Town of Monroe, NY
Orange County
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Table of Contents
Table of Contents
A. 
The preliminary layout and the supporting documents for a proposed subdivision constitute the material to be officially submitted to the Planning Board, and later one copy shall become the official record of the Town Clerk. They show the general design of the subdivision and its public improvements so that the Planning Board can indicate its approval or disapproval of the subdivision prior to the time that the final plat, including the design and detailing of the public improvements and utilities, is completed. Approval of the preliminary layout does not constitute an approval of the final plat, nor should it be considered a valid basis for the construction of site improvements or for other commitments which depend upon its design characteristics. All submissions to the Planning Board shall be accompanied by a written request to be placed upon the agenda of the next available meeting of the Planning Board; each such submission and request shall be submitted to the Town Clerk at least 21 days prior to a regularly scheduled meeting of the Planning Board.
[Amended 8-1-2005 by L.L. No. 1-2005]
B. 
When revision of the proposed subdivision is required, the preliminary layout shall be revised accordingly so that the files of the Planning Board and other Town officials will be current.
C. 
The preliminary layout shall serve as a key map to subdivisions subsequently laid out in sections on final plats.
[Amended 10-3-1994 by L.L. No. 2-1994]
A. 
Sketch plan. Any owner of land shall, prior to filing a formal application for preliminary plat approval, submit to the Planning Board at least 21 days prior to the next regular meeting of the Board a nonrefundable fee as specified in Chapter 26B of the Town Code, together with 10 copies of a sketch plan of the proposed subdivision, which shall comply with the requirements of Subsection B hereof.
[Amended 8-1-2005 by L.L. No. 1-2005]
B. 
Classification. At the next regular meeting of the Planning Board, the sketch plan shall be classified as a major subdivision or a minor subdivision. A lot line change may be approved by the Planning Board upon submission of a survey prepared by a surveyor licensed by the State of New York, indicating the proposed change in the lot line, the topography of the property to which the resulting land area is to be added or deleted and a notation that the area of land created by the boundary change is to become a part of an adjacent lot. Where the Planning Board believes that additional information is required, the Board or its designated representative may request such information prior to the Planning Board making a decision.
C. 
The sketch plan shall show the proposed layout of streets, lots and other features sketched on a print of a survey of the property with contour lines at intervals no greater than 10 feet based on United States Geological Survey data (may be obtained from field survey, United States Geological Survey map or similar source) and shall also show or otherwise include the information specified in § A65-8B through D(6) inclusive, and § A65-8E, F, G, J(1) and K(1). The sketch plan shall be accompanied by a sketch of the vicinity map described in § A65-8E.
D. 
The Planning Board shall study the sketch plan and the sketch of the vicinity map in relation to the topography of the area, Chapter 57 (Zoning), the Master Plan, the Official Map and the general requirements of the community and the best use of the land proposed to be subdivided. The Board shall inform the subdivider as to whether his proposals do or do not meet the objectives of these regulations and the provisions of the Town Law relating to planning. To the extent they do not, the Board shall make specific suggestions as to changes to be incorporated in the preliminary plat.
[Added 10-3-1994 by L.L. No. 2-1994[1]]
A. 
An application for preliminary plat approval shall include, without exception, the following items:
(1) 
The application form for the subdivision of land, in accordance with § A65-34, three copies.
(2) 
The preliminary plat, in accordance with § A65-8, 12 paper prints.
(3) 
A statement showing all easements, grants and related restrictions on land use, which have also been shown on the preliminary plat, including copies of all prior subdivision maps in the chain of title.
(4) 
A completed environmental assessment form (EAF) or draft environmental impact statement (DEIS) at the applicant's option.
(5) 
Deposit of initial fee escrow in compliance with Chapter 26B of the Town of Monroe Code.
(6) 
A statement on a form supplied by the Town Clerk that no Town official, Town Board member, Town employee or Town consultant is in any manner involved with the applicant which would cause a violation of Chapter 4 of the Town of Monroe Code or Article 18 of the General Municipal Law.
(7) 
Payment of the filing fee required by Chapter 26B of the Town of Monroe Code.
B. 
The subdivider shall file his complete application for preliminary plat approval with the Planning Board. A submission which does not include all of the material set forth in Subsection A hereof shall not constitute an application. An application shall be filed at least 21 days prior to a regular meeting of the Board to be heard at that particular meeting.
