To ensure high standards for the visual environment
of the Town of Ramapo, architectural review is to be conducted by
the Town's Community Design Review Committee (CDRC) as an integral
part of the building, planning and zoning process. Such an architectural
review will promote and protect the health, safety, economic and general
welfare of the community. Effective action by the CDRC in inhibiting
development deleterious to the visual environment will prevent loss
of tax revenue to the Town of Ramapo and will prevent destruction
of the proper balance between the taxable value of real property and
the cost of Town services provided therefor. It is the intent of the
Town Board to prevent excessive uniformity of exterior building design
in commercial and residential structures where such uniformity shall
be deemed inappropriate and detrimental to the visual environment.
It is also the intent of the Town Board to prevent excessive dissimilarity
of exterior building design in commercial and residential structures
where such dissimilarity shall be deemed inappropriate and detrimental
to the visual environment. It is the intent of the Town Board to preserve
the aesthetic value of natural and man-made features and structures
and to prevent the harmful effects of potentially unattractive or
inappropriate projects and the use of potentially unattractive or
inappropriate building materials insofar as they may affect the visual
environment. The Town Board finds that it benefits the interest of
public welfare to ensure high standards of quality of design for commercial,
industrial and residential structures, exterior landscaping and development
planning and, by this article, seeks to achieve these stated purposes.
In addition to its other functions, the CDRC
shall act as an architectural board of review. When meeting in its
architectural review capacity, a majority of its members shall constitute
a quorum for the transaction of business. A vote of the majority of
the Committee is required for the Committee to act. A record of its
proceedings shall be maintained. The CDRC shall operate under such
rules and regulations as it may adopt insofar as they do not supersede
any requirements of this article and insofar as they guarantee due
process to any applicant. The CDRC shall schedule meetings at regular
intervals and in accordance with all provisions of the New York State
Open Meetings Law.[1] The Committee members shall designate a Chairperson from
among its members.
[1]
Editor's Note: See Public Officers Law § 100
et seq.
A.Â
The CDRC shall conduct an architectural review and
advise on all plans in the following categories:
(1)Â
Plans for all nonresidential structures requiring
a certificate of occupancy or use.
(2)Â
Plans for all residential structures, except single-family detached residences and accessory structures to single-family detached or single-family semiattached residences, except as provided in Subsection A(3) below.
(3)Â
Plans for new residential structures in proposed
subdivisions filed with the Planning Board. These structures shall
include single-family detached residences and accessory structures
to single-family detached or single-family semiattached residences.
[Amended 8-15-2013 by L.L. No. 5-2013]
(4)Â
Plans for new residential structures in approved
subdivisions where building permits have not been obtained by the
effective date of this chapter, except single-family detached residences
and accessory structures to single-family detached or single-family
semiattached residences.
(5)Â
Plans not bearing the seal of an architect registered
in the State of New York.
(6)Â
Plans for exterior alterations or exterior additions
to residential or commercial structures for which the Building Inspector
estimates the cost to be in excess of $15,000.
(7)Â
All site development plans submitted to the
Planning Board.
[Amended 8-15-2013 by L.L. No. 5-2013]
(8)Â
Petitions for special permit uses when CDRC
advice on such a petition is requested by the Town Board.
(9)Â
Plans or proposals which in the opinion of the
Building Inspector violate the spirit and intent of this chapter.
(10)Â
Plans in which approval of design and specifications have been legally and specifically delegated to the Town Board and/or the Planning Board may be exempt from mandated CDRC review with the exception of site plan approvals as designated in Subsection A(6) above. The Town Board and/or Planning Board may, in its discretion, request CDRC review in the case of such plans.
B.Â
Where architectural review and approval is required,
no building permit may be issued by the Building Inspector until such
approval is obtained.
A.Â
Where architectural review is required, an applicant should apply
as soon as practicable to enable a prompt review by CDRC and to enable
coordination of review and decisions by the CDRC and other approving
bodies or officials, as may be appropriate.
[Amended 8-15-2013 by L.L. No. 5-2013]
B.Â
The CDRC shall render its decision on the basis of its adopted rules
and regulations with full regard to all requirements of due process
and the following guidelines. The Director of Building, Planning and
Zoning shall assist the applicant and shall collate essential plans
and information already filed with the Planning Board or Building
Department for the purpose of presenting cases to the CDRC. Such essential
plans and information shall include, but not necessarily be limited
to:
[Amended 8-15-2013 by L.L. No. 5-2013]
(1)Â
Planning Board file.
(2)Â
Building Department file, including files on all previously
approved buildings in the subdivision.
(3)Â
Scale materials and elevations showing the nature of construction
and the use of materials to be incorporated in the exterior of the
project.
(4)Â
Site plan, at a scale deemed appropriate by the Building Inspector,
showing contours at two-foot intervals and the project location, including
all setbacks, yards, driveways, parking areas and adjacent homes.
(5)Â
Area map showing surrounding streets and lots, at a scale deemed
appropriate by the Building Inspector.
(6)Â
Three-dimensional sketch or rendering illustrating significant
aspects of construction and exterior design, when deemed necessary
or useful and requested by the CDRC and at a scale deemed appropriate
by the CDRC.
