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Village of Fayetteville, NY
Onondaga County
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Table of Contents
Table of Contents
Code
New Laws (6) Index Notes (1)
[Amended 3-28-1988 by L.L. No. 1-1988]
All applications for site plan and special permit approval shall be filed with the Codes Enforcement Officer. If a public hearing is required, it will be scheduled by the Planning Board. Public notice of all such hearings shall be published in the official newspaper of the Village at least five days prior to the hearing date. All decisions shall be mailed to the applicant. Appeals from any determination of the Planning Board under this section shall be made in accordance with the provisions of Article 78 of the Civil Practice Law and Rules of the State of New York.
A. 
In all permitted or special exception uses where Chapter 187, Zoning, requires site plan approval, such uses or structures shall be subject to the following site plan approval provisions before a building permit is issued.
B. 
The steps in the site plan approval process are as follows:
(1) 
Preliminary conference with Planning Board.
(2) 
Submission of application for preliminary site plan approval.
(3) 
Planning Board review of preliminary site plan.
(4) 
Planning Board action on preliminary site plan.
(5) 
Submission of application for final detailed site plan approval.
(6) 
Planning Board action on final detailed site plan.
C. 
The Planning Board, at its sole discretion, may waive or merge any of these steps in arriving at its decision regarding approval of the final detailed site plan. The detailed submission requirements and review factors for each of these steps are described in the following sections.
A preliminary conference shall be held between the Planning Board and the applicant to review the basic site design concept and generally determine the information to be submitted by the applicant on or with the preliminary site plan application. At this conference, the applicant should provide a statement and rough sketch which fully describes the proposed project and intended use, as well as:
A. 
An area map showing the parcel under consideration for site plan review and all properties, subdivisions, streets and easements within 500 feet of the boundaries thereof.
B. 
A map of site topography at contour intervals of no more than five feet. If general site grades exceed 5% or portions of the site have susceptibility to erosion, flooding or ponding, a soils overlay and a topographic map showing contour intervals at not more than two feet of elevation should also be provided.
C. 
If the development is to be staged, a general indication of how the staging is to proceed and the expected duration of development. Whether or not the development is to be staged, the sketch and statement shall describe the intended total project. The site plan application shall include either the total project or that staged portion for which approval is requested.
[Amended 3-28-1988 by L.L. No. 1-1988]
An application for preliminary site plan approval shall be made to the Codes Enforcement Officer, using a form to be supplied by the office of the Village Clerk. This application shall be accompanied by any or all of the following data as determined necessary by the Planning Board at the preliminary conference, as well as any modifications to the material presented by the applicant at that conference:
A. 
A preliminary site plan including the following information:
(1) 
Title of drawing, including name and address of applicant and identification of parcel by name and number.
(2) 
North point, scale and date.
(3) 
Boundaries of the property plotted to scale.
(4) 
Existing watercourses, including swamps and drainage areas.
(5) 
A site plan showing:
(a) 
Locations, proposed use and height of all buildings.
(b) 
Location of all parking and truck loading areas, with access and egress drives thereto and areas of pedestrian traffic.
(c) 
Location and proposed development of all open spaces, including parks, playgrounds and open reservations.
(d) 
Location of outdoor storage, if any.
(e) 
Location of all existing or proposed site improvements, including drains, culverts, retaining walls and fences.
(f) 
Description of method of sewage disposal and location of such facilities.
(g) 
Location and size of all signs.
(h) 
Location and proposed development of buffer areas.
(i) 
Location and design of lighting facilities.
(j) 
The amount of building area proposed for nonresidential uses, if any.
(k) 
Any other item as determined by the Planning Board.
B. 
A tracing overlay showing all soil areas and their classifications and permeability and those areas, if any, with moderate-to-high susceptibility to flooding and moderate-to-high susceptibility to erosion. For areas with potential erosion problems, the overlay shall also include an outline and description of existing vegetation.
C. 
An environmental assessment form, to conform to SEQR requirements for determining environmental impact.
A. 
The Planning Board's review of a preliminary site plan shall include, but is not limited to, the following considerations:
(1) 
Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, channelization structures and traffic controls, culs-de-sac and turnarounds.
(2) 
Adequacy and arrangement of pedestrian traffic access and circulation, including separation of pedestrian from vehicular traffic, walkway structures, control of intersections with vehicular traffic and pedestrian conveniences.
(3) 
Location, arrangement, appearance and sufficiency of off-street parking and loading, including sufficiency of paving.
(4) 
Location, arrangement, size and design of buildings, lighting and signs.
