Pursuant to § 7-725 of the Village Law, as amended,
the Village Board of Trustees delegates final authority to the Planning
Board for approval of any site plan.
[Amended 6-26-2009 by L.L. No. 5-2009]
Any proposed subdivision and/or development (man-made change to improved or unimproved real estate) of land within the purview of this article which is identified on the Flood Insurance Rate Map as an area of special flood hazard shall require the submission of site development plans which comply with all applicable provisions of Chapter
118 of the Code of the Village of Greenwood Lake in addition to the requirements of this chapter.
In considering and acting upon site plans, the Planning Board
shall take into consideration the recommendations of the Comprehensive
Plan, the public health, safety and welfare, the comfort and convenience
of the public in general and of the residents, employees, visitors
and patrons 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, encourage the most appropriate use of
land, taking into account:
A. The size, location, height, bulk, appearance, character, arrangement
and suitability of all buildings and facilities.
B. The safety, adequacy and convenience of vehicular and pedestrian
thoroughfares, parking and loading areas, and areas related thereto.
C. The topography, landscaping and open spaces in relation to each other,
to the design of buildings and structures on the site, to pedestrian
and vehicular traffic and to the protection of adjacent properties.
D. Appropriate levels of lighting to assure the safe movement of vehicles
and persons and their security, provided that such lighting shall
not create an undesirable impact on neighboring properties and streets.
E. Adequate design, construction and maintenance of stormwater drainage
systems to prevent the occurrence of periodic or continuous downstream
flooding.
F. The adequate provision of water supply, sanitary facilities, drainage
facilities and other similar services.
G. The adequate provision of fire protection, police protection, emergency
services and other community facilities and services.
H. Adequate access to the handicapped.
I. Adequate access to the rear of structures from public parking lots.
J. Appropriately screened locations for the storage, collection and
disposal of solid waste.
K. The adequate identification of establishments through appropriate
signage providing reasonable information to the public and in harmony
with the design of the site and buildings and with neighboring properties.
L. The physical constraints imposed by natural resources, ensuring that
proper safeguards will be implemented to minimize impacts, including
but not limited to soil erosion and sedimentation and air and water
pollution.
The site plan shall be drawn by a licensed design professional
on a series of sheets of uniform size containing the information listed
below. The applicant shall be required to submit all information listed
below, except as otherwise indicated by the Planning Board:
A. General information:
(1) An area map taken from the Zoning Map.
(2) Existing zoning district boundaries within 500 feet, to be shown
on the area map. If such a boundary goes through the site in question,
it shall also be shown on the site plan.
(3) The applicant's entire holdings. If the applicant is other than
the owner of record, then the owner of record's entire contiguous
holdings shall be shown.
(4) Property boundaries and existing tax lot lines.
(5) Existing public streets abutting or crossing the site.
(6) Existing structures and uses located on the site.
(7) Approximate locations of wooded areas and existing structures within
200 feet of site lot lines.
(8) Proposed location and use of any new building or structure, including
all aboveground mechanical, electrical and other utility equipment.
(9) Proposed location of walkways, benches, recreation facilities, garbage
dumpster and/or receptacle enclosures and facilities for recycling.
(10)
Existing and proposed vehicular access to and from the site.
(11)
Location and layout of driveways, parking areas and loading
areas.
(12)
Proposed location, type and height of fencing.
(13)
Proposed location of outdoor lighting facilities.
(14)
Site plan of the ultimate development, if the project is to
be staged.
(15)
Along all road frontages show:
(a)
Center line of existing right-of-way.
(b)
Edge of existing pavement.
(e)
Existing trees over four inches in diameter (measured four feet
above grade) and a description of their condition.
(16)
Location of the curb cuts or points of access and egress for
the properties immediately abutting and across the street from the
access point(s) to the site.
(17)
Bulk table, identifying noncomplying items or those needing
a variance.
(18)
The computation for the required number of parking spaces, as provided for in §
120-36A of this chapter.
(19)
Types of materials proposed to be used on the site, i.e., concrete
curb, asphalt, pavement, etc.
(20)
On-site plans involving signs; the location of freestanding
signs in relation to the designated street line.
(21)
All pertinent zoning setback and yard dimension lines.
(22)
Legends, North arrow, graphic scale and title block.
(23)
A three-and-one-half-inch blank square, in the lower right-hand
corner, immediately above the title block for purposes of an approval
block.
B. Utilities and grading data.
(1) Existing and proposed contours at a maximum two-foot vertical interval
extended to 100 feet beyond the boundaries of the site.
(2) Location and types, sizes and slopes, where pertinent, of existing
and proposed waterlines, valves and hydrants, storm and sanitary sewer
lines, electric lines, telephone lines, gas and other utility lines
and utility poles. Typical cover should be indicated over all proposed
underground utility lines.
(3) Existing and proposed stormwater drainage and underdrain systems,
including location, size and slopes of all pipes and swales, including
invert and top elevations at each manhole, inlet, headwall or other
appurtenant drainage structure; base width, side slope, inverts and
lining of each swale (riprap, asphalt, concrete, grass, etc.); and
inverts of underdrain systems at bends and outlets. Roof drains and
footing drain runoff shall be directed to an existing storm drainage
system in the street, if possible, and not directed to adjacent properties.
Underground detention or percolation systems may be required.
(4) In addition to the drainage items in Subsection
B(3) above, the Planning Board may require the applicant to submit the following:
(a)
A map at appropriate scale showing the limits of the watershed
in which the property is located; the development site should be shaded
in.
(b)
Drainage computations for the runoff entering the site for a
fully developed watershed and for the site itself after proposed development.
(c)
A marked-up grading plan showing tributary areas to each drainage
structure illustrated.
(5) Location of spot grades at top and bottom of retaining walls.
