The applicant shall submit an application form for review and approval of a subdivision, including a sketch plan.
The sketch plan initially submitted to the Administrative Assistant shall be based on Tax Map information or some other similarly accurate base map at a scale (preferably not less than 400 feet to the inch) to enable the entire tract to be shown on one sheet. The sketch plan shall be submitted, showing the following information:
The location of that portion which is to be subdivided in relation to the entire tract and the distance to the nearest existing street intersection (if not included on map).
All existing structures, wooded areas, floodplains, wetlands, streams and other significant physical features within the portion to be subdivided and within 200 feet thereof. Topographic contours shall also be indicated at intervals of not more than five feet based on United States Geological Survey datum.
The Tax Map street, block and lot numbers, if available.
All the utilities available and all existing streets and zoning districts of all surrounding lands.
In the case of a minor subdivision, the final subdivision plat shall include the following information (Note: A minor subdivision may not require the preliminary plat step.):
A copy of such covenants or deed restrictions as are intended to cover all or part of the tract.
An actual field survey of the boundary lines of the proposed subdivision, 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 monuments as approved by the Highway Superintendent and shall be referenced as shown on the final plat.
All on-site sanitation and water supply facilities shall be designed to meet the minimum specifications of the Department of Health, and a note to this effect shall be stated on the final subdivision plat signed by a licensed engineer.
The proposed subdivision name and name of the Town and county.
The date, North point, map scale, name, signature and address of the record owner and/or subdivider.
The plot shall be filed with the Town Assessor. (If more than four lots are created within three years, Niagara County imposes further restrictions.)
Drainage details of each subdivided lot and of the entire tract shall be submitted. Elevations of at least the lot corners and first floor of the proposed house shall be shown. On-site drainage shall generally require that the finished first-floor elevation or garage floor be within one foot of the existing lot grade and/or within one foot of the elevations of adjacent properties.
The Code Enforcement Officer/Building Inspector and/or Town Engineer shall review both the plan and the site for adequacy prior to issuing any building permits. No occupancy permit shall be issued until all subdivision drainage work is completed and accepted by the Building Inspector.
A temporary occupancy permit may be issued for a maximum of 120 days by the Code Enforcement Officer/Building Inspector if weather conditions prohibit completion of drainage grading. Upon expiration, the temporary permit must be replaced with a permanent permit or be revoked.
A stormwater pollution prevention plan (SWPPP), if required for the proposed subdivision under Article XIV of Chapter 247, Zoning, of the Town Code, together with the recommendation of the Stormwater Management Officer to approve, approve with modifications, or disapprove the SWPPP pursuant to § 247-88B of the Town Code. If an SWPPP is submitted together with a minor subdivision plat pursuant to this section, such SWPPP and plat shall comply with the requirements of Article XIV of Chapter 247, Zoning, of the Town Code.
The following documents shall be submitted for approval:
Fourteen copies of the preliminary plat prepared at a scale of not more than 100 feet but preferably not less than 50 feet to the inch, showing:
Proposed subdivision name, name of Town and county in which it is located, date, true North point, map scale, name, signature and address of the record owner, subdivider and engineer or surveyor, including license number and seal.
The name and map cover numbers of all subdivisions immediately adjacent and the name of the owners of record of all adjacent property not in a recorded subdivision.
Zoning district (including exact boundary lines, if more than one district) and any proposed changes in the Zoning Ordinance Map or text applicable to the area to be subdivided.
All parcels of land proposed to be dedicated to public use and the conditions of such dedication.
Location of existing property lines, easements, wetlands, floodplains, buildings, watercourses, marshes, rock outcrops, wooded areas and other significant existing features for the proposed subdivision and adjacent property.
Location of existing sewers, water mains, fire hydrants, culverts and drains on the property or in adjacent streets, with pipe sizes, manhole inverts, grades and direction of flow.
Contours with intervals of five feet or less as required by the Board, including elevations on existing roads, and approximate grading plan if natural contours are to be changed more than two feet.
The width, location, grades and street profiles of all streets or public ways proposed by the developer.
The approximate location and size of all proposed waterlines, 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 and profiles of all proposed waterline and sewer lines.
Drainage. A storm drainage plan must be submitted showing the drainage of each lot and the overall drainage of the tract. The location and size of proposed lines and their profiles, connection to existing lines or alternate means of disposal shall be shown, including the engineering calculations for the sizing of these facilities. An evaluation of the effect of drainage on adjacent properties shall be included.
Plans and cross sections showing the proposed location and type of sidewalks, street lighting standards, curbs, water mains, sanitary sewers and storm drains, the character, width and depth of pavements and subbase, the location of manholes, catch basins, receivers and underground conduits.
Preliminary designs of any bridges or culverts which may be required.