C.Â
The Building Inspector shall encourage submission
by applicants of preliminary designs for CDRC review and comment prior
to final design submission to avoid the financial burden of completing
drawings or designs that may be questionable.
D.Â
An application fee in accordance with the Standard
Schedule of Fees of the Town of Ramapo shall be submitted to the Building
Department by owner.
E.Â
The CDRC shall make every effort to avoid undue financial
hardship on any applicant in support of the intent of this chapter.
However, the factor of increased construction cost will not automatically
be considered indicative of undue hardship or excessive standards.
It is not the responsibility of the CDRC to provide design services
to applicants. Design guidelines as may be adopted by the Town shall
be made available to all applicants.
F.Â
Any plan disapproved by the CDRC and accompanied by
the report surrounding that disapproval shall be returned to the applicant
by the Building Inspector. It is the intent of this chapter that such
a plan be resubmitted to the CDRC for reconsideration and approval
when it has been appropriately modified to meet stated objections.
G.Â
Failure of the CDRC to report to the referring agency
and/or the Town Clerk within 45 days of its first regular meeting
following receipt of an application and all necessary plans and information
required for approval shall be construed as indication that the CDRC
has no objection to the proposal and intends to issue its approval.
H.Â
Any substantial change in siting or in the exterior
appearance of an approved project may be subject to review and reconsideration
by the CDRC at the discretion of the Building Inspector.
A.Â
The CDRC shall report its decision on each case referred
to it, in writing, within 45 days of its first regular meeting following
receipt of application for approval. Copies of such reports are to
be distributed to any agency of the Town of Ramapo concerned with
the project under consideration. A copy of each such report shall
be placed in the Building Department file.
B.Â
The CDRC may make the following findings:
(1)Â
"Approved." This finding shall be indicative
that the plan will not be detrimental to the visual environment, meets
the standards required by the Town of Ramapo and may proceed through
prescribed channels with the approval of the CDRC.
(2)Â
"Approved with conditions." This finding shall
be indicative that the plan will meet the standards of the "approved"
category with minor adjustments. Projects in this category may be
issued a building permit with the requirement that those adjustments
be made and documented to the satisfaction of the Building Inspector.
Further review and approval by the CDRC shall not be required.
(3)Â
"Action reserved." This finding shall be indicative
that insufficient information is available to the CDRC for a final
decision. In such a case, the CDRC shall indicate what additional
information is required. Upon receipt by the Building Inspector of
the additional data from the applicant, the matter shall be placed
on the CDRC agenda for further consideration at the earliest possible
time.
(4)Â
"Disapproved." This finding shall be indicative
that the plan is found to be detrimental to the visual environment
and beneath the standards of design required by the Town of Ramapo.
The disapproved plan is to be returned to the applicant and to the
referring agency, accompanied by a written explanation of the reasons
for the disapproval.
C.Â
The CDRC may make a determination of excessive similarity
or excessive dissimilarity under one or more of the following conditions:
(1)Â
Excessive similarity to any other structure
existing or for which a building permit has been issued or to any
other structure included in the same permit application, facing upon
the same or intersecting street and within 1,000 feet of the proposed
site as measured along the center lines of streets in residential
districts and within 500 feet of the proposed site in any district
other than residential, in respect to one or more of the following
features of exterior design or appearance: apparently identical front,
side or other elevation visible from a street; substantially identical
size and arrangement of either doors, windows, porticos or other openings
or breaks in the elevation facing the street, including reverse arrangement;
other significant identical features of design, including but not
limited to material, roofline, height or other design elements, provided
that a finding of excessive similarity shall not only state that such
similarity exists but that it is of such a nature as to be reasonably
expected to cause one or more of the harmful effects as described
in § 376-100 of this chapter.
(2)Â
Excessive dissimilarity or inappropriateness
in relation to any other structures existing or for which a building
permit has been issued or to any other structure included in the same
permit application, facing upon the same or intersecting street within
1,000 feet of the proposed site as measured along the center lines
of streets in a residential district and within 500 feet of a proposed
site in any district other than residential, in respect to one or
more of the following features: cubical contents, gross floor area,
height and other significant design features, included but not limited
to materials or quality of architectural design, provided that a finding
of excessive dissimilarity shall not only state that such dissimilarity
exists but that it is of such a nature as to be reasonably expected
to cause one or more of the harmful effects as described in § 376-100
of this chapter.
The CDRC shall have no powers of enforcement
other than its mandate to approve or disapprove plans presented to
it. Unless repudiated by appeal, as outlined in § 376-106
of this chapter, decisions of the CDRC represent the official position
of the Town of Ramapo and its elected Town Board in the effort to
maintain high standards for the visual environment as noted in § 376-100
of this chapter.
Any person aggrieved by an action of the CDRC
may take an appeal therefrom to the Zoning Board of Appeals of the
Town of Ramapo in the same manner as is provided for in the case of
appeals regarding zoning requirements. The Zoning Board of Appeals,
after proceeding in the same manner as is provided for other appeals
before it and with the same power and authority now vested in it under
the provisions of law, may affirm, modify or reverse an appeal action
of the CDRC.