In considering and reviewing site plans, the
Planning Board shall take into consideration the public health, safety
and welfare, the comfort and convenience of the public in general
and of the residents of the proposed development and of the immediate
neighborhood in particular; and may prescribe such appropriate conditions
and safeguards as may be required in order that the result of its
action shall, to the maximum extent possible, further the expressed
intent of this chapter and the accomplishment of the following objectives
in particular:
A. That all proposed traffic accessways are adequate
but not excessive in number; adequate in width, grade, alignment and
visibility; not located too near street corners or other places of
public assembly; and other similar safety considerations.
B. That adequate off-street parking and loading spaces
are provided to prevent parking in public streets of vehicles of any
persons connected with or visiting the use, and that the interior
circulation system is adequate to provide safe accessibility to all
required off-street parking lots, loading bays and building services.
C. That all playground, parking and service areas are
reasonably landscaped and screened at all seasons of the year from
the view of adjacent residential lots and streets and that the general
landscaping of the site is such as to enhance the character of the
City and is in character with that generally prevailing in the neighborhood.
Whenever an off-street parking area of three or more spaces faces
a street, a planting area of a minimum width of three feet with plantings
a minimum of three feet high planted three feet on center shall be
provided between the parking area and the sidewalk. The planting plan
for this area shall be approved by the Planning Board as part of the
site plan review.
D. That all existing trees over eight inches in diameter,
measured three feet above the base of the trunk, shall be retained
to the maximum extent possible and that all other important natural
features are properly protected.
E. That all plazas and other paved areas intended for
use by pedestrians shall use decorative pavements and shall use plant
materials so as to prevent the creation of vast expanses of pavement.
F. That all outdoor lighting is of such nature and so
arranged as to preclude the diffusion of glare onto adjoining properties
and streets. All electrical wiring providing electricity from an outside
utility source in new construction shall be placed underground.
G. That the site plan is in conformance with such portions
of the Comprehensive Plan of the City that may be in existence.
H. That the drainage system, including proposals, will afford the best solution to any drainage problems. If required, must comply with Ch.
225, Sewers.
[Amended 4-26-1988]
I. That adequate protection against potential flooding
is provided where necessary and that all other criteria set forth
in the environmental impact statement shall be complied with.
J. That a letter from the Director of Public Works stating
that water will be available for the proposed project will be obtained.
[Added 4-26-1988]
The applicant shall cause a site plan map to
be prepared by an architect, landscape architect, civil engineer,
surveyor, land planner or other competent person at a scale sufficient
in size to permit an adequate review. The site plan shall include
those of the elements listed herein which are appropriate to the proposed
development or use as indicated by the Planning Board in the presubmission
conference. This information, in total, shall constitute the site
plan.
A. Legal data.
(1) The name and address of the owner of record.
(2) The name and address of person, firm or organization
preparing the map.
(3) The date, north arrow and written and graphic scale.
(4) Sufficient description or information to define precisely
the boundaries of the property, including section, block and lot number.
All distances shall be in feet and tenths of a foot. All angles shall
be given to the nearest 10 seconds or closer. The error of closure
shall not exceed one in 10,000.
(5) The locations and owners of all adjoining lands as
shown on the latest tax records.
(6) The locations, names and existing widths of adjacent
streets and curblines.
(7) Location, width and purpose of all existing and proposed
easements, setbacks, reservations and areas dedicated to public use
within or adjacent to the property.
(8) A complete outline of existing deed restrictions or
covenants applying to the property.
B. Natural features.
[Amended 9-12-1989]
(1) Existing contours with intervals of two feet, referred
to a datum satisfactory to the Planning Board.
(2) An analysis of existing slopes indicating areas with
slope in the following categories: 0% to 15%; over 15% to less than
30%; 30% or greater.
(3) Approximate boundaries of any areas subject to flooding
or stormwater overflows.
(4) Location of existing watercourses, marshes, wooded
areas, rock outcrops, isolated trees with a diameter of eight inches
or more, measured three feet above the base of the trunk, and any
other significant existing natural features.
(5) Profiles of existing contours at fifty-foot intervals.
C. Existing structures and utilities.
(1) Outlines of all structures and location of all uses
not requiring structures.
(2) Paved areas, sidewalks and vehicular access between
the site and public streets.
(3) Location, dimensions, grades and flow direction of
any existing sewers, culverts, water lines, as well as other underground
and above-ground utilities within and adjacent to the property.
(4) Other existing development, including fences, landscaping
and screening.
D. Proposed development.
[Amended 9-12-1989]
(1) The location of proposed buildings or structural improvements.
