[HISTORY: Adopted by the Board of Trustees of the Village of Oyster Bay Cove 11-15-2005 by L.L. No. 11-2005. Amendments noted where applicable.]
GENERAL REFERENCES
General penalty — See Ch. 1, Art. III.
Building construction — See Ch. 121.
Environmental quality review — See Ch. 150.
Fees and deposits — See Ch. 162.
Freshwater wetlands and steep slopes — See Ch. 177.
Subdivision of land — See Ch. 283.
Zoning — See Ch. 320.
A. 
The Board of Trustees of the Village of Oyster Bay Cove (hereinafter the "Board of Trustees") hereby finds that in order to ensure that future land use, development and construction activities within the Village of Oyster Bay Cove (hereinafter "Village") will have a harmonious relationship with the existing or permitted use of contiguous land and with surrounding neighborhoods, and to otherwise promote the health, safety, general welfare, comfort and convenience of the Village and its residents, site plans for new land use, development and construction activities proposed within the Village should be subject to Village Planning Board review.
B. 
It is the intent of the Board of Trustees, and the purpose of this chapter, to establish a procedure for site plan review for new land use, development and construction activities proposed within the Village consistent with and pursuant to § 7-725-a of the Village Law of the State of New York, and to authorize the Planning Board to review site plans as provided in this chapter, pursuant to appropriate standards, for compliance with certain site plan elements, which include, where appropriate, those relating to parking, means of access, traffic, screening, lighting, signs, landscaping, architectural features, location and dimension of buildings, adjacent land uses and physical features meant to protect adjacent buildings and land uses, as well as any additional site plan elements specified herein.
A. 
Pursuant to Village Law, § 7-725-a, the Planning Board is hereby authorized to review and approve, approve with modifications or disapprove site plans submitted in accordance with the standards and procedures set forth in this chapter.
B. 
In approving a site plan, the Planning Board may impose reasonable conditions and restrictions as are related to and incidental to the proposed site plan. Thereupon, where appropriate, such imposed conditions must be met before the issuance of permits by applicable enforcement agencies or officials of the Village.
A. 
Except as otherwise provided by law, the following applications for land use, development and construction activities within the Village shall require site plan review and approval:
(1) 
All new dwellings or other principal structures and land uses permitted in the Village.
(2) 
All buildings, structures and land uses accessory to a residential land use permitted in the Village.
(3) 
All buildings, structures or land uses accessory to a special use permit.
(4) 
All new buildings, structures or land uses for which a use variance has been granted.
(5) 
Any addition to or expansion of all or part of a principal structure which equals or exceeds 50% of the square footage of the gross floor area of the structure as originally constructed or as last modified, whether pursuant to site plan approval or prior to the requirement thereof, or equals or exceeds a gross floor area limitation imposed by decision of the Planning Board or Board of Appeals. As used in this chapter, "gross floor area" shall be calculated in accordance with the definition set forth in the Village Code of Ordinances, or if no such definition is available, as established by the Building Official.
[Amended 3-21-2006 by L.L. No. 2-2006]
(6) 
Any reconstruction of a principal structure damaged by fire or other incident, the cost of which equals or exceeds 50% of the market value of the structure at the time the damage occurred.
B. 
No building permit for a building or structure subject to site plan review shall be issued by the Building Inspector, except upon authorization of and in conformity with a site plan approved by the Planning Board.
C. 
Modification to an approved site plan.
(1) 
Except as provided in Subsection D hereof, in the event that a modification is proposed to an approved site plan which has not been issued a certificate of occupancy/completion, an application for site plan review of the modified plan must be made to and approved by the Planning Board before a building permit for the modified plan may be issued.
(2) 
Fees and deposits shall be the same as for an original application pursuant to Chapter 162, Fees and Deposits.
D. 
Minor modification to an approved site plan. An application to amend or modify an approved site plan which has not been issued a certificate of occupancy/completion will not require Planning Board site plan review if, in the unanimous opinion of the Building Inspector and two members of the Planning Board appointed by the Chairman of the Planning Board for such purpose, the modification is determined to be minor. A "minor modification" is defined as one which does not cause any material change in the overall design, layout or appearance of the site. Upon such determination, a building permit may be issued upon compliance with all other applicable requirements.
E. 
No demolition permit for a building or structure subject to site plan review shall be issued by the Building Inspector, except upon authorization of and in conformity with a site plan approved by the Planning Board, unless the applicant certifies that no building permit application is presently pending; that no trees or evergreens will be removed; that no change of grade will be made to the premises; that any depressions left by removal of a foundation or other below grade structures will be filled with compatible clean fill material; that all debris will be removed from the premises; the property will otherwise comply with the property maintenance provisions of the Village Code; and that unvegetated and disturbed areas will be seeded with noninvasive grasses.