[Amended 8-1-2005 by L.L. No. 1-2005]
C. 
The Planning Board shall forward one complete application to the Town Clerk for the municipal records. The remainder of the application shall be retained by the Planning Board and shall constitute the official records of the Planning Board pertaining to the subdivision.
D. 
The Planning Board shall send one complete set of the application to all planning consultants, who shall prepare reports of their findings for Planning Board consideration and action. Copies of such reports shall be sent by the planning consultants to the applicant or his designated representative at the time the report is completed.
E. 
Determination of completeness.
(1) 
The Planning Board shall determine by resolution whether the submitted subdivision application is complete according to the provisions of § A65-6 of this part. In the event the application is not complete, the Planning Board shall advise the applicant of the deficiencies or may waive provision of the required material. This determination shall be made at the first Planning Board meeting at which the application is considered.
(2) 
No time limits under state or local law shall commence to run until the application is complete.
(3) 
The Planning Board shall advertise a public hearing in a newspaper of general circulation within the Town at least five days before the date of the hearing.
(a) 
The applicant shall send the notice of public hearing to:
[1] 
The owners of property abutting and/or directly across any street from the boundaries of the proposed subdivision.
[2] 
The owners of all property within 300 feet of the boundaries of the proposed subdivision.
(b) 
For the purpose of such notices, the applicant shall use the names and addresses of said owners as they appear on the latest assessment roll of the Town and as furnished to the applicant by the Assessor of the Town. Such notice shall be sent by certified mail, return receipt requested, no less than 10 days prior to the hearing. Proof of such mailings and receipts for same shall be filed with the Planning Board prior to or at the time of the hearing.
[1]
Editor's Note: Former § A65-6, Filing fee, was superseded 5-2-1983 by L.L. No. 1-1983. For current fee provisions, see Ch. 26B, Fees.
Planning Board approval of a preliminary layout submission shall expire six months after the date of such formal action. No Planning Board action will be taken after such expiration until a new application and filing fee are submitted. A waiver for a reasonable period of time may be given in cases of hardship, upon petition to the Planning Board.
A. 
The preliminary layout shall be prepared by a licensed professional engineer and land surveyor and shall provide the information noted in this section.
B. 
The drawing sheet.
(1) 
The size shall be either:
(a) 
Twenty by 20 inches; or
(b) 
Twenty by 40 inches.
(2) 
If more than one sheet is required, a clearly drawn cut line shall be shown on both sheets and on the key map.
C. 
Title block.
(1) 
The name of the subdivision, Town and county in which located.
(2) 
The name of the subdivider.
D. 
Other notations.
(1) 
The name, address, license number and seal of the professional engineer and land surveyor who prepared the drawings.
(2) 
The total acreage for the entire tract and for each zone district within the tract.
(3) 
The total number of proposed lots.
(4) 
The date of original submission and of each subsequent revised submission.
(5) 
A graphic scale of 100 feet equals one inch.
(6) 
The true or magnetic North point and the date taken.
(7) 
Certification by the licensed land surveyor that the topography shown resulted from an actual land survey or aerial survey developed through the process of photogrammetry, and the date of that survey.
(8) 
Offers of dedication, statements establishing easements and similar statements should be indicated on the drawing (see Article XIII).
E. 
Key map.
(1) 
Scale: one inch equals 500 feet.
[Amended 6-26-1989 by L.L. 4, 1989]
(2) 
Information:
(a) 
Relationship to the existing highway system and main intersections and to the Master Plan of streets and highways.
(b) 
Boundary lines: building zone districts, special districts and Town properties and boundaries.
(c) 
Subdivision streets and blocks in scale.
(d) 
Cut lines as needed when there are two or more drawings to show the complete subdivision.
(e) 
All of the above information to be supplied for an area 2,000 feet from the perimeter of the proposed subdivision.
[Added 6-26-1989 by L.L. No. 4, 1989]
F. 
Subdivision boundary line and survey data (heavy solid line).
G. 
Boundaries of adjacent properties and property owners' names.
(1) 
Adjacent properties which are a part of a recorded subdivision plat may be identified by the subdivision name.
H. 