Preliminary earthwork calculations to determine fill and topsoil needs.
The proposed lot lines with approximate dimensions and area of each lot.
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 15 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 or the Comprehensive Plan.
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 tracts shall also be located on the ground and marked by monuments of such size and type as approved by the Highway Superintendent and shall be referenced and shown on the final subdivision plat.
Stormwater management. A stormwater pollution prevention plan (SWPPP) shall be submitted, if required for the proposed subdivision under Article XIV of Chapter 247, Zoning, of the Town Code, together with the recommendation of the Stormwater Management Officer to approve, approve with modifications, or disapprove the SWPPP pursuant to § 247-88B of the Town Code. If an SWPPP is submitted together with a major subdivision preliminary plat pursuant to this section, such SWPPP and plat shall comply with the requirements of Article XIV of Chapter 247, Zoning, of the Town Code.
If the application covers only a part of the subdivider's entire holding, a map of the entire tract, drawn at a scale of not less that 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 entire tract shall be submitted. The part of the subdivider's entire holding submitted shall be considered in the light of the entire holdings.
A copy of such covenants or deed restrictions as are intended to cover all or part of the tract shall be submitted.
The following documents shall be submitted for final subdivision plat approval:
The plat to be filed with the County Clerk shall be original ink drawn on linen or tracing cloth or copies made by an Ozalid Machine on linen, tracing cloth or Mylar. The size of the sheets shall be a minimum size of 8 1/2 inches by 11 inches, with a maximum size of 34 inches by 44 inches.
The plat shall show:
The proposed subdivision name or identifying title and the name of the Town and county in which the subdivision is located; the name, signature and address of the record owner and subdivider; and the name, license number and seal of the licensed land surveyor.
Streetlines, pedestrianways, lots, reservations, easements and areas to be dedicated to public use.
Sufficient data acceptable to the Highway Superintendent to determine readily the location, bearing and length of every streetline, lot line and boundary line and to reproduce such lines upon the ground. Where applicable, 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.
The length and bearing of all straight lines, the radii, length and central angles of all curves and tangent bearings shall be given for each street. All dimensions and angles of the lines of each lot shall also be given. All dimensions shall be shown in feet and decimals of a foot. The plat shall show the boundaries of the property, location, graphic scale and true North point.
The plat shall also show, by proper designation thereon, all public open spaces and environmentally sensitive areas such as wetlands, floodplains and unstable soil areas for which deeds are included and those spaces title to which is reserved by the developer. For any of the latter, 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.
All offers of cession and covenants governing the maintenance of open space shall bear the certificate of approval of the Town Attorney as to their legal sufficiency.
Lots within a subdivision shall be sequentially numbered.
Permanent reference monuments to include floodplains and wetland boundary limits shall be shown, as approved by the Planning Board, and shall be constructed in accordance with specification of the Highway Superintendent. When referenced to the state system of plane coordinates, they shall also conform to the requirements of the State Department of Transportation. They shall be placed as required by the Highway Superintendent and the Planning Board and their location noted and referenced upon the plat.
All lot corner markers shall be permanently located satisfactorily to the Highway Superintendent at least 3/4 inches (if metal) in diameter and at least 24 inches in length and located in the ground to existing grade.
Monuments of a type approved by the Highway Superintendent shall be set at all corners and angle points of the boundaries of the original tract to be subdivided and may be required at all street intersections, angle points in streetlines, points of curve and such intermediate points as required by the Highway Superintendent.
The Highway Superintendent shall present the number of proposed speed limit and traffic control signs needed within the subdivision with the anticipated cost for the procurement and installation of said signs. The developer shall pay this fee at the same time that public improvement permit fees are due by phases, which will be placed in a fund for this specific use.
Construction drawings, including plans, profiles and typical cross sections, as required, showing the proposed location, size and type of streets, sidewalks, streetlighting standards, curbs, water mains, sanitary sewers and storm drains, pavements and subbase, manholes, catch basins, stormwater erosion control facilities and other features as directed by the Planning Board or Stormwater Management Officer (SMO).
Map, plan and report with all legal documentation submitted to create a stormwater drainage district or districts in consideration of a major subdivision. A district shall be defined as the watershed area under post-development conditions for a specified location where stormwater is discharged from this major subdivision on the public right-of-way.
Stormwater pollution prevention plan (SWPPP), if required for the proposed subdivision under Article XIV of Chapter 247, Zoning, of the Town Code, together with the recommendation of the Stormwater Management Officer to approve, approve with modifications, or disapprove the SWPPP pursuant to § 247-88B of the Town Code. If an SWPPP is submitted together with a major subdivision final plat pursuant to this section, such SWPPP and plat shall comply with the requirements of Article XIV of Chapter 247, Zoning, of the Town Code.