The sketch plan initially submitted to the Planning Board shall
be based on Tax Map information or some other accurate base map at
a scale (preferably not less than 100 feet to the inch) which permits
the entire tract to be shown on one sheet. The sketch shall indicate
the following:
A.
The name and address of the owner of record and the name and address
of the applicant.
B.
The name and address of the map preparer.
C.
A map of the entire holding or parcel to be subdivided and indicating
the location of that portion which is to be subdivided in relation
to the entire tract and the adjacent street system.
D.
Topographic contours at intervals of not more than 10 feet based
on United States Geological Survey data and extending not less than
100 feet beyond the boundaries of the parcel.
E.
The Tax Map section, block and lot numbers.
F.
The general location of all utilities and all streets which are either
proposed, mapped or built.
G.
The proposed subdivision layout, including the pattern of lots; lot
width and depth; street layout; recreation areas; and systems of drainage,
sewerage and water supply, not only within the subdivided area but
also in relation to surrounding properties and street patterns.
H.
All existing restrictions on the use of land, including easements
and covenants.
I.
A location map, at a minimum scale of one inch equals 1,000 feet,
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, churches, etc. This map shall be drawn to a scale suitable
to indicate the above features. It shall show North point, scale and
date.
J.
Existing drainage features (e.g., culverts, marshes, ponds and streams)
within the portion to be subdivided and within 100 feet thereof.
K.
Zoning district or districts.
L.
Acreage of each land use and proposed density with supporting calculations,
if required.
A.
Application. An application for a major subdivision shall be submitted
to the Planning Board. Application forms are available from the Planning
Board, and the Planning Board shall specify the number of copies required
for review.
B.
Plat preparation. The preliminary plat shall be prepared by a licensed
land surveyor and shall bear the seal and signature of the surveyor
responsible for its preparation.
C.
Information on plat. In the case of a major subdivision, the subdivision
plat shall include the following data:
(2)
Date, North arrow and scale.
(3)
Names of the owners of adjoining parcels.
(4)
Total acreage for the parcel and the Tax Map number.
(5)
Bold outlines depicting boundaries of the parcel to be subdivided,
plotted to scale.
(6)
Total number of proposed lots and the size of each lot.
(7)
The date of original preparation and of each subsequent revision.
(8)
Graphic scale of no less than 100 feet equals one inch, but preferably
not less than 50 feet to the inch.
(9)
Offers of dedication or statements establishing easements should
be indicated on the drawing.
(10)
Zoning district, including exact boundary lines of the district,
if more than one district, and any standards from the Zoning Law schedules
applicable to the area to be subdivided.
(11)
Wetlands, marshes, rivers, lakes and watercourses. In the case
of a regulated freshwater wetland, the field-delineated boundary of
said wetland shall be shown together with any applicable wetland buffer
area.
(12)
Cut or match lines for two or more drawing sheets shall be indicated
within the site boundaries, with each section numbered according to
the corresponding sheet.
(13)
Adjacent properties. Adjacent properties within 100 feet of
the site which are part of a recorded subdivision plat shall be identified
by the names of the owners of record, together with section, block
and lot numbers.
(14)
Boundaries of special districts. Boundaries of special districts
(such as water, sewer, fire, school, lighting, etc.).
(15)
Topographic contours. Topographic contours at two-foot intervals
referred to the United States Coast and Geodetic Survey data of mean
sea level. Topographic and information shall extend at least 100 feet
beyond the boundaries of the parcel.
(16)
Proposed finished grades shall be indicated.
(17)
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 markers or stakes
of such size and type as are approved by the Town Engineer and shall
be referenced and shown on the plat.
(18)
Street rights-of-way and widening of rights-of-way on the subdivision
and within 200 feet of its boundaries, including the street name,
location and width, center-line elevations at intersections and other
critical points, and other rights-of-way, easements, including restrictions
on use, and highways, streets, sidewalks and municipal boundaries
within 100 feet of the boundaries of the parcel.
(20)
Location and size or capacity of all other utility structures,
such as water and gas mains and power lines, on the subdivision and
within 100 feet of its boundaries.
(21)
Date, location and graphic representation of findings for all
test 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.
(22)
Locations shall be indicated where critical conditions exist,
especially wet conditions.
(23)
Municipal or other public lands and lands designated as parks,
open spaces or for some other public use.
(24)
Buildings and other structures located on and within 100 feet
of the site.
(25)
Location of rock outcrops, isolated trees over 12 inches in
diameter at breast height and clusters of large trees, tree lines,
wooded areas, existing structures, stone walls, roads or lanes, power
lines, easements and other existing improvements within the portion
to be subdivided and within 100 feet thereof.
D.
Accompanying information. The following information shall accompany
a major subdivision application:
(1)
A copy of current recorded deed of the parcel and such covenants
or deed restrictions as are intended to cover all or part of the tract.
(2)
Letter of approval (if applicable) from the Town Highway Department,
the Erie County Highway Department, or the New York State Department
of Transportation relative to access to a public road under its jurisdiction.
