The intent of this article is to set forth additional
general standards applying to certain uses and activities. The nature
of these uses and activities require special consideration of their
impacts upon surrounding properties, the environment, community character
and the ability of the Town to accommodate development consistent
with the objectives of this chapter.
All applications for zoning permits, zoning
variances, or special use permits, except those for one- and two-family
dwellings and their permitted accessory uses, any addition to a single-family
dwellings, or general farming uses, shall be accompanied by a site
plan. No zoning permit shall be issued until all the requirements
of this article and all other applicable provisions of this chapter
have been met.
An application for site plan approval shall
be made in writing to the Code Enforcement Officer and shall be accompanied
by information drawn from the following checklist. The Planning Board
may require additional information, if necessary, to complete its
review.
A. Plan checklist for all site plans:
(1) Title of drawing, including name and address of applicant
and person responsible for preparation of such drawing.
(2) North arrow, scale and date.
(3) Boundaries of the property plotted to scale.
(4) Existing watercourses and bodies of water.
(5) Location of any slopes of 5% or greater.
(6) Existing and proposed grading and drainage.
(7) Location, proposed use, and height of all buildings
and site improvements, including culverts, drains, retaining walls
and fences.
(8) Location, design and construction materials of all
parking and truck loading areas, showing points of entry and exit
from the site.
(9) Location of outdoor storage, if any.
(10)
Description of the method of sewage disposal
and location of the facilities.
(11)
Identification of water source; if well, locate
on drawing.
(12)
Location, size and design and construction materials
of all proposed signs.
(13)
Location and proposed development of all buffer
areas, including existing vegetation cover.
(14)
Location and design of outdoor lighting facilities.
(15)
General landscaping plan.
(16)
Copy of property deed and a listing of all deed
restrictions.
B. As necessary, the Planning Board may require the following:
(1) Provision for pedestrian access, if necessary.
(2) Location of fire lanes and hydrants.
(3) Designation of the amount of building area proposed
for retail sales or similar commercial activity.
(4) Other elements integral to the proposed development
as considered necessary by the Planning Board.
The Planning Board's review of the site plan
shall include, as appropriate, the following:
A. General considerations:
(1) Adequacy and arrangement of vehicular traffic access
and circulation, including intersections, road widths, pavement surfaces,
dividers and traffic controls. This includes the maximum feasible
redesign of private roads to conform to existing public access and
rights-of-way.
(2) Adequacy and arrangement of pedestrian traffic access
and circulation, walkway structures, control of intersections with
vehicular traffic and overall pedestrian convenience.
(3) Location, arrangement, appearance and sufficiency
of off-street parking and loading.
(4) Location, arrangement, size, design and general site
compatibility of buildings, lighting and signs.
(a)
No use shall be undertaken which eliminates
or substantially reduces a significant view or vista from an existing
property due to height, bulk or orientation of structure.
(5) Adequacy of stormwater and drainage facilities.
(6) Adequacy of water supply and sewage disposal facilities.
(7) Adequacy, type and arrangement of trees, shrubs and
other landscaping constituting a visual and/or noise buffer between
the applicant's and adjoining lands, including the maximum feasible
retention of existing vegetation.
(8) In the case of an apartment complex or other multiple
dwelling, the adequacy of useable open space for play areas and informal
recreation.
(9) Protection of adjacent or neighboring properties against
noise, glare, unsightliness or nuisances.
(10)
Protection of solar access on adjacent or neighboring
properties.
(11)
Adequacy of fire lanes and other emergency zones
and the provision of fire hydrants.
(12)
Adequacy of on-site refuse storage, including
appropriate screening and rodent control measures.
(13)
Special attention to the adequacy of structures,
roadways and landscaping in areas with susceptibility to ponding,
flooding and/or erosion.
(14)
Special attention to the productive use and
access with backlot areas, indicating present and future intended
uses.
(15)
Consistency with the general intent of the Town's
Comprehensive Plan.
B. Consultant review. The Planning Board may consult
with the Town Code Enforcement Officer, Fire Commissioners, highway
departments, County Planning Department, and other local county officials,
in addition to representatives of federal and state agencies, including,
but not limited to, the Soil and Water Conservation District, the
State Department of Transportation and the State Department of Environmental
Conservation.
C. Optional public hearing. The Planning Board may conduct
a public hearing of the site plan. If a public hearing is considered
desirable by a majority of the Planning Board, such public hearing
shall be conducted within 62 days of the receipt of the complete application
and shall be advertised in the official newspaper of the Town at least
five days before the public hearing. If a public hearing is held,
a decision on the site plan shall be rendered within 62 days after
the public hearing.
D. Additional public notice. If the Planning Board determines
that a public hearing shall be held, all property owners within 500
feet of the subject property shall be notified, in writing, at least
five days prior to the public hearing. Additionally, the applicant
shall place one sign on the property for which site plan review is
requested. Said sign shall be provided by the Code Enforcement Officer.
The sign shall be placed in a location which is easily read from a
public street. The sign shall specify the date, time and place of
the public hearing and a telephone number to call for more specific
information. Such sign shall be placed on the site not less than five
days prior to the public hearing and shall be brought to the hearing
by the applicant or his designated representative.
E. Action on site plan.
(1) The Planning Board may:
(a)
Grant final approval of the site plan;
(b)
Disapprove the site plan; or
(c)
Conditionally approve the site plan.
(2) If the Planning Board grants final approval of the
site plan, the Planning Board shall direct the Planning Board Chairman
to endorse its approval on the original and one copy of the final
site plan. Once signed, the Planning Board shall forward the Mylar
and site plan to the CEO. The CEO shall issue a zoning permit to the
applicant if the project conforms with all other applicable requirements
and permits.
(3) If the Planning Board disapproves the site plan, the
Planning Board shall so inform the CEO and the applicant. The Code
Enforcement Officer shall deny a zoning permit to the applicant. The
Planning Board shall also notify the applicant, in writing, of its
decision and its reasons for disapproval. A copy of the appropriate
minutes may suffice for this notice.
(4) If the Planning Board conditionally approves the site
plan, the site plan initially submitted shall be considered to be
the preliminary site plan, and the applicant may prepare his final
detailed site plan and submit it to the Planning Board for approval.
If more than six months has elapsed between the time of the Planning
Board's report on the preliminary site plan and the submission of
the final site plan, and if the Planning Board finds that conditions
have changed significantly in the interim, the Planning 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.