_____
|
a.
|
Notes regarding preparation and submission of plans for Realty
Subdivision.
| ||
|
_____
|
b.
|
Application form for approval of Subdivision Realty Maps.
| ||
|
_____
|
6.
|
Secure preliminary review of site by County Health Department
as to suitability for use intended, minimum lot sizes, water supply,
drainage and sewerage.
| ||
|
_____
|
7.
|
Prepare Sketch Plan of general proposals on the print of topographic
survey.
| ||
|
_____
|
8.
|
Obtain appointment through Clerk of the Planning Board for informal
discussion of the proposed subdivision and pay application fee.
| ||
|
_____
|
9.
|
Prepare basic layout of proposed subdivision complying with
all regulations insofar as possible but omitting computations except
approximate profiles, street widths and lot sizes. Contact Orange
and Rockland Utilities and the New York Telephone Company regarding
underground utilities and furnish maps.
| ||
|
_____
|
10.
|
Secure letter from County Health Department relative to proposed
basis layout.
| ||
|
11.
|
For Major Subdivisions file formal application for preliminary
approval of the basic layout and provide the following initial documents:
| |||
|
_____
|
a.
|
Three copies of basic layout with topographical map and rough
profiles of proposed streets.
| ||
|
_____
|
b.
|
Vicinity map showing relation to adjacent properties and general
area.
| ||
|
_____
|
c.
|
Evidence of legal ownership of property.
| ||
|
_____
|
d.
|
Obtain recommendations of Shade Tree Commission and other advisory
agencies.
| ||
|
_____
|
e.
|
List of exceptions to regulations, codes, ordinances, and specifications
desired by subdivider.
| ||
|
_____
|
f.
|
Deed restrictions existing and proposed.
| ||
|
Date of Application Filing _____
| ||||
D.
ACTION BY PLANNING BOARD
|
_____
|
1.
|
Review documents for possible omissions or errors, notify subdivider
by letter of additional items necessary, if any.
| ||
|
_____
|
2.
|
Classify subdivision.
| ||
|
_____
|
3.
|
Schedule preliminary public hearing for Major Subdivision, at
least five days in advance, send written notice to adjacent owners
and interested parties.
| ||
|
_____
|
4.
|
Hold preliminary hearing on Major Subdivisions.
| ||
|
_____
|
5.
|
Consider recommendation on subdivision from advisory agencies.
| ||
|
_____
|
6.
|
Refer proposed park and school sites, if any, to the Town Park
Commission, Town Board, and school agency.
| ||
|
7.
|
Convey the following to the subdivider in a formal communication:
| |||
|
_____
|
a.
|
Specific changes required, if any.
| ||
|
_____
|
b.
|
List of requirements which the Planning Board will waive and
detailed reasons for each item waived.
| ||
|
_____
|
c.
|
Present approved preliminary plan to Orange and Rockland Utilities
and New York Telephone Company.
| ||
|
Date of Communication __________
| ||||
E.
ACTION BY SUBDIVIDER.
|
Subdivider must submit plat to Planning Board in final form
suitable for filing within six months after the date of preliminary
hearing for a Major Subdivision or date of classification for Minor
Subdivision. The Plat shall already bear the approval of the County
Health Department.
| ||||
|
Lapse Date __________
| ||||
|
_____
|
1.
|
Prepare subdivision plat in form suitable for filing, complying
with regulations as amended by Planning Board's written communications.
| ||
|
_____
|
2.
|
Submit subdivision plat to County Health Department for approval.
| ||
|
Date submitted __________
| ||||
|
Signature of receiving official __________
| ||||
|
Date approved __________
| ||||
|
3.
|
File application for final approval accompanied by following
documents.
| |||
|
_____
|
a.
|
Original tracing of the Plat, with complete utility layout including
streetlights.
| ||
|
_____
|
b.
|
Sketch layout of entire tract if a portion only is submitted
for present approval and filing.
| ||
|
_____
|
c.
|
Dedication papers for all lands proposed to be ceded by the
subdivider approved as to form by the Town Attorney. It should be
noted that although the subdivider is required to tender offers of
cession of any land he desires to dedicate, the approval of the plat
by the Planning Board in no way constitutes acceptance by the Town
of such land.
| ||
|
_____
|
d.
|
Any offer of money-in-lieu of Park or Recreation land.
| ||
|
_____
|
e.
|
Certificate of satisfactory completion of all required improvements
signed by duly designated approving officials or performance bond
approved as to form, manner of execution and surety by the Town Attorney
and as to sufficiency by the Town Superintendent of Highways, Superintendent
of the Sewer Department, and others.
| ||
|
_____
|
f.
|
Abstract of title, certified by a title insurance company authorized
to do business in the State of New York or by an attorney and counselor
at law approved by the Town Board, of all land included in streets
or other areas for public use not specifically reserved by the subdivider.
| ||
|
_____
|
g.
|
Copies of all private restrictions or agreements or other documents
showing the manner in which areas reserved by deed covenant for the
common use of property owners in the subdivision are to be maintained.
| ||
|
_____
|
h.
|
Copies of any petitions filed for water and sewer main extensions
required by these regulations certified by the appropriate official.
| ||
|
_____
|
i.
|
Final approval of Architectural and Community Appearance Board
of Review.
| ||
|
_____
|
Date of Application filing __________
| |||
|
_____
|
Signature of receiving official __________
| |||
F.
ACTION BY PLANNING BOARD.
|
Planning Board must act within 45 days after date of application.
| ||||
|
Lapse date __________
| ||||
|
_____
|
1.
|
Review documents for compliance with regulations as amended.
Notify subdivider by letter of additional items, if any, required
for full compliance.
| ||
|
_____
|
2.
|
Schedule statutory public hearing and advertise same at least
five days in advance.
| ||
|
Date of Hearing __________
| ||||
|
_____
|
3.
|
Hold final hearing.
| ||
|
_____
|
4.
|
Take final action. EITHER,
| ||
|
a.
|
Approve plat and affix stamp and signature.
| |||
|
Date of Approval __________
| ||||
|
b.
|
Disapprove plot and attach letter stating reasons.
| |||
|
Date of Disapproval __________
| ||||
|
c.
|
Verify modifications and approve plat and affix stamp and appropriate
signature(s).
| |||
|
Date of Approval as checked __________
| ||||
|
_____
|
5.
|
Return plat to subdivider.
| ||
G.
ACTION BY SUBDIVIDER.
|
Subdivider must file within 90 days after date of approval.
| |||
|
Lapse date __________
| |||
|
_____
|
1.
|
File plat at office of the County Clerk. Date of Filing __________
| |
|
_____
|
2.
|
Provide Planning Board with black and white prints of plat with
County Clerk's recording date indicated thereon, and one map
with scale of 100' to the inch.
| |
|
At the time of release of the signed vellum to the developer
or his duly authorized agent for filing in the County Clerk's
Office, the Planning Services Department will indicate the number
of black and white prints of the final filed vellum which are to be
supplied to said Department for the necessary distribution thereof.
| |||
