Town of Carmel, NY Article III Plat Details

§ 131-10 Purpose.

The information required herein is intended to allow the Planning Board to make an informed decision as to whether the requirements necessary for subdivision approval are met.

§ 131-11 General submission requirements.

The following are general submission requirements for all subdivisions:

A. A key map at a scale of one inch equals 800 feet, showing the relation of the portion to be subdivided to the entire tract and the relation of the entire tract to its neighborhood for at least 1,000 feet beyond its boundaries.

B. Title block, including title of map; name of subdivision; name, address, seal and signature of professional engineer or land surveyor preparing the plat; written scale; date of original and all revisions.

C. A legend, including, names of all adjacent landowners and those within 500 feet of any property line; zoning district the site is located in with the requirements of said zone compared to the proposed standards, as well as the abutting zones in the subdivision; Tax Map, block and lot number of the tract to be subdivided as shown on the latest Tax Map; names and addresses of owner and subdivider, so designated; North point and graphic scale.

D. Location and identification of all zoning district boundaries.

E. Identification of all maps filed in the County Clerk's office affecting properties within 500 feet of the lot to be subdivided.

§ 131-12 Sketch plat.

Sketch plat details are as follows:

A. All items noted in § 131-11.

B. Proposed subdivision layout at a scale of not less than one inch equals 100 feet.

C. All proposed lot lines, dimensions in feet and the areas of all lots in square feet and identifying numbers for each lot.

D. The location of existing and proposed setback lines, streets within 200 feet of the subdivision, buildings, watercourses, railroads and bridges, culverts, drainpipes and any natural features, such as wooded areas and rock formations.

E. Location and size of areas proposed to be reserved for recreation/open space.

§ 131-13 Preliminary plat.

Preliminary plat details are as follows:

A. All items noted in § 131-11.

B. Proposed subdivision layout of a scale of not less than one inch equals 100 feet and showing all proposed lot lines, dimensions in feet and the areas of all lots in square feet, identifying numbers of all lots and the location of existing and proposed setback lines and recreation/open space.

C. All streets within 200 feet of the subdivision, buildings, including identification of those to be removed, watercourses, railroads and bridges, culverts, drainpipes and any natural features, such as wooded areas, rock formations and officially designated wetlands.

D. The area included in the subdivision, by area of lots, roads, reservations if any, and total acreage.

E. The existing and proposed contours (at an interval of not more than two feet), suitably designated to differentiate, with proposed first-floor elevations of the buildings.

F. Names of existing streets and proposed names of new streets, which shall not duplicate or nearly duplicate names of existing streets.

G. Preliminary profiles of all proposed roads.

H. Location, type and size of curbs, sidewalks and bikeways, if any.

I. For subdivisions of five or more lots, front building elevation sketches and distribution of dissimilar building types on the site to avoid excessive similarity of exterior design.

J. Plans of proposed utility layouts and all facilities unsized.

K. The natural flow of surface drainage (indicated with arrows and the final disposal of surface waters); location of existing and proposed watercourses, culverts, bridges, drainpipes, lakes and ponds, detention or retention ponds; tentative location of storm drain inlets with the drainage areas tributary to each outlined and the area shown.

L. Existing or proposed covenants or deed restrictions applying to the site and a preliminary draft of homeowners' association documents, if applicable.

M. Identification and copies of all filed maps affecting the property to be subdivided and all properties within 500 feet thereof.

N. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Article X of Chapter 156 of the Code of the Town of Carmel shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article X of Chapter 156. The approved preliminary subdivision plat shall be consistent with the provisions of Article X of Chapter 156.

[Added 12-17-2008 by L.L. No. 7-2008]

§ 131-14 Final plat.

Final plat details are as follows:

A. All items required in § 131-11.

B. All data required in § 131-13, but dimensions exactly with reference to monuments, bearings, distances in feet, radii, points of curvature and tangency of property lines, lot widths and depths and square feet of each lot.

C. Location of all proposed setback lines on each lot, with corner and irregular-shaped lots identified as to front, side and rear yards.

D. Location of all existing and proposed monuments.

E. All existing streets and streams within the subdivision and within 200 feet of the boundaries thereof, the width of the right-of-way of each street and existing public easements and municipal boundaries within 200 feet of the subdivision.

F. All proposed public easements or rights-of-way and the purposes thereof and proposed streets, identifying right-of-way width and names.

G. All parcels proposed for open space/recreation use, with a statement of the purpose of each.

H. Construction plat, which shall include, in addition to the above: final first-floor elevations of dwellings and outside grades at their corner; proposed curb elevations at all lot corners; all existing structures, including a note indicating those to be removed and yard dimensions of those to remain; plans and profiles and proposed improvements and utility layouts; paving widths and locations, section and profiles; sidewalk widths and locations and sections; road alignment, complete with stations, center line curve data and existing and finished contours of the road and all regraded areas; details of manholes, catch basins, headwalls and any other required structure; locations of all street trees, lights and signs; maximum anticipated extent of the areas of cuts and fills where grade changes are proposed; the natural flow of surface drainage and the final disposal of surface waters; slopes of banks of all watercourses, if defined, and boundaries of floodplains; specifications, locations, profiles and detailed cross sections of the proposed storm drains, including all inlets and size of the drainage area of the streets, including grades and all other improvements.