[Amended 1-20-2015 by L.L. No. 1-2015]
A. 
Applications for site plan approval shall be submitted to the Village Clerk, who shall provide two copies of same to the Village Building Department for determination of completeness and comment. The Village Building Department shall consist of the Building Inspector and the Village Engineer.
(1) 
All applications shall be submitted in person.
(2) 
Prior to submitting an application for site plan approval, the applicant shall make an appointment to meet with the Village Building Inspector for review of the proposed submission. The proposed submission shall be submitted to the Village Clerk prior to the appointment.
[Amended 3-21-2006 by L.L. No. 2-2006]
B. 
The Building Department shall return the applications to the Village Clerk after appropriate review, at least 30 days prior to the Planning Board meeting at which the site plan is to be considered and except as otherwise provided herein.
C. 
The application shall include 12 copies of each of the following items, to be submitted in separate and complete sets:
(1) 
Application form for site plan review, in form and substance satisfactory to the Building Department.
(2) 
A recent site survey, showing all existing structures, prepared, signed and sealed by a licensed land surveyor.
(3) 
Site plan for the proposed land use, drawn at a scale of not less than one inch equals 20 feet, signed and sealed by an appropriate licensed professional, and which shall include the following information:
[Amended 3-21-2006 by L.L. No. 2-2006]
(a) 
A title block located in the lower right-hand corner of the site plan and shall include the name and address of the applicant and record owner of the property, the name and address of the preparer of the document, the property's designation on the Nassau County Land and Tax Map, and the title of the project. If the applicant or property owner is a corporation, the name and address of the president and secretary shall be submitted with the application.
(b) 
A date block of the site plan adjacent to the title block containing the date of preparation and dates of all revisions.
(c) 
A key map showing the location of the property with reference to surrounding areas and existing street intersections within 1,000 feet of the boundaries of the subject premises.
(d) 
A written and graphic scale, as well as a North arrow.
(e) 
Zoning district boundaries shall be shown on the site plan as they affect the parcel.
(f) 
Survey data, inclusive of dimensions, showing boundaries of the property, required building and setback lines and lines of existing and proposed streets, lots, reservations, easements and areas dedicated to public use, including grants, restrictions and rights-of-way.
(g) 
Reference to any existing covenants, restrictions, easements or exceptions that are in effect or are intended to cover all or any of the property. A copy of such covenant, restriction, easement or exception shall be submitted with the application. If there are no known covenants, deed restrictions, easements or exceptions affecting the site, a notation to the effect shall be indicated on the site plan map.
(h) 
Location of existing structures on the site. The plan shall contain a notation indicating any structures that are to be removed.
(i) 
Location plans and elevations of all proposed structures.
(j) 
Location of all existing and proposed driveways, walkways and impervious surfaces located on the property.
(k) 
Location of all existing storm drainage structures, soil erosion and sediment control devices and utility facilities, including electric, water, telephone and cable television, which are located within the property lines.
(l) 
Existing and proposed contours according to United States Geodetic Survey Datum at intervals not to exceed two feet. Existing contours are to be indicated by dashed lines; proposed contours are to be indicated by solid lines.
(m) 
Existing elevations of the road or right-of-way contiguous to the site.
(n) 
The location of all existing significant natural features, such as boulders, rock outcrops, watercourses, depressions, ponds, marshes and other wetlands, whether or not officially mapped.
(o) 
All proposed streets, with profiles indicating grading and cross sections showing width of roadway, location and width of sidewalk, if any, and location and size of utility lines.
(p) 
All means of vehicular ingress and egress to and from the site onto public or private streets, showing the size and location of driveways and curb cuts and sidewalks, if any.
(q) 
All provisions for pedestrian access to the site and internal pedestrian circulation.
(r) 
The location and design of any off-street parking areas, loading or outdoor storage areas.
(s) 
The location of all existing and proposed waterlines, valves and hydrants and all sewer lines or alternative means of water supply or sewage disposal and treatment.
(t) 
The proposed location, direction of illumination, power and time of proposed outdoor lighting.[1]
[1]
Editor's Note: See Ch. 200, Lighting, Outdoor.
(u) 
The location, design, dimensions and type of construction of all proposed signs.
(v) 
The post development stormwater management plan.
(w) 
Structural elevation calculations.
(x) 
Zoning calculations, including lot coverage and height to distance calculation, in tabular form.