C. A soil erosion and sediment control plan shall be submitted in accordance with Chapter
96, Stormwater Management, of the Code of the Village of Greenwood Lake.
D. Landscaping and lighting data.
(1) Location, direction, type and height of outdoor lighting facilities,
including isolux curves.
(2) Location and extent of existing:
(c)
Single large trees (four-inch caliper or more, measured four
feet above the ground).
(3) Proposed location, design and type of screening and landscaping trees.
A planting list should be provided on the drawing, keyed to the plan,
showing botanical and common names, species, quantities, height and
caliper of planting materials. The landscaping plan and schedule shall
be prepared and certified by a landscape architect, at the discretion
of the Planning Board.
(4) Landscape notes related to maintenance.
E. Profiles.
(1) Profiles of roads, driveways, storm drainage pipes and channels.
(2) Elevation view of any freestanding signs, showing dimensions and
sign area; and on building fascia, the height of signs above grade,
their overall height, dimensions and area.
(3) Proposed septic system location, if applicable.
(4) Construction details illustrating all site improvements and those
required in other sections of these regulations, in accordance with
Village construction standards and specifications, and conforming
with all requirements of the Comprehensive Plan.
All site plans that are submitted to the Planning Board, which
have been revised, shall have the revision number noted in a triangle
along with a brief summary of the elements revised and the dates of
revision. Additionally, this revision number (in triangle) is to be
used to indicate on the plan those places where the changes have been
made. Any plan submitted without this system shall be returned to
the applicant and shall be subject to a resubmission fee.
The Planning Board shall not approve a site plan unless it shall
find that such plan conforms to the requirements of this chapter and
other applicable laws and regulations. In reviewing the site plan,
the Planning Board shall also take into consideration the public health,
safety and general welfare and shall set appropriate conditions and
safeguards which are in harmony with the general purpose and intent
of these regulations, particularly in regard to achieving the following
standards:
A. Traffic access. The number, location and design of all proposed driveways,
in terms of their width, grade, alignment, visibility, sight distance
and relationship to the existing street system and neighboring properties
and land uses shall be such that maximum safety will be achieved and
function properly provided for.
B. On-site circulation and parking. Adequate and convenient off-street
parking and loading spaces shall be provided to prevent parking in
public streets of vehicles belonging to any persons connected with
or visiting the proposed use, and the interior circulation system
shall be adequate to provide safe access to all required off-street
parking, including access for the handicapped.
C. Pedestrian circulation. An adequate and safe pedestrian circulation
system shall be provided to permit safe access to uses from the street
and from all parking areas on the site.
D. Landscaping and buffering. All parking, loading and service areas
shall be screened in a reasonable manner, at all seasons of the year,
from the view of adjacent residential lots and streets. The general
landscaping of the site shall be designed in an attractive manner
and, wherever possible, desirable natural features existing on the
site shall be protected and retained.
E. Lighting. Outdoor lighting shall be provided on the site to assure
the safe movement of vehicles and persons and for security. Such lighting
shall not create an undesirable impact on neighboring properties and
streets.
F. Drainage. The proposed stormwater drainage system shall be adequate
to prevent any increase in the rate of surface runoff or otherwise
contribute to downstream flooding during a storm of any magnitude
up to and including a one-hundred-year frequency storm.
G. Water and sewage. The proposed systems for water supply and sewage collection and disposal on the site shall be adequate and Village facilities shall be sufficient to handle the increase in service and shall conform to Chapter
85, Sewers, of the Code of the Village of Greenwood Lake.
H. Solid waste. Adequate provisions shall be made for the storage, collection
and disposal of solid waste, and such facilities shall not be permitted
to adversely affect neighboring properties or public facilities.
I. Building design. The height, location and size of the proposed buildings
shall be in conformity with the requirements of this chapter, and
all such buildings and other structures shall harmoniously relate
to each other, the site and neighboring properties and shall be in
accordance with Village plans and programs.
J. Signage. All proposed signs, including on-site directional signs
and building signs, shall meet the requirements of these regulations,
shall be adequate to provide reasonable information to the public
and shall be in harmony with the design of the site and buildings
and with neighboring properties.
K. Recreation.
(1) For residential uses, land for park, playground or other recreational
purposes is required when the Planning Board has made a finding that
a proper case exists for requiring that a park or parks be suitably
located for playgrounds or other recreational purposes in the Village
of Greenwood Lake. Such findings shall include an evaluation of the
present and anticipated future needs for park and recreational facilities
in the Village based on projected population growth to which the particular
site plan will contribute.
(2) If a park cannot be properly located on the site plan, the Planning
Board may require a sum of money in lieu thereof to be established
by the Village Board of Trustees. In making such a determination,
the Planning Board shall assess the size and suitability of lands
shown which could be possible locations for parks or recreational
facilities, as well as practical factors, including whether there
is a need for recreational facilities in the immediate neighborhood.
Any moneys required by the Planning Board in lieu of land for park,
playgrounds or other recreational purposes shall be deposited in a
trust fund to be used by the Village of Greenwood Lake exclusively
for parks or other recreational purposes, including the acquisition
of property.
L. Other public needs. Other public needs and requirements, including
the protection of the environment, shall be properly and adequately
provided for.
Where the Planning Board finds that, because of the special
circumstances of a particular case, hardship may result from strict
compliance with these regulations, it may adjust the regulations so
that substantial justice may be done and the public interest secured,
provided that any such adjustment will not have the effect of nullifying
the intent and purpose of these regulations, this zoning chapter,
the Comprehensive Plan or the Official Map of the Village. In granting
any adjustment, the Planning Board shall attach such conditions as
are, in its judgment, necessary to secure substantially the objectives
of the standards or requirements so adjusted.