A.
Sufficient information to outline the existing site conditions and proposed development to supplement the drawings required by §§ 112-28 and 112-29 shall be supplied. This information shall include data on soils from the 1965 United States Department of Agriculture Soil Survey, land characteristics, covenants, available community facilities and utilities and information describing the subdivision, such as probable number of lots, typical lot width and depth, business areas, public areas, proposed covenants, utilities and street improvements.
B.
A location map at a scale of one inch equals 1,000
feet to indicate the relationship of the proposed subdivision to significant
existing community facilities which will serve to influence it. Such
facilities include major traffic arteries, shopping areas, schools,
parks, employment centers, railroads, churches, hospitals, etc. This
map shall be drawn to a scale suitable to indicate the above features
and shall include magnetic North point, date and scale and may be
on a recent vertical aerial photograph at the proper scale.
C.
A sketch plan of the proposed layout, showing the
proposed distribution of layout lots, subdivision boundaries, lot
sizes, building types and approximate square feet of living area in
dwellings, streets and other features of the proposal, accompanied
by data on existing topography. The sketch plan may be a freehand
pencil drawing made directly on a print of a United States Geological
Survey map or Town map or print of a recent vertical aerial photograph.
The preliminary plat shall cover the same areas
as the sketch plan and shall consist of one or more maps or drawings
on linen, acetate or other stable material, which may be reproduced
on paper, with all dimensions shown in feet or decimals thereof, drawn
to scale of not more than 80 feet to the inch where the total land
area is more than 10 acres, and not more than 50 feet to the inch
where there is less than 10 acres, showing or accompanied by the following
information:
A.
Site maps and plans shall contain or be accompanied
by the following identification data:
B.
Existing conditions.
(1)
The tract boundary, on the basis of a survey by a
licensed land surveyor, tied in to established reference points and
related to the Holland Land Company's system of Great Lots and showing
existing monuments. Unless a road intersection is shown, the distance
along a border road to the nearest road intersection shall be given.
(2)
The number of acres within the subdivision.
(3)
Existing buildings, watercourses, trees over one foot
in diameter four feet above ground level (except that in wooded areas
the outlines of said areas may be shown), the location of rock outcrop,
the crest of steep slopes and any other site information significant
to development.
(4)
The names and locations of all immediately adjacent
subdivisions intersecting points of adjacent lots, and the names of
the owners of record of any adjacent lots larger than one acre in
area.
(5)
The location, name and width of existing roads or
other public ways, easements, building lines and parks or other publicly
owned land abutting the tract, and any information shown on the Town
Official Map or Master Plan relative to such facilities.
(6)
The existing Zoning District, any district boundaries
and minimum lot size permitted in each district.
(7)
Information relative to the inclusion of all or part
of the tract in Town improvement districts.
(8)
The location of all gas, oil, electric, telephone
or other underground or overhead distribution or transmission lines
and easements therefor.
(9)
Contour lines, as determined and certified by a licensed
land surveyor, at intervals of two feet where the land is of more
than one-percent grade and of one foot where the land is less than
one-percent grade, such elevations to be based on United States Geological
Survey datum.
(10)
The location and size of existing waterlines
and fire hydrants.
(11)
The location and size of existing sewer lines,
manholes, pumps and other facilities.
(12)
The location of any existing sewage disposal
system, except for individual on-lot systems serving one-family structures.
(13)
The location and data on any test wells or percolation
test holes required.
(14)
Soils map and description of soil types based
on United States Department of Agriculture Soil Surveys conducted
in 1965 (information available at the County Agriculture Office).
(15)
A neighborhood map showing all existing or planned
roads and streets, public facilities and watercourses within 400 feet
of any part of the subdivision, drawn on a copy of the Town Map at
a scale of one inch equals 1,000 feet.
C.
Proposed improvements.
(1)
Preliminary location and widths of all streets or
other public ways, together with profiles, grades and cross sections
or referenced to standard Town cross sections, and proposed street
names.
(2)
Preliminary information as to drainage improvements,
including proposed revised contour map, ditches and channel improvements;
preliminary design of all proposed culverts and bridges; preliminary
design of any proposed storm sewer system; preliminary plans for any
pond or dam.
(3)
Preliminary plans for any common water system, hydrant
location and any required information as to the location of proposed
wells.
(4)
Preliminary plans for any common sewer system and
any proposed sewage disposal system; any required plans as to the
location and design of on-lot sewage disposal systems.
(5)
Proposed lot lines and approximate lot areas; lot
numbers.
(6)
Any proposed public parks or community open spaces,
together with the conditions of dedication or reservation.
(7)
Proposed easements.
(8)
Proposed treatment of wire utilities.
(9)
Sidewalks.
(10)
Lighting standards.
(11)
Street name signs.
(12)
Monuments.
(13)
Street trees by species.
(14)
Information as to proposed stage development.
D.
Approval statement. The preliminary plat shall bear
the following statement for completion by the Planning Board:
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Preliminary Plat
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Not to be recorded
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Approved ( ) Approved
with accompanying modifications ( )
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Town of Wilson Planning Board
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Date
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, Chairman
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attest , Secretary
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E.
Field marking. Location on the site of temporary markers
adequate to enable the Planning Board to locate readily and to appraise
the basic layout in the field.
The final plat shall be drawn in black waterproof
ink on tracing cloth on sheets 20 inches by 20 inches and shall be
at the same scale as the preliminary plat map. Where necessary that
the plat be on several sheets, it shall be accompanied by an index
sheet showing the entire subdivision. Space shall be reserved on each
sheet for endorsement by the Planning Board, the Niagara County Health
Department and, where required, the New York State Water Resources
Commission. The final plat shall conform in all respects to the preliminary
layout as approved by resolution of the Board and shall show the following:
A.
