The Town of Cochecton Planning Board is authorized, in accordance
with §§ 274-a and 274-b of the New York State Town
Law, to review and approve, approve with modifications or disapprove
special uses and site plans connected therewith. Site plan review
shall be required for all special use permits and such other uses
as the Town Board may from time to time designate by local law. The
following procedures shall apply:
A.
Preliminary site plan. An applicant for a special use permit may
submit a preliminary site plan for review and advice by the Planning
Board. Such a preliminary site plan should provide locations and dimensions
of the proposed use in relation to the property boundaries and adjacent
uses. It should also indicate all accesses, rights-of-way and improvements,
both existing and proposed, and any site features which could have
a bearing on the project, including the general topography and existing
ground cover. This preliminary plan shall be used by the Planning
Board as a basis for advising the applicant regarding information
it shall require on the site plan before it conducts a public hearing
or takes any action with respect to the plan. The Planning Board shall
give no approval or disapproval regarding any preliminary site plan
but may use it to schedule a public hearing, determine if any provisions
of this article should be waived or begin its review of the application
under the New York State Environmental Quality Review Act (SEQR).[1]
[1]
Editor's Note: See Art. 8 of the Environmental Conservation
Law.
B.
Application and site plan required. The Planning Board shall be under
no obligation to schedule a public hearing or take any action with
respect to a special use permit application until formal application
has been made on forms approved by the Planning Board and a detailed
site plan providing the following information has been submitted:
(1)
The location of all existing watercourses, wooded areas, rights-of-way,
roads, structures or any other man-made or natural feature(s).
(2)
The location, use and floor or ground area of each proposed building,
structure or any other land use, including sewage disposal and water
supply systems.
(3)
The location of all landscaping and ground cover features, both existing
and proposed, including detailed planting plans and a visual depiction
or rendering of the final appearance of the property after all landscaping
and other physical improvements are completed.
(4)
The location, dimensions and capacity of any proposed roads, off-street
parking areas or loading berths, including typical cross-sections
for all paving or regrading involved.
(5)
The location and treatment of proposed entrances and exits to public
rights-of-way, including traffic signals, channelization, acceleration
and deceleration lanes, widenings or any other measure having an impact
on traffic safety conditions.
(6)
The location and identification of proposed open spaces, parks or
other recreation areas.
(7)
The location and design of buffer areas and screening devices to
be maintained.
(8)
The location of trails, walkways and all other areas proposed to
be devoted to pedestrian use.
(9)
The location of public and private utilities, including maintenance
facilities.
(10)
The specific locations of all signs, existing and proposed,
including a visual depiction of the latter.
(11)
Preliminary architectural plans for the proposed buildings or
structures, indicating typical floor plans, elevations, height and
general design or architectural styling.
(12)
A completed SEQR environmental assessment form.
(13)
Any other information required by the Planning Board which is
reasonably necessary to ascertain compliance with the provisions of
this chapter.
(14)
Copies of notifications to adjacent property owners as required
by the Agriculture and Markets Law.
C.
Waivers. The Town of Cochecton Planning Board shall, pursuant to
§ 274-a, Subdivision 5, of the Town Law, have the right
to waive, when reasonable, any of the requirements of this article
for the approval, approval with modifications or disapproval of special
use permits and site plans submitted for approval. This waiver authority
may be exercised in the