(y) 
Illustration of all proposed structures as they relate to sky exposure plane.
(z) 
Delineation of Floodplain Zone as shown on the Flood Insurance Rate Map prepared by the Federal Emergency Management Agency and adopted by the Village of Oyster Bay Cove.[2]
[2]
Editor's Note: See Ch. 320, Zoning, Art. XI.
(aa) 
Delineation of Coastal Erosion Hazard Area, if the property is located within the designated Coastal Management Zone.
(bb) 
Delineation of tidal and freshwater wetlands areas as designated by the New York State Department of Environmental Conservation.[3]
[3]
Editor's Note: See Ch. 177, Freshwater Wetlands and Steep Slopes.
(cc) 
Graphic elevations of each side of each proposed structure or land use, as situated on the property, including sufficient detail to ascertain the quality of the materials, design and construction.
(dd) 
Identification of owners of adjoining properties, by name, address, and section, block and lot number.
(ee) 
The location of the nearest structures on adjacent lots.
(ff) 
Finished floor elevations for existing and proposed structures.
(gg) 
Direction of proposed runoff for paved areas.
(hh) 
Existing and proposed drainage structures.
(ii) 
Erosion control plans, to include the specification and details of best management practices, according to New York State Department of Environmental Conservation guidelines.
(jj) 
Existing and proposed fences.
(kk) 
Existing and proposed retaining walls, with calculations by a qualified licensed professional for retaining walls greater or equal to four feet in height, measured from the top of wall to the top of footing.
(ll) 
The proposed limits of disturbance.
(mm) 
Any notes necessary to clarify the intended construction.
(4) 
Landscaping plan, drawn at a scale of not less than one inch equals 20 feet and which contains the following information:
[Amended 3-21-2006 by L.L. No. 2-2006]
(a) 
Outlines of all existing and proposed structures, driveways, walkways and impervious surfaces to be located on the property.
(b) 
The location of all existing significant natural features, such as boulders, rock outcrops, watercourses, depressions, ponds and marshes.
(c) 
The location of all trees, identified by type or species and size, bearing a trunk circumference greater than 12 inches measured at a point three feet above the highest ground level, indicating which of such trees are proposed to be removed or preserved.[4]
[4]
Editor's Note: See Ch. 299, Trees.
(d) 
The location of all shrubs and/or any vegetation, identified by type or species, which are to be removed.
(e) 
The location of all shrubs and/or any vegetation, identified by type or species, which are to be preserved.
(f) 
Location of all trees, shrubs and/or other vegetation, identified by size, height and type or species, which are to be provided.
(g) 
A separate list of all trees bearing a trunk circumference greater than 12 inches measured at a point three feet above the highest ground level, and shrubs identified by size, height and type or species that are to be removed and/or to be provided.
(5) 
Photographs of existing structures of the property and surrounding landscaping/screening.
(6) 
Environmental assessment form completed and signed by the applicant, where applicable.
(7) 
Original building permit application which was reviewed by the Building Department.
(8) 
Memoranda of review issued by the Building Inspector and/or Village Engineer.
(9) 
Identification of all required permits or approvals from the Village or any other governmental body, and a record of application for and status of such permits or approvals.
(10) 
List of the names of all owners of property within 1,000 feet of the boundaries of the subject premises, and if the subject premises is adjacent to a private road, the owners of all other properties adjacent to the private road, together with section, block and lot numbers of said property, as shown on the current tax roll of the Village.
(11) 
Certificate of title and deed(s) for the existing lot(s), together with a title search conducted within two years prior to the date of submission of the application.
(12) 
Letter from the Water District or other entity responsible for water supply, regarding availability of water to the site (for new structures only).
(13) 
All appropriate permit fees, charges and deposits as set forth in Chapter 162, Fees and Deposits. The applicant will be responsible for all charges incurred by the Village in the consideration, review and determination of an application.
(14) 
Photographs of neighboring properties, taken from the proposed location.
(15) 
Any other information found by the Planning Board or Building Department to be necessary to reasonably determine compliance of the site plan with this chapter and Village Law, § 7-725-a.
D. 
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 274, Stormwater Management and Erosion and Sediment Control, shall be required for site plan approval. The SWPPP shall meet the performance and design criteria and standards of Chapter 274, Stormwater Management and Erosion and Sediment Control. The approved site plan shall be consistent with the provisions of Chapter 274, Stormwater Management and Erosion and Sediment Control.
[Added 5-15-2007 by L.L. No. 5-2007[5]]
[5]
Editor's Note: This local law also redesignated former Subsection D as Subsection E.