Required information on all maps and data.
(1)
All maps and data shall include the name of the proposed
subdivision and the name of the Town and County.
(2)
All maps and data shall include the name and address
of the owner of record and the subdivider.
(3)
All maps shall show the scale, date and magnetic North
point.
(4)
The final plat map shall contain a graphic scale.
(5)
All maps shall be clearly designated "final plat"
or "final plat development data," as the case may be.
B.
Additional data required on the final plat map. Certifications
are required as follows:
(1)
Certification of title showing that the applicant
is the owner.
(2)
Certification by a licensed land surveyor that the
plat and contour data represent a survey made by him, that all monuments
indicated as existing do exist and that their locations are accurately
shown.
(3)
Signature and seal of a registered professional engineer
preparing the final plat.
C.
Existing conditions.
(1)
Tract boundaries in accordance with § 112-28B(1).
(2)
The names and locations of all immediately adjacent
subdivisions and the names of the owners of record of any adjacent
lots larger than one acre in area.
(3)
Existing watercourses and drainage easements.
(4)
The location, names and widths of existing roads or
other public ways, easements, building lines and any parks or other
publicly owned land abutting the tract.
(5)
The location, other than in a public road, of all
gas, oil, telephone, electric or other underground or overhead distribution
or transmission lines and easements therefor.
(6)
A neighborhood map as required in § 112-28B(15).
(7)
Cost estimates for all improvements.
D.
Proposed conditions.
(1)
The name, locations and widths of all new streets
or other public ways, curbline or pavement edge and center line; proposed
widening of existing roads.
(2)
Proposed drainage easements and the center lines of
new or relocated ditches or drainage channels.
(3)
Lot lines.
(4)
Sufficient survey data, acceptable to the Town Engineer,
to permit the ready determination of the location, bearing and length
of every street, lot, boundary and easement line and to permit ready
reproduction of such lines upon the ground. For each street there
shall be shown the deflection angles, radii, lengths and central angles
of curves and tangent bearings and distances. All roads shall be stationed
in accordance with standard engineering practices. Where practical,
these data should be referenced to points previously established by
a public authority.
(5)
Minimum building setback lines on all streets.
(6)
Lot numbers in sequence.
(7)
Any proposed parks or community open spaces, together
with clear specifications as to whether each is to be dedicated to
the Town, reserved for the use of owners of land in the subdivision,
or otherwise reserved.
(8)
The location and description of monuments.
(9)
Required corner vision easements at intersections.
(10)
A neighborhood map as required for a preliminary
plat.
(11)
The location and sizes of all bridges and culverts
referenced to related development data.
(12)
Areas approved as stages in a staged development.
E.
Approval statement. The final plat map shall bear
the following statement:
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Final Plat
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Approved: May be recorded with the County Clerk.
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Town of Wilson Planning Board
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Date
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, Chairman
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attest , Secretary
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F.
Development.
(1)
Streets. Cross section and profiles of all existing
and proposed streets and roads in the subdivision, showing grades
as approved by the Town Engineer. Street profiles shall be drawn to
standard scale and elevations and based on a datum plane approved
by the Town Engineer.
(2)
Drainage plan. A plan showing finished contour elevations;
catchment areas, drainage ditches and channels; cross sections of
ditches and stream channels; profiles of drainage ditches and, where
required, of natural drainageways; the design and size of all bridges,
culverts and other drainage structures; complete plans for all storm
sewer systems; and drainage easements, all suitable to the Town Engineer
and meeting any established Town standards.
(3)
Water plans. Complete plans for any public water system,
showing line location and sizes, valves and hydrant locations, as
approved by the Niagara County Department of Health and the Town water
district.
(4)
Sewer plans. Complete plans for any public sewer system,
showing line location and sizes, manholes, pumps and other details,
and complete plans of any disposal plant as approved by the Niagara
County Department of Health or State Department of Health, as required,
and by any appropriate Town sewer district.
(5)
Landscape plan. Planting plan showing the location
and species of street trees to be planted and areas requiring seeding
or sodding or other landscape treatment.
(6)
Electric lines plan. A plan showing the location of
electric distribution system and streetlighting and any required easements.
G.
Legal data.
(1)
Written offers of cession to the Town of all public
streets, rights-of-way and open spaces shown on the plat and copies
of agreements or other documents showing the manner in which spaces,
title of which is reserved by the subdivider, are to be maintained.
(2)
A certificate by the Town Engineer certifying that
the subdivider has complied with one of the following alternatives:
(a)
All improvements have been installed in accordance
with the requirements of this chapter and with the action of the Board
giving conditional approval of the preliminary layout and with the
written approval of the Town Superintendent of Highways as to the
street construction and with the written approval of the Town Board
as to street dedication, duly filed with the Planning Board; or
(b)
A bond or certified check has been posted, which
is available to the municipality in a form suitable to the Town Attorney
and in sufficient amount to assure completion of all required improvements.
(3)
Endorsement, where required, of approval by the Niagara
County Health Department, the New York State Health Department and
the Water Resources Commission.
(4)
Access permits from New York State Department of Public
Works where required.
(5)
Protective covenants in a form for recording.
(6)
Other data, such as certificates, affidavits, endorsements
or deductions, as may be required by the Planning Board in the enforcement
of this chapter.
H.
Fees. A certificate from the Town Clerk that all required
fees have been paid.
