The sketch plan shall be a pen or pencil sketch
plan of the proposed subdivision, identifying all land owned by the
prospective subdivider, the location and ownership of all adjoining
property, existing zoning, the location of streets and highways in
the vicinity of the property, the general location of new streets
and arrangement of lots within the subdivision and the general location
of those natural features, such as streams, ponds and marshy and wooded
areas, and the contour intervals of 10 feet or less. If the prospective
subdivider elects to submit a sketch plan, he shall also submit, at
such time, a written statement as required in Section 4 of the Environmental
Quality Review Act.[1] A map of the Town shall also be submitted, indicating
the location of the proposed subdivision.
The following documents shall be submitted for
preliminary approval:
A.
Preliminary plat. The plat shall be drawn in ink on
tracing cloth or Mylar on sheets not exceeding 24 inches by 36 inches
at a scale of not smaller than 50 feet to the inch and oriented with
the North point at the top of the map. When more than one sheet is
required, an additional index sheet of the same size shall be filed
showing, to scale, the entire subdivision with lot and block numbers
clearly legible. The plat shall show:
(1)
Proposed subdivision name, date, North point, scale,
name and address of record owner, subdivider and engineer or surveyor,
including license number and seal.
(2)
Deed description and boundary survey of entire tract,
made and certified by a licensed land surveyor, tied into established
reference points and adjoining survey. The boundary survey shall conform
to the Code of Practice for Land Surveys adopted May 19, 1973, by
the New York State Association of Professional Land Surveyors. Any
discrepancies between this boundary survey and boundaries of adjoining
properties shown on other filed maps or in deeds shall be explained
by the surveyor.
(3)
Area of all lots, in square feet.
(4)
Location of proposed parkland.
(5)
Location, with key elevations, of existing and proposed
sewers, water mains, culverts and drains on the property, with pipe
sizes, grades and directions of flow.
(6)
Contours of existing and proposed surfaces with intervals
of two feet or less. Where the terrain is unusually flat or unusually
steep, the Board may require a smaller contour interval or permit
a greater contour interval. The existing topography shall be drawn
from an actual survey certified by a licensed land surveyor. Contours
for existing surfaces shall be extended to cover an area 200 feet
beyond the boundaries of the parcel to be subdivided. An indication
of soil condition and a plan for erosion control, where necessary,
shall be submitted.
(7)
All proposed streets, showing locations, widths, grades
and profiles.
(8)
Preliminary proposal for the arrangement of lots,
including identifying numbers; and approximate dimension, area and
building locations, including front, side and rear yard dimensions
and proposed first-floor elevation.
B.
The following additional information shall be submitted
for preliminary approval:
(1)
A written statement, as required in Section 4 of the
Environmental Quality Review Act,[1] if not previously submitted with a sketch plan. If required,
according to the provisions of Section 6 of the Environmental Quality
Review Act,[2] the applicant shall prepare a draft environmental impact
statement. Such statement shall comply with Section 10 of the Environmental
Quality Review Act.[3]
(2)
The total acreage and the volume, sheet, block and
lot or parcel numbers and names of all owners of record of property
within 500 feet of the periphery of the proposed subdivision.
(3)
Zoning use district, including exact boundary lines
of districts, if more than one district; and location of Town or special
district boundaries in or within 500 feet of the periphery of the
proposed subdivision. A map of the Town shall be submitted, indicating
the location of the proposed subdivision.
(4)
Location of existing property lines and structures;
name and width of streets, including mapped streets not dedicated,
within 200 feet of the subdivision; and location of easements, buildings,
watercourses, marshes, in accordance with the Freshwater Wetlands
Ordinance,[4] wooded areas, rock outcrops, single trees with a diameter
of six inches or more measured four feet above the base of the trunk,
in accordance with the Tree Ordinance;[5] and other significant existing features. If the site or
surrounding area possesses any unusual features, photographs may be
required.
(5)
Proof of ownership by the prospective subdivider of
the premises covered by the application (supply evidence through presentation
of deeds).
(6)
Storm drainage study and plan, including calculations
and consideration of on- and off-site drainage, where appropriate.
(7)
Cross sections of proposed grading and roadways where
required by the Town Engineer to show cut and fill areas where substantial
changes in the topography are being made.
(9)
Proposed streetlighting system.
(10)
A fire alarm box system and layout if required
by the fire district.
(11)
Written evidence of approval by other agencies
shall be required in the following instances:
(a)
Intersections with state highways: by the State
Department of Transportation.
(b)
Method of water supply and sewage disposal:
by the County Department of Health. Such approval shall be endorsed
on the subdivision plat. Applications for approval of plans for sewer
and water facilities shall be filed by the prospective subdivider
with all necessary town, county and state agencies. Endorsement and
approval by the Westchester County Department of Health shall be secured
by the prospective subdivider prior to endorsement by the Secretary
to the Planning Board or the Chairman of the Planning Board.