E. 
The Building Department may waive any of the above requirements it determines to be unnecessary for the appropriate review of a particular application, but such waiver shall not be binding upon the Planning Board. In determining whether waiver is appropriate, the Building Department should give due consideration to the cost of the proposed structure, such that the cost of the process of obtaining approval should not be disproportionate to the cost of the structure under consideration.
A. 
In reviewing any application for site plan approval, the Planning Board shall be guided, as appropriate, by the following general and specific considerations:
(1) 
The location, arrangement, size, design and general site compatibility of buildings and structures, including any potential future auxiliary structures and uses.
(2) 
The adequacy and arrangement of vehicular access and circulation. All driveways to a public or private street shall be so located to afford safe access to said roadway and to provide for safe and convenient ingress and egress and to minimize conflict with the flow of traffic and other driveways, and shall be designed to permit emergency vehicles and service vehicles, such as delivery trucks, solid waste collection vehicles and the like to have reasonable access to and space for their intended functions without causing damage or otherwise impacting on the subject property or any neighboring property.
(3) 
The adequacy and arrangement of off-street parking, loading and outdoor storage.
(4) 
The adequacy and arrangement of pedestrian traffic access and circulation.
(5) 
The adequacy of stormwater and drainage facilities. Provision shall be made for the drainage of surface runoff waters in and from the premises so that flooding and erosion of the property and the property of others will be prevented.
(6) 
The adequacy of water supply and sewage disposal facilities.
(7) 
The adequacy, type and arrangement of trees, shrubs and other landscaping and natural screening constituting a visual and/or noise buffer between the applicant's and adjoining lands, including the maximum feasible retention of existing vegetation.
(8) 
The adequacy of fire lanes and other emergency zones and the provision of fire hydrants.
(9) 
Protection of adjacent or neighboring properties against noise, light, glare, unsightliness, disturbances and nuisances.
(10) 
The overall impact of the proposed development on the neighborhood and surrounding uses, including compatibility of architectural and design considerations.
(11) 
Any slopes in excess of 15%.
B. 
The Planning Board shall not approve a site plan application unless it affirmatively finds that the building or structure, if constructed, erected, reconstructed or altered in accordance with the submitted plan, will not:
(1) 
Be visually offensive or inappropriate by reason of poor quality of exterior design, monotonous similarity or striking visual discord in relation to the site or surroundings, including those of neighboring structures;
(2) 
Mar the appearance of the area;
(3) 
Impair the use, enjoyment and desirability of neighboring properties, and reduce the value of properties in the area;
(4) 
Be detrimental to the character of the neighborhood;
(5) 
Prevent the most appropriate development and utilization of the site or of adjacent land; and
(6) 
Adversely affect the functioning, economic stability, prosperity, health, safety, comfort and general welfare of the entire community.
Unless the Planning Board determines that it cannot approve an application as submitted with any reasonable modifications, the Planning Board shall conduct a public hearing with regard to every application for site plan review within 90 days after the date the application is found to be complete by the Planning Board. If the Planning Board determines that it cannot approve an application as submitted with any reasonable modifications, then it can disapprove the application without a public hearing.
[Amended 1-18-2011 by L.L. No. 1-2011]
The applicant shall mail notice of the public hearing in a form provided by the Village Attorney. The notice shall be mailed first class and addressed to all owners of properties located in whole or in part within 1,000 feet of the subject premises and, if the subject premises is adjacent to a private road, to the owners of all other properties adjacent to the private road. The completion of this mailing requirement shall be attested to by the applicant, applicant's attorney or other professional. Initial mailing shall take place at least 20 days prior to such hearing. All subsequent notices shall be at least 10 days prior to such hearing. The Village Clerk shall cause notice of the public hearing to be published in the official newspaper of the Village at least 10 days prior to such hearing and to be posted in any location where required by law. The applicant shall file proof of mailing at least three business days prior to the commencement of the public hearing.
A. 
The Planning Board shall render a decision on each site plan application within 62 days after the public hearing portion of the review procedure is closed.
B. 
The Board's decision shall be filed in the office of the Village Clerk within five business days after such decision is rendered, and the Village Clerk shall mail a copy to the applicant or the applicant's representative.
C. 
The time period in which the Planning Board must render its decision may be extended by mutual consent of the applicant and the Planning Board, or by the Planning Board unilaterally upon a finding of good cause.
Any person aggrieved by a final site plan determination by the Planning Board may apply to the Supreme Court for review by a proceeding pursuant to Article 78 of the Civil Practice Law and Rules. Such proceedings shall be instituted within 30 days after the filing of a decision in the office of the Village Clerk, except where a different period of time may be provided by law.