(3)
Applicable fee as set by the Town Board.
(4)
Environmental assessment form (EAF).
E.
Proposed site development.
(1)
Proposed streets and street names and right-of-way width.
(2)
The width and location of any streets or public ways or places shown
on the Official Map or the Comprehensive Plan within the area to be
subdivided, together with preliminary street profiles of public ways
proposed by the developer.
(3)
Preliminary center-line elevations at intersections and at principal
changes in gradient.
(4)
Preliminary center-line gradient shown in percent of slope.
(5)
Plans and cross sections showing the proposed location and type of
sidewalks, lighting, 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; and the location of manholes,
basins and underground conduits.
(6)
Lot layout, including lot lines and dimensions scaled to the nearest
foot; suggested location of buildings.
(7)
Building setback line (dashed) and dimensions.
(8)
Identification of the size and configuration of the buildable portion
on each lot, including limits of clearing and grading.
(9)
Proposed easements, parks, and restricted areas, including purpose
and restrictions.
(10)
Designation of areas or rights-of-way which are to be offered
for public dedication or deeded to a homeowners' association
or other private corporation. The Board may require specific recreation
improvements and planting of trees, shrubs, grass and other landscaping
in all areas to be so dedicated.
(11)
Preliminary stormwater drainage system plan. Drainage structures
shall be shown on the preliminary layout, indicating the direction
of flow, the approximate location and size of proposed lines and culverts
and their profiles, as well as connections to existing lines or alternative
means of disposal. This shall include, as required, the proposed size
and location of detention basins and other stormwater management facilities
as required to comply with the State Pollutant Discharge Elimination
System (SPDES) MS4 requirements.
(12)
Preliminary water supply and sewage treatment systems. The approximate
location, size and profiles of all proposed waterlines, valves, hydrants
and sewer lines, connection to existing lines or alternative means
of water supply or sewage disposal and treatment as provided in the
Public Health Law.
(13)
Easements. The boundaries of proposed utility easements located
over or under private property, which easements shall not be less
than 20 feet in width unless otherwise recommended by the Town Engineer
and approved by the Planning Board, and which shall provide satisfactory
access to an existing public highway or other public highway or public
open space for the purpose of maintenance and repair of the utility.
(14)
Entire holdings. If the application covers only a part of the
applicant's entire holding, a map of the entire tract, drawn
at a scale of not less than 400 feet to the inch, shall be provided.
The map shall show an outline of the platted area with its proposed
streets and indication of the probable future street system, including
its grades and drainage in the remaining portion of the tract and
the probable future drainage layout of the entire tract in relation
to the part of the applicant's holdings not included in the application.
F.
Temporary field markers. The Planning Board may require the location
of temporary markers adequate to enable members of the Board to locate
readily and appraise the basic layout in the field. These may include
markers at corners of the site or along road center lines.
A.
The following documents shall be submitted for plat approval:
(1)
If any information from the preliminary plat application has changed,
an application supplying the updated information shall be submitted
to the Planning Board, including an updated deed, if applicable.
(2)
Applicable fee as set by Town Board.
(3)
Major subdivision plat. The plat to be filed with the County Clerk
shall be printed on a Mylar at a dimension as specified by the County
Clerk.
B.
The final plat shall be prepared by licensed design professionals
in accordance with local and state laws and shall any information
required by the Planning Board.
A.
Application. An application for a lot line revision shall be submitted
to the Planning Board. Application forms are available from the Planning
Board, and the Planning Board shall specify the number of copies required
for review. In addition, the application shall include the following:
(1)
Payment of an application fee as prescribed by the Town Board.
(2)
A short environmental assessment form, pursuant to Article 8 of the
Environmental Conservation Law.
(3)
An actual field survey of the boundary lines of the lots involved
in the lot line revision, drawn to scale and giving complete descriptive
data by bearings and distances, made and certified to by a licensed
land surveyor. The survey shall include:
(b)
Names of the owners of lots being revised.
(c)
Name and address of map preparer.
(d)
Tax parcel numbers of lots being revised.
(e)
A North arrow point.
(f)
A map scale.
(g)
The zoning district of the lots.
(h)
The date of the survey and the latest revision date (if any).
(i)
The location of existing and proposed structures, including
offset distances to property lines and highway right-of-way boundaries,
and indicating conformance to zoning district requirements.
(j)
The area of the lots prior to and subsequent to the lot line
revision.
(k)
Location of existing or proposed easements, deed-restricted
areas, streets, paved areas, public or private utilities, manholes,
catch basins, or other public or private improvements located within
the area of the lot line revision or immediately adjacent thereto.
(l)
The location of intersection of driveway(s) with public road.
(m)
Name, approval date, map reference and preparer of original
subdivision.
B.
Accompanying information. The following information shall accompany
a lot line revision application: a copy of the current recorded deed
for each lot being affected by the lot line revision together with
copies of any recorded covenants, restrictions or easements affecting
the lots.