(1) All drainage shall be designed in accordance with the United States Soil Conservation Service method. Generally, a drainage system within local roads shall be designed on the basis of a ten-year storm; major roads or collectors, road crossings or stream crossings on the basis of a twenty-five-year storm; and crossings for state or county roads on the basis of a fifty-year storm. Where there exists a prior history of flooding or other storm damage or the potential for such becomes recognized because of the proposed improvements, the Town may require the design be made on the basis of larger storm frequencies up to that of a one-hundred-year storm.

(2) Stormwater retention facilities shall be incorporated into the design, wherever possible. Regardless of the storm-frequency design, the retention-pond design shall incorporate an outlet structure such that stormwater retention will be affected during any rainfall regardless of the storm-frequency design period. The applicant shall take cognizance of the New York State Department of Environmental Conservation criteria for improvement structures, and designs submitted shall be in conformance with those criteria.

I. Certification by an engineer or surveyor as to the accuracy of details of the plat.

J. Final copy of the homeowners' association documents, if applicable.

K. Deeds for land to be dedicated for road widening, recreation or other purposes.

L. Erosion control standards. The following minimum erosion control standards and construction standard details, in addition to any other standards or details necessary for the particular project, or as may be required by the Town's Environmental Conservation Board with respect to wetlands shall be stated on the construction plans. (Sketches on erosion control standards are on file in the Town Clerk's office and are available for inspection there during business hours.)

(1) Road and drainage improvements.

(a) All topsoil to be stripped from the area being developed shall be stockpiled not less than 200 feet from any body of surface water and shall be immediately seeded with Manhattan rye grass.

(b) On all embankment fill slopes, topsoil shall be stripped at least five feet wider than required for the embankment toe of slope. A protective berm of topsoil shall be left in this area, running parallel to the contours for the purpose of restricting drainage runoff. The topsoil berm shall be seeded as required for stockpiles.

(c) In addition to the above, further erosion and siltation control measures shall be employed, including but not limited to slit-trench silt traps, staked haybales and brush checkdams, when and where required or ordered.

(d) All cut slopes and embankment fills are to be immediately laid back and stabilized as follows:

[1] Grade to finished slopes.

[2] Scarified.

[3] Topsoiled with not less than four inches of suitable topsoil material.

[4] Seeded with Manhattan rye grass. Seed shall be applied at the rate of not less than five pounds per 1,000 square feet.

[5] Mulched with not less than one inch and not more than three inches of straw (two tons/acre) and anchored in a suitable manner.

(e) Temporary on-site siltation basins for the immediate control of erosion and siltation are to be provided when and where required or ordered. The length, width and depth of such basins are to be determined in the field in accordance with United States Department of Agriculture Soil Conservation Service practices.

(f) All erosion control structures are to be maintained in proper functioning order and are to be replaced when required or ordered.

(2) Streams.

(a) Filter fabric is to be Mirafi 140 as manufactured by the Celanese Corporation or an approved equal.

(b) All construction activities in or around streams are to be provided with temporary erosion control structures as shown in detail, Silt Fence-Haybale Erosion and Sediment Control Standard Arrangement, located immediately downstream from such activity. These structures are to be in place as shown prior to the start of any upstream construction activity.

(c) Construction of temporary erosion control structures are to begin with the farthest downstream (the silt fence) and thence proceeding upstream until all four structures are in place.

(d) After construction, the temporary erosion control structures are to be removed in reverse order with the most upstream structure removed first and thence proceeding downstream to the silt fence. The silt fence is to be removed only after the stream is flowing clear downstream of the fence.

(e) Construction activities are to begin with the farthest downstream work and proceed to activities farthest upstream.

(f) All temporary erosion control structures are to be left in place, maintained and replaced as needed or ordered until all work upstream therefrom has been completed and all related temporary erosion control structures have been removed.

(g) All embankments to be graded and seeded immediately upon being laid back.

(3) General.

(a) Construction equipment shall not unnecessarily cross live streams except by means of bridges and culverts or other approved methods.

(b) Whenever feasible, natural vegetation should be retained and protected.

(c) Only the smallest practical area of land should be exposed at any one time during development.

(d) When land is exposed during development, the exposure shall be kept to the shortest practical period of time.

(e) The permanent final vegetation and structures shall be installed as soon as practical and as may be directed by the engineer.

M. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Article X of Chapter 156 of the Code of the Town of Carmel and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article X of Chapter 156. The approved final subdivision plat shall be consistent with the provisions of Article X of Chapter 156.

[Added 12-17-2008 by L.L. No. 7-2008]