Other boundary lines.
(1) 
Building zone districts.
(2) 
Special districts.
I. 
Topographic contours at two-foot intervals referred to the United States Coast and Geodetic Survey datum of mean sea level.
(1) 
Smaller or larger intervals when advisable due to the terrain may be used after approval by the Planning Board.
(2) 
Contours shall extend 200 feet beyond the subdivision boundary line.
J. 
Existing site conditions.
(1) 
Street rights-of-way on the subdivision and within 200 feet of its boundaries.
(a) 
Name.
(b) 
Location and width.
(c) 
Center line elevations at intersections and other critical points.
(d) 
Typical cross section.
(2) 
Other rights-of-way and easements on the subdivision and within 200 feet of its boundaries.
(a) 
Identification.
(b) 
Location and width.
(c) 
Restrictions on use, if any.
(3) 
Drainage structures on the subdivision and within 200 feet of its boundaries.
(a) 
Type of structure.
(b) 
Location, invert elevations, gradients and sizes of all pipe and of all other structures where applicable.
(4) 
Other utility structures, such as water and gas mains and power lines, on the subdivision and within 200 feet of its boundaries.
(a) 
Location and size or capacity.
(5) 
Marshes, ponds, streams and land subject to periodic or occasional flooding, or similar conditions on the subdivision and within 200 feet of its boundaries.
(a) 
Location and area covered indicating apparent high-water level.
(b) 
Water line on date of survey and the survey date.
(c) 
Maximum depth of water at critical points.
(6) 
Test hole data.
(a) 
Date, location and graphic representation of findings for all test holes, including groundwater level. One test hole shall be required for each acre of land to be subdivided.
(b) 
Locations shall include critical conditions and areas where drainage structures requiring seepage are to be constructed.
(7) 
Town or other public lands, lands designated as parks, spaces open or for some other public use.
(8) 
Buildings and other structures located on the subdivision and within 200 feet of its boundaries.
K. 
Proposed site conditions (see Article VII, Design Standards).
(1) 
Streets.
(a) 
Name (to be checked prior to submission with the Town Clerk).
(b) 
Right-of-way width.
(c) 
Tentative center line elevations at intersections and at principal changes in gradient.
(d) 
Tentative center line gradient shown in percent of slope.
(2) 
Lot layout.
(a) 
Lot lines and dimensions to the nearest foot.
(b) 
Building setback line (dashed) and dimension.
(c) 
Easements and restricted areas, with notation as to purpose and restriction.
(d) 
Identification of lots or parcels for special uses, whether they are to be offered for dedication or not.
(e) 
Layout shown in a broken line, for all reserved parcels in conformance with existing zoning regulations.
(3) 
Preliminary stormwater drainage system plan.
(a) 
Drainage structures shall be shown on the preliminary layout.
(b) 
Outline of watersheds tributary to drainage structures and their approximate area in acres, including those which extend beyond the boundaries of the subdivision, shall be shown with red pencil on only two copies of the preliminary layout.
L. 
Groundwater supply tests. In order to better determine if groundwater is available for individual wells at rates equal to or exceeding the requirements of Chapter 55 of the Code of the Town of Monroe, the following requirements shall be met:
[Added 6-3-2002 by L.L. No. 3-2002]
(1) 
As part of its application, every applicant shall locate and identify on the proposed plat all existing wells within 200 feet of the outer boundary of the land to be subdivided. The applicant shall present, through its design professionals, all available information regarding well yield information in regard to each such well.
(2) 
The Planning Board will require the drilling of test wells according to the following schedule. The Planning Board may vary the number of these test wells, or waive the requirement entirely, in appropriate circumstances. The Planning Board, in consultation with the Town engineer and/or hydrogeologist, shall also specify the duration of the pumping tests and the extent of monitoring of adjoining wells based upon the information presented by the applicant and existing hydrogeological data for the area in question.
Number of Lots
Number of Wells To Be Drilled and Tested Prior To Approval
1 to 5
1
6 to 10
2
11 to 20
3
21 to 30
5
31 to 49
7
(3) 
Where wells yield significantly below 5 g.p.m., a community public water supply system may be required to serve the project.
(4) 
All yields shall meet the requirements of 10 NYCRR Part 74, as amended from time to time.