(2) The location and design of all uses not requiring
structures, such as off-street parking, loading areas, any common
space and/or recreation areas.
(3) The location, direction, power and time of use for
any proposed outdoor lighting or public address systems.
(4) The location and plans for any outdoor signs.
(5) The location, arrangement and materials of proposed
means of access and egress, including sidewalks, driveways or other
paved areas. Profiles indicating grading and cross sections showing
width of roadway, location and width of sidewalks and location and
size of water and sewer lines. Any proposed direct pedestrian connection
to public parking lots or structures will also be shown.
(6) Any proposed screening and other landscaping, including
a planting plan prepared by a qualified landscape architect or architect.
(7) The location of all proposed water lines, valves and
hydrants and of all sewer lines or alternate means of water supply
and sewage disposal and treatment.
(8) An outline of any proposed easements, deed restrictions
or covenants.
(9) Any contemplated public improvements on or adjoining
the property.
(10)
Proposed finished grades at intervals of two
feet indicating clearly how such grades will meet existing grades
of adjacent properties or the street.
(11)
Profiles of the finished contours at fifty-foot
intervals (should be shown with the profiles of existing contours).
(12)
Elevations of all proposed principal or accessory
structures incorporating the design or screening of any projection
from the roof.
(13)
If the site plan only indicates a first stage,
a supplementary plan shall indicate ultimate development.
(14)
Any other information deemed by the Planning
Board to be necessary to determine conformity of the site plan with
the spirit and intent of this chapter.
(15)
In the case of all required improvements, a
professional engineer or licensed architect is required to submit
plans. Construction and materials of retaining walls in steep terrain
require approval of the Director of Public Works of the City of Glen
Cove. Installation of such improvements must be under the direct supervision
of a registered architect or licensed engineer.
E. Environmental impact statement. An environmental impact
statement shall be submitted in the format established by the Glen
Cove Environmental Conservation Board.
F. Certification by professional engineer or registered
architect. In addition to all other requirements, where structures
are proposed on land with slopes in excess of 15%, the applicant shall
submit documentation by a registered architect or professional engineer
as to stability of the soils and requirements for construction to
ensure stability, including the design of the retaining walls. All
development shall be done in accordance with such plan, as approved
by the City, and shall be so certified to the Director of the Building
Department by the registered architect or professional engineer who
prepared the plan.
[Added 9-12-1989; amended 8-24-2010]
G. The Planning Board, in furtherance of site plan review,
in its discretion, may require submission of renderings and three-dimensional
scale models which depict the architectural exterior of any new building
or structure, and any existing building or structure which is proposed
for substantial redevelopment, and any parking area, landscaping buffer
and retaining walls which may be part of a site under review. Renderings,
if approved by the Planning Board, in its discretion, or if approved
with conditions, shall be binding upon the applicant, and no building
permit or certificate of occupancy shall be issued by the Director
of the Building Department except in conformance therewith. Nothing
herein shall be deemed to authorize architectural review of one-family
and two-family detached dwelling units which are not part of an average
density development as provided in this chapter. The Planning Board,
in the exercise of its discretion to approve or disapprove the renderings
depicting the architectural exterior of a proposed project, shall
consider the architectural character of surrounding neighborhood,
as well as the proportion, scale, color, materials and function of
said proposed architectural exterior.
[Added 4-13-1999; amended 8-24-2010]
H. In furtherance of its site plan review authority and
the review of architectural exteriors, as provided in this section,
the Planning Board shall have the authority to adopt rules and regulations
which shall be filed as a public record with the City Clerk within
30 days of any such adoption.
[Added 4-13-1999]
I. A stormwater pollution prevention plan consistent with the requirements of Chapter
237 of this Code shall be required for site plan approval. The SWPPP shall meet the performance and design criteria and standards in Chapter
237 of this Code. The approved site plan shall be consistent with the provisions of Chapter
237.
[Added 12-12-2007 by L.L. No. 4-2007]
[Amended 1-22-1991; 5-27-1997 by L.L. No. 2-1997]
Upon application for any site plan review, the
applicant shall pay a fee to the Secretary to the City of Glen Cove
Planning Board in accordance with the fee schedule as adopted and
amended from time to time by the City Council. Such fee shall be payable at the time when the proposed
plan is first submitted to the City. Such fee shall not be refundable,
even if all or portions of the proposed project are formally withdrawn
or if the City fails to grant the applicant's request. However, if
the applicant elects to enlarge his or her project at any time, an
additional fee may be required in accordance with the fee schedule.