(c)
Underground facilities: by the Consolidated
Edison Company and the New York Telephone Company, as appropriate.
(d)
Drainage: by county, state or federal agencies
within their jurisdiction.
(12)
Copy of preliminary plat on a transparency in
a mount 8 1/2 inches by 11 inches, suitable for projection by
a Beseler Vugraph projector.
(13)
Such additional information as may be required
by these regulations, the Zoning Ordinance, the Freshwater Wetlands
Ordinance, the Environmental Review Act, the Flood Hazard Ordinance
or the Planning Board.[7]
(14)
The Board, at its discretion, may require the
developer to submit photographs, eight inches 10 inches, adequately
depicting the topography.
C.
Map of entire tract. If the application covers only
a part of the prospective subdivider's entire holding, a map of the
entire tract shall be submitted, drawn at a scale of not less than
400 feet to the inch, showing an outline of the platted area with
its proposed streets and an indication of the probable future street
system with its grades and drainage in the remaining portion of the
tract and the probable future drainage layout of the entire tract.
D.
Covenants; restrictions. A copy of such covenants
or deed restrictions as are intended to cover all or any part of the
tract shall be submitted.
The following documents shall be submitted for
subdivision plat approval:
A.
Plat. The subdivision plat is to be submitted clearly
and legibly drawn in black ink upon transparent tracing cloth. The
size of the sheets shall be 24 inches wide by 36 inches long, including
a margin of one inch outside ruled border lines on three sides and
a two-inch border along the left twenty-four-inch side for binding,
as required by § 224 of the Real Property Law of New York.
When more than one sheet is required, an additional index sheet of
the same size may be required, showing in appropriate scale the entire
subdivision on one sheet, with lot and block numbers. The drawing
shall be at the scale of not more than 50 feet to the inch. The subdivision
plat shall show:
(1)
Proposed subdivision name or identifying title; date;
true North point; and scale.
(2)
The name and address and signature of the prospective
subdivider; and the name, license number, signature and seal of the
licensed land surveyor and his certification as to the accuracy of
the survey.
(3)
Street lines, pedestrianways, lots, reservations,
easements and areas to be dedicated to public use.
(4)
Sufficient data, acceptable to the Department of Public
Works, to determine readily the location, bearing and length of every
street line, lot line and other boundary line and to reproduce such
lines upon the ground. Where practicable, these shall be referenced
to monuments included in the state system of plan coordinates established
by §§ 8501 to 8508 of the New York Unconsolidated Laws
and, in any event, shall be tied to such reference points as previously
have been established by a public agency.
(5)
The length of all straight lines; the deflection angles,
radii, length of curves and central angles of all curves; tangent
distances and tangent bearings for each street; all dimensions and
bearings of the lines of each lot; and all lot areas.
(6)
All dimensions shall be shown in feet and decimals
of a foot.
(7)
Sufficient data shall be clearly set forth to permit
the preparation of a complete and correct survey and legal description
by metes and bounds of every lot and public parcel, street, easement
or reserved area shown upon the map.
(8)
The boundaries of the property in relation to the
boundaries of any municipalities or special districts that affect
it.
(9)
All public open space for which offers or deeds of
cession are included, with an appropriate notation that the same are
reserved for such public purposes, and those spaces title to which
is reserved by the prospective subdivider. For any of the latter,
there shall be submitted for approval with the subdivision plat three
copies of the 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 unceded
open space shall bear the certificate of approval of the Town Attorney
as to their legal sufficiency.
(10)
Lots within a subdivision shall be numbered
in numerical order within blocks. The section and block numbers shall
be obtained from the Westchester County Clerk's office, Division of
Land Records.
(12)
Monuments of a type approved by the Town Engineer
shall be set at all corners and angle points of the boundaries of
sections, at angle points in street lines, at points of curve and
at such intermediate points as shall be required by the Town Engineer
and shall be shown as a square and designated "Monument." Existing
monuments shall be designated "Monument found."
B.
Improvement plan. The subdivision plat shall be accompanied
by an improvement plan which shall be considered as part of the subdivision
plat, of the same scale, on transparent tracing cloth or Mylar, showing
the following information:
(1)
Proposed subdivision name or identifying title; date;
true North point; and scale.
(2)
The name and address of the prospective subdivider;
and the name, license number and seal of the licensed professional
engineer designing the improvements.
(3)
Existing and final grading showing differences of
elevation or contour lines at intervals of two feet in the United
States Coast and Geodetic Survey datum of mean sea level.
(4)
Street lines, pedestrianways, lots, reservations,
easements and areas to be dedicated to public use.
(5)
Connections with existing water supply or alternative
means of providing water supply as required by the regulations of
the County Health Department, pursuant to Article 2, Title II, of
the New York Public Health Law and any amendments to such laws and
regulations.
