Town of Orchard Park, NY
Erie County
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Table of Contents
Table of Contents
[Amended 5-17-1989; 4-27-2011 by L.L. No. 1-2011]
The preliminary plat and plans shall show or be accompanied by existing conditions data. Such existing conditions data shall include the following except when otherwise specified by the Planning Board:
A. 
Key plan showing location, including name of town or towns, and boundaries of tract.
B. 
Property lines and easements, including locations, width and purpose of easements; existing platting, if a resubdividing project, shall be shown.
C. 
Streets on and adjacent to the tract, including all streets shown on the Official Map, shall be shown. Street names and right-of-way widths and locations, types, widths and elevations of surfacing, any legally established center line elevations, walks, curbs, gutters, bridges and culverts shall be shown.
D. 
Utilities on and adjacent to the tract location, including size and invert elevation of sanitary, storm and combined sewers, location and size of water mains, location of gas lines, fire hydrants, electric and telephone poles, and streetlights, shall be shown. If water mains and sewers are not on or adjacent to the tract, the direction, distance to and size of the nearest water mains and sewers, showing invert elevation of sewers, shall be indicated. Where drainage is to be to a natural watercourse, lake, swamp, sink or roadside or drainage ditch, the elevation of water in such watercourse or ditch at recognized flood stage shall be shown. The Town Engineer will assist in determining such recognized flood stage.
E. 
Ground elevations on the tract shall be based on USGS datum and the OP bench system as approved by the Town Engineer. For land that slopes less than approximately 2%, spot elevations at all breaks in grade, along all drainage channels or swales and at selected points not more than 100 feet apart in all directions shall be shown. For land that slopes more than approximately 2%, either contours at an interval of not more than five feet if ground slope is regular and such information is sufficient for planning purposes or contours at an interval of not more than two feet if necessary because of irregular land or need for more detailed data for preparing plans and construction drawings shall be shown.
F. 
Geotechnical soil borings are required to determine the subsurface conditions on the tract. Location and results of test bores made to ascertain subsurface soil, rock and groundwater conditions, depth to groundwater, location and results of soil percolation tests, if individual sewage disposal systems are proposed, shall be shown. Proposed bore locations are to be submitted to the Town Engineer for approval prior to the borings being performed.
G. 
Other existing conditions on the tract, such as watercourses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot or more in diameter, houses, other buildings, and other significant features, shall be shown.
H. 
Other conditions on adjacent lands, such as approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences, owners of adjacent unplatted land, shall be shown. The submission shall refer to the subdivision plat by name, recordation date and number and show approximate percentage of buildup, typical lot size, and dwelling type.
I. 
If photographs are required by the Planning Board and/or Town Engineer, photographs shall be labeled with camera locations, directions of view, and key numbers.
J. 
Zoning on and adjacent to the tract.
K. 
Proposed public improvements, including highways or other major improvements planned by public authorities for future construction on or near the tract, shall be shown.
L. 
Deed description according to official records, names and addresses of record owners, survey of tract boundary, including all pertinent bearings and distances, made and certified by a registered land surveyor, tied into established Town reference points and, where possible, related to the state system of plane coordinates established by Chapter 545 of the Laws of 1938, notations stating acreage, scale, North point, datum, bench marks and date of survey shall be shown.
A. 
The preliminary plat (Map Cover) shall be drawn to a scale of 100 feet to the inch unless a different scale is approved by the Town Engineer.
B. 
The preliminary plans shall be at a scale of 50 feet to the inch unless a different scale is approved by the Town Engineer. The plans are to be submitted on twenty-four-by-thirty-six-inch sheets.
The preliminary plat and plans shall show all proposals, including the following:
A. 
Streets with names, right-of-way and roadway widths, approximate grades and gradients, similar data for alleys, if any.
B. 
Other rights-of-way or easements shall show location, width and purpose.
C. 
Location of utilities.
D. 
Lot lines, lot numbers and block numbers.
E. 
Sites, if any, to be reserved or dedicated for parks, playgrounds or other public uses.
F. 
Sites, if any, for multifamily dwellings, shopping centers, churches, businesses or other nonpublic uses, exclusive of single-family dwellings.
G. 
Minimum building setback lines.
H. 
Site data, including number of residential lots, typical lot size, and acres in parks, etc.
I. 
The plan shall include the subdivision name or title under which to be eventually recorded, scale, North point, date, and name and address of the subdivider and designer.
A. 
The preliminary plat shall also include the following information:
(1) 
Profiles showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision.
(2) 
Typical cross sections of the proposed grading, roadway and sidewalks.
(3) 
Preliminary designs of any bridges and culverts which may be required.
(4) 
Preliminary plan of proposed water mains to connect with existing public water supply, or alternative means of water supply approved by the County Health Department.
(5) 
Preliminary plan of proposed sanitary sewers, with grades and sizes indicated, connecting with existing sanitary sewerage systems, or alternative means of treatment and disposal approved by the County Health Department.
(6) 
Preliminary plan for collecting and discharging storm drainage.
(7) 
Proposals for streetlighting and street trees.
(8) 
Proposals for pedestrian/recreational access (sidewalks, trails, maintenance driveways, etc.).
B. 
All elevations shall be based on USGS datum and the OP bench system.
When required by the Planning Board, the subdivider shall include with the preliminary plat data a draft of protective covenants (deed restrictions) whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development. Restrictions of all types which will run with the land and which will become covenants in the deeds of lots shall be shown on the Map Cover.
When required by the Planning Board, the subdivider shall include with the preliminary plat the proposed zoning of the subdivision if such zoning is different from existing zoning.
The final subdivision plat shall be clear and legible prints on cloth, on a sheet size acceptable for filing as a map cover in the County Clerk's office. The scale shall be a minimum of 100 feet to the inch. Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Planning Board.
The final subdivision plat shall show the following:
A. 
Primary control points, approved by the Town Engineer, or descriptions and ties to such control points to which all dimensions, angles, bearings and similar data on the plat shall be referred.
B. 
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, and property lines of residential lots and other sites, with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.
C. 
Name and right-of-way width of each street or other right-of-way.
D. 
Location, dimensions and purpose of any easements.
E. 
Number to identify each lot or site, in numerical order within blocks; letter to identify each block.
F. 
Purpose for which sites, other than residential lots, are dedicated or reserved.
G. 
Minimum building setback line on all lots and other sites.
H. 
Location and description of monuments (shown thus: X) and lot corner markers (shown thus: O).
I. 
Names of record owners of adjoining unplatted land.
J. 
Reference to recorded subdivision plats of adjoining platted land, by record name, date and number.
K. 
Certification by a registered land surveyor, including the name, address, New York license number and seal, certifying to accuracy of survey and plat.
L. 
Certification of title showing that applicant is the landowner.
M. 
Water supply and sewage disposal arrangements, with details and certification of approval by County Health Department. Where any water- or sewer line, water plant or sewage treatment plant is to be installed by developer outside existing districts, the organization or enlargement of water district and/or a sewer district may be required.
N. 
Offers of cession by owner dedicating streets, rights-of-way and any sites for public uses; and agreements covering the improvement and maintenance of unceded public spaces and the conditions and time limits, if any, applying to site reservations.
O. 
Title, scale, North point and date.
P. 
Location of proposed utilities, including telephone, electric, gas, cable television distribution lines and any other utility distribution lines servicing the premises.