The City Council has determined that certain land-use applications
may have a significant impact on the area character and surroundings
of the City of Glen Cove. It would benefit the members of the various
boards that review applications, as well as residents of the City,
to obtain as much information as possible regarding an application
in evaluating the potential impacts of a particular development. The
submission of a visual simulation and using representational digital
tools will assist decision makers and stakeholders in evaluating applications
by:
A. Communicating issues by visually simulating them to the public and
decision makers;
B. Bringing greater accountability and transparency in the public review
and decisionmaking process;
C. Identifying land-use actions that would benefit from the integration
of visual simulation in the review process.
As used in this chapter, the following terms shall have the
meanings indicated:
REAL-TIME ANIMATION
An immersive three-dimensional digital model of a place or
environment which is dimensionally verifiable. It supports freedom
of movement by the viewer by rendering the flow of images as the viewer
moves freely though the virtual environment of the three-dimensional
digital model. This permits viewers to "walk through" a three-dimensional
model at eye-level, look around and choose their own path or location
to view a particular development action. All verifiable real-time
animations must document the sources used to create the 3D model of
existing and proposed conditions.
VERIFIABLE DIGITAL PHOTOMONTAGE
Utilization of photographs to visualize "before" and "simulated
after" so that change can be visually assessed at eye-level from a
particular viewpoint. Photographs of existing conditions will be merged
into an accurate three-dimensional model of the proposed action. It
is verifiable because the three-dimensional computer model of the
action can be measured and its placement in the terrain checked for
accuracy by using references that will appear in both the existing
conditions photograph and the proposed conditions verifiable digital
photomontage. Nighttime simulation may be required by the appropriate
board if the proposal will have an impact on nighttime lighting to
the surrounding area. Photographs of existing conditions shall be
taken around mid-day when possible (to minimize shadowing) during
leaf-off, no-snow conditions using a full-frame digital camera with
a 50mm lens. If more than two viewpoints are selected for analysis,
one or more digital photographs should be taken with a zoom lens of
85mm or larger. All photosimulations must be accompanied by a key
map demonstrating where all viewpoints have been taken and an explanation
as to how the photosimulation was performed and document sources used
to create the photosimulation of existing and proposed conditions.
The following thresholds shall trigger the requirements for
the submission of a visual simulation:
A. Any development within the waterfront redevelopment area and/or the MW-1 and MW-3 Zoning Districts that meets the thresholds in Subsections
B through
G below.
B. Any application with an estimated cost of more than $10,000,000 for
an exclusively residential use, or any application with an estimated
cost of more than $7,500,000 for all other uses.
(1) This threshold will not apply for applications for interior alterations
which will not alter the footprint of the existing structure or expand
the exterior of the existing structure.
C. Any application with a height greater than 60 feet.
D. Any application that proposes to erect more than 10 residential units.
E. Any application that, in the discretion of the Planning Board, Zoning
Board, or City Council, requires the submission of a visual simulation
due to a potential impact on property values or area character to
the City of Glen Cove.
F. Any application classified as a "Type I" action under the State Environmental
Quality Review Act (SEQRA).
G. An application affecting the exterior of a designated historic building,
structure or property.
After submission of the initial application, the reviewing board
will determine the radius distance from the subject application that
must be included in the context area of the application. The minimum
context area shall be 500 feet and the maximum context area shall
be five miles.
This chapter shall apply for all applications filed after the effective date pursuant to law, except for §
266-4A(2); B(2); C; D(2); E(2) and F(2), which shall be applicable immediately to all applications that have not yet received final approval.