Prior to application for a building permit, where required, site plan
development approval shall be secured in accordance with the following procedure:
A. Sketch review (all site plans).
B. Preliminary approval (major site plan).
C. Final approval (all site plans).
D. Application and review process:
(1) Informal review with technical personnel. Before filing
a formal application in accordance with the procedure set forth in this article,
applicants are encouraged to meet with the Town's technical personnel,
including the Town Engineer, Building Inspector, Planning Consultant, Town
Attorney and Fire, Police and Health Departments, where appropriate, prior
to submitting a formal application for development. The purpose of the informal
meeting is to make the applicant aware of the specific requirements applicable
to the area or type of development being considered.
(2) Complete application.
(a) A complete application is required for the development
of any land. Said application, together with the required fees and all exhibits
required, shall be submitted to the Secretary of the Board. The Board shall:
[1] Review the application to determine its completeness.
[2] Determine the type of development action required.
[3] Forward the application to the proper board, agency or
official for subsequent action.
(b) An application shall be certified as complete immediately
upon the meeting of all requirements specified in this chapter and all rules
and regulations of the Board. It shall be deemed complete as of the day it
is so determined by the Board for purposes of the commencement of the time
period for action by the Board. If found to be incomplete, the application
shall be returned to the applicant with information as to what is lacking.
(c) Prior to formal application to the Board, the applicant
shall submit to the Town Engineer, acting as technical staff to the Board,
the information required to meet the requirements of the New York State Environmental
Quality Review Act (SEQRA). Notwithstanding the time limits set forth herein,
final site plan approval shall not be granted until the SEQRA process has
been completed. The Board may hold a joint public hearing on the site plan,
whenever practicable. In the event that a final SEQRA determination has not
been made, final site plan approval shall not be granted.
(3) Additional information. The Board may require such additional
information not specified in this chapter or any revisions in the accompanying
documents as are reasonably necessary to make an informed decision as to whether
the requirements necessary for approval of the application for development
have been met. The application shall not be deemed incomplete for lack of
any such additional information or any revisions in the accompanying documents
so required by the Boards.
(4) Routing.
(a) Zoning Board of Appeals. All complete applications requiring
Zoning Board of Appeals approval shall be referred to that Board by the Board.
(b) Building Inspector. All complete applications for one-family
residential construction which is not in a floodplain or is not a historic
building or site shall be referred to the Building Inspector for action.
(c) Board technical staff. All other applications for development
shall be forwarded by the Board to the Board technical staff for review.
(5) Application contents, requests and submissions. All applications
for site development plan review and/or approval shall fulfill the following
requirements:
(a) Be made on forms available at the office of the Secretary
to the Board.
(b) Be presented to the Secretary to the Board at least three
weeks prior to a regular meeting of the Board.
(6) Fees. Upon the filing of an application for sketch review,
a fee shall be payable to the Town of Haverstraw in accordance with the Standard
Schedule of Fees as adopted by the Town Board and as amended periodically.
Exhibits for review at final must comply with the same conditions and
requirements as at preliminary unless modified by resolution, except that
the location and vicinity maps should reflect any changes or modifications,
and the final site plan shall include the information in Subsections A and
B.
A. General information to be added on final site plan.
(1) Space for map notes and certifications.
(2) Formal offer of dedication shall be provided on the site
plan to read as follows: "The owner hereby irrevocably offers for dedication
to the Town of Haverstraw any public streets, easements, parks or required
public utilities within the map or on the construction drawings."
(3) Rockland County Health Department, and all other municipal,
county and state agencies, approval when so required by that agency.
(4) Required standard map notes.
B. The preliminary map shall be revised to incorporate all
changes required by the Board after its decision granting preliminary approval.
The additional following requirements shall be met:
(1) The stormwater drainage plan, with location, dimensions
and elevations of pipes, ditches, catch basins and outflow, to the satisfaction
of the Town Engineer.
(2) Three sets of erosion control plans to the Town Engineer,
accompanied by an erosion control plan and review fees.
(3) Proposed location of hydrants.
(4) Location of proposed sewer facilities, with manholes,
pipes, sizes and gradients indicated, all subject to the requirements of the
Town sewer consultant with approval secured through the Town Engineer.
(5) Circulation patterns keyed to requirements for traffic
arrows and parking spaces to be marked in reflecting paint, including loading
areas.
(6) The location and widths of pavements, curbs, sidewalks
and traffic islands.
(7) Location of buffering, screening and landscaped areas
for building, parking, recreation and other facilities.
(8) Proposed location of all outdoor lighting fixtures (small
drawing, in elevation) and the required map note to assure prevention of glare
beyond property boundaries.
(9) All other utilities which shall be installed underground,
such as the location of meters, transformers and other equipment, in accordance
with the requirements of the Town Engineer
(10) Proposed location of all signs, including descriptions
of size, location and coloration (subject to separate permit process), and
building identification signs.
(11) Notation that a landscape plan has been approved, and
a copy of the landscaping plan approved and endorsed by the Town Shade Tree
Commission, shall be furnished for the office file.
(12) Applicant shall provide deeds and reproducible maps on
Mylar whenever the Board and Town Board has made the necessary resolutions
to allow for acquisition of land for park or other municipal purposes.
(13) Provision for solid waste disposal, including container
locations and access to such locations by sanitation trucks.
(14) Meters, utility cabinets and associated facilities shall
be screened if so determined by the Board.
(15) All leader, footing and other drains and cleanouts, including
elevation data, and theft locations and materials shall be shown subject to
review and approval by the Town Engineer.
C. Revision of final site development plan. Based upon the
above-noted resolution, the applicant shall have the final site development
plan revised. This may require correcting and completing the submitted plan
in final form or drawing a new map. The final site plan should be exactly
the same as approved by the Board.
D. Submission and review of revisions. After completion
of the final site plan in accordance with the Board's resolution, six
copies shall be submitted to the Town Engineer and Planning Consultant for
final review. No final approval shall be endorsed on the site plan until a
review has indicated that all requirements of the resolution have been met.
E. Performance bond. The Board's approval shall also
describe the amount of the performance bond to be submitted by the applicant.
The amount of the bond shall be established by the Board based upon the recommendation
of the Town Engineer, subject to the approval of the Town Board.
The provisions for reimbursement of expenses in §
167-8.1 shall also apply to this chapter.