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:
(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.
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.
(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.
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.
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.
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.
I.
Topographic contours at two-foot intervals referred
to the United States Coast and Geodetic Survey datum of mean sea level.
J.
Existing site conditions.
(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.
(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).
(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.