(6)
Connections with existing sanitary sewerage system
or alternative means of proposed treatment and disposal, as required
by the regulations of the County Health Department, pursuant to Article
2, Title II, of the New York Public Health Law and any amendments
to such laws and regulations.
(7)
Provisions for collecting and discharging storm drainage.
(8)
Designs of any bridges or culverts or other structures
which may be required.
(9)
The proposed location and type of sidewalks, which
shall be not less than four feet in width, streetlighting standards,
street signs and underground electrical conduits or overhead wires
and poles; the location and species of existing trees to be retained
having a diameter of six inches or more at a height of four feet and
of proposed street trees; the locations, types and sizes of curbs,
gutters, water mains, sanitary sewers and storm drains; the character,
width and depth of pavement and subbase; and the location of manholes,
basins and underground poles or conduits.
(10)
Location, width, grades and profiles for all
streets and public ways.
(11)
General notes as required by the Town Engineer.
(12)
Any information required for preliminary approval as described in § 250-23 or by a condition set by the Planning Board in connection with the preliminary approval which was not submitted or approved.
(13)
Any other information or designs necessary to
make the improvement and grading plan a complete and accurate one
from which the subdivision may be laid out and constructed.
C.
Deeds of cession; agreements; covenants. Deeds of
cession of streets, rights-of-way, easements and any sites for public
use and copies of agreements, covenants or other documents showing
the manner in which the areas to be reserved for the common use of
the residents of the subdivision are to be maintained, all certified
as to their legal sufficiency by the Town Attorney.
E.
Typical principal elevation of proposed residential
structures. Typical principal elevation of proposed residential structures
to assure conformance with "look-alike" provisions of the Zoning Ordinance
of the Town of Greenburgh.
The following documents shall be submitted for
acceptance of public improvements:
A.
An as-built survey in India ink, or permanent process on tracing cloth or Mylar, at the same scale as the approved plat, showing all facilities constructed and their relation to previously existing facilities. This survey is to be certified by a land surveyor duly licensed or registered in the State of New York and shall conform to the requirements of § 250-26.
B.
New plat and utility maps at scales of 400 feet and
200 feet to the inch, if the installed facilities differ from those
on the approved plat.
D.
An affidavit that there is no outstanding or potential
liability on the facility; or, if such liability exists, the subdivider
shall state all the conditions of such liability and establish to
the satisfaction of the Town Board that complete discharge of such
liability has been duly provided for.
E.
A title insurance policy certifying that all properties
and facilities offered for dedication or as easements are free of
encumbrances and exceptions, which policy shall be acceptable to the
Town and shall be provided by the prospective subdivider at said prospective
subdivider's expense.
F.
Proof that all easements shown on the plat have been
recorded with the Westchester County Clerk's office, Division of Land
Records.
G.
A maintenance bond based on the performance and cash bonds and in the amount of 5% of the sum of the performance and cash bonds, except that the minimum shall be $500. This bond shall run for a term of 24 months from the date of acceptance. Should any work be done under the maintenance bond, the Town Board may again require an additional twelve-month guaranty on any repaired, replaced or similar facility. These additional maintenance bonds are to be filed with the Town Board before the original maintenance bond is released. (Also see § 250-4D.)
H.
A certificate that all improvements have been properly
installed and completed to the satisfaction of the Town Engineer.
Record drawings shall conform to the following
requirements:
A.
Obtain duplicate tracings on linen of all original
proposed drawings and show as-built information in red acetate nonbleeding
ink. Ink shall contain sufficient black or yellow pigment for blueprint
reproduction. Do not erase original proposed design. Submit the as-built
tracing to the Town Engineer.
B.
Plan. Show relationship of the following features
to the road right-of-way line, proposed road center line or property
line in case of easements:
(1)
Locate curbing.
(2)
Locate sewers, drains and water mains, showing type,
size and lengths.
(3)
Draw all property lines, including all easements,
if not already shown.
(4)
Show ties to monuments. Use at least three ties, of
which two shall be to house corners where possible.
(5)
Show ties to main line water valves, ties preferably
to house corners.
(6)
Indicate gutter elevations around culs-de-sac.
(7)
Submit gas and/or electric as-built drawings by Consolidated
Edison.
(8)
Include certification to be as follows:
|
I certify that this map represents the accurate
location of the subdivision improvements as actually installed and
that monuments have been placed and accurately checked at the points
shown on filed maps No. _____ and No. _____.
| ||
|
L.S.
| ||
|
SEAL
| ||
C.
Profile.
(1)
Obtain final field elevations of road center line
and indicate on profile, in parentheses, alongside proposed elevations.
(2)
Obtain final invert elevations of all sewers and drains
and show on profile all new invert elevations.
(3)
Show as-built lengths of all pipes and change lengths
and percent of slope accordingly.