(5) 
Relationship of the various uses to one another and their scale.
(6) 
Adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and/or a noise-deterring buffer between adjacent uses and adjoining lands.
(7) 
The adequacy of usable open space for playgrounds and informal recreation.
(8) 
Adequacy of stormwater and sanitary waste disposal facilities.
(9) 
Adequacy of structures, roadways, gutters and landscaping in areas with moderate-to-high susceptibility to flooding and pending and/or erosion.
(10) 
Protection of adjacent properties against noise, glare, unsightliness or other objectionable features.
(11) 
Conformance with other specific charges of the Village Board which may have been stated in the zoning resolution.
B. 
In its review the Planning Board may consult with the Village Engineering Consultant, other legal, engineering and environmental specialists and other municipal and county officials, as well as representatives of appropriate federal and state agencies. The Planning Board may require that plans and exterior design of all structures be made by or under the direction of a registered architect, whose seal shall be affixed to the plans. The Planning Board may also require such additional provisions and conditions as appear necessary for the public health, safety and general welfare.
C. 
In approving site plans as submitted, the Planning Board shall endeavor to assure that all statues, including signs thereon, and all other signs shall be of such design, appearance and relation to one another that they will enhance rather than impair the attractiveness and pleasantness of the appearance of the environs of the Village of Fayetteville. In furtherance of these purposes, the Planning Board shall seek to assure good building design but shall not prescribe any type or particular style of architecture as being required.
A. 
The Planning Board may determine that a public hearing on the preliminary site plan application is warranted. The Planning Board's action shall be in the form of a written statement to the applicant stating whether or not the preliminary site plan is conditionally approved. A copy of the appropriate minutes of the Planning Board shall be a sufficient report.
B. 
The Planning Board's statement may include recommendations as to desirable modifications to be incorporated in the final site plan. Conformance with said modifications shall be considered a condition of approval.
C. 
If the preliminary site plan is disapproved, the Planning Board's statement shall contain the specific reasons for such finding. In such a case, the Planning Board may recommend further study of the site plan and resubmission of the preliminary site plan to the Planning Board after it has been revised or redesigned.
D. 
No modification of existing stream channels, filling of lands with a moderate-to-high susceptibility to flooding, grading or removal of vegetation in areas with moderate-to-high susceptibility to erosion nor excavation for any construction of site improvements shall begin until the developer has received preliminary site plan approval. Failure to comply shall be construed as a violation of the zoning ordinances, and, where necessary, final site plan approval may require the modification or removal of unapproved site improvements.
A. 
After receiving conditional approval from the Planning Board on a preliminary site plan and approval for all necessary permits and curb cuts from state and county officials, the applicant may prepare his final detailed site plan and submit it to the Planning Board for final approval; except that if more than six months have elapsed since the time of the Planning Board's report on the preliminary site plan and if the Planning Board finds that conditions have changed significantly in the interim, the Board may require a resubmission of the preliminary site plan for further review and possible revision prior to accepting the proposed final site plan for review.
B. 
The final detailed site plan shall conform substantially to the preliminary site plan that has received preliminary site plan approval. It should incorporate any revisions or other features that may have been recommended by the Planning Board at the preliminary review. All such compliances shall be clearly indicated by the applicant on the appropriate submission. In addition, the application shall contain a record of application for and approval status of all necessary state and county permits.
Within 60 days of the receipt by the Planning Board at a meeting of the application for site plan approval, the Planning Board shall either hold a public hearing or render a decision. A public hearing may be called by the Planning Board, in which case the decision by the Planning Board must be rendered within 60 days of the public hearing. If no decision is made by the Planning Board during this time, the applicant may proceed as if approval has been granted. The final detailed site plan shall be forwarded to the Syracuse and Onondaga County Planning Agency for its review and approval during this period.
A. 
Upon approving an application, the Planning Board shall endorse its approval on the final site plan and forward it to the Codes Enforcement Officer and shall separately notify the Village Board in writing of the approval. Following this approval, the Codes Enforcement Officer shall issue a building permit, if required, to the applicant if the projects conform to all other applicable requirements.
[Amended 3-28-1988 by L.L. No. 1-1988]
B. 
Upon disapproving an application, the Planning Board shall so inform the Codes Enforcement Officer. The Planning Board shall also notify the applicant and the Village Board in writing of its decision and its reasons for disapproval. A copy of the appropriate minutes may suffice for this notice requirement.
[Amended 3-28-1988 by L.L. No. 1-1988]