Any requirement for the approval or approval with modifications and/or conditions of site plans submitted for approval may be waived by the Planning Board, upon a finding that such requirement is not in the interest of the public health, safety or general welfare, or is inappropriate to a particular site plan.
The Planning Board may adopt such further rules and regulations, consistent with this chapter, as it deems reasonably necessary to carry out the provisions of this chapter; provided, however, that no such rule or regulation shall affect a substantive right of any applicant or interested party. Such rules, or any amendment thereof, shall be adopted only after a public hearing. The authority conferred upon the Planning Board by this section is expressly limited to procedural rules that conform in both substance and intent to the rules and regulations set forth in this chapter.
[Amended 3-21-2006 by L.L. No. 2-2006]
Where a proposed site plan contains one or more features which do not comply with the bulk, coverage, set back and/or area requirements of the Village zoning regulations,[1] application for necessary variances shall be made directly to the Board of Appeals, without first obtaining a final decision or determination by the Planning Board, but after receipt of a determination by the Building Official as to the manner in which the proposed plan does not conform to such requirements. Should the application for such variance(s) be granted, or granted with modifications, application may then be made to the Planning Board for site plan approval pursuant to this chapter. The Planning Board shall not have authority to grant variances of any zoning regulation of the Village, except where such authority is specifically granted by law.
[1]
Editor's Note: See Ch. 320, Zoning, § 320-6.
A. 
Until a certificate of occupancy or certificate of completion has been issued with respect to each construction, reconstruction, alteration, addition or improvement contained within an approved site plan, the Planning Board shall have continuing jurisdiction to review and act upon a site plan, including any and all amendments to the approved site plan, provided that no such action by the Planning Board shall affect a vested right of any person.
B. 
The Planning Board shall review and act upon an application for an amendment to an approved site plan in the same manner as the review of an original site plan.
C. 
In the event that it is determined that unauthorized changes have been made to an approved site plan, or that the applicant has failed to comply with any terms or conditions of the approved site plan, the Building Official may issue a stop-work order, and take such other action as is deemed appropriate. Unless doing so would be in violation of the vested rights of any person or entity, the Planning Board in such instance may rescind its prior site plan approval in its entirety or in part.
Unless otherwise indicated, all construction, reconstruction, alterations, additions, improvements or placement, relocation or removal of fill in excess of 50 cubic yards, included in or required by a proposed site plan, shall comply with all other applicable laws, rules and regulations.
By submitting an application for site plan approval, an applicant, and the owner(s) of any property which is the subject of such application and who have authorized the application, shall be deemed to have consented to entry upon the subject property by Village officials involved in the review and approval process with respect to such application at any reasonable time of the day, including weekends and holidays, prior to the approval of the application, for any purposes reasonably related to the review and approval of an application for site plan approval or modification of a site plan approval.
Any person or entity, including the owner, general agent and/or contractor of a building or premises which is the subject of an application or approval pursuant to this chapter, who violates, or causes or permits the violation of, any provision of this chapter, or of any condition of a permit issued pursuant to this chapter, shall be punishable for a violation as provided by law. Each week in which a violation continues shall constitute a separate additional violation.
A. 
The Planning Board may condition site plan approval upon the applicant's submission to the Village Clerk of a cash deposit, performance bond or irrevocable letter of credit, in an amount determined by the Planning Board after recommendation from the Village Engineer, which amount shall be sufficient to ensure that all improvements and landscaping, as shown on the approved site plan, shall be completed and to ensure against damage to the infrastructure, including public and private roads and drainage structures, and neighboring properties.
B. 
If public improvements are required, a separate cash deposit, performance bond or irrevocable letter of credit, in an amount determined by the Planning Board after recommendation from the Village Engineer, which amount shall be sufficient to ensure that all required public improvements shall be completed.
C. 
No performance bond or irrevocable letter of credit shall be accepted by the Village Clerk unless approved by the Village Attorney as to form and substance, and manner of execution.
A site plan approval shall automatically expire one year after the resolution granting approval is filed in the office of the Village Clerk, unless a building permit has been issued in furtherance thereof. Upon application prior to the expiration of a site plan approval, and upon payment of a fee in an amount to be determined by the Board of Trustees by resolution, the Planning Board may grant one or more extensions of a site plan approval for an additional period, not to exceed 12 months from the expiration of the original approval. Thereafter, any further extensions may be granted only by the Board of Trustees, upon such terms and conditions as the Board of Trustees may determine to be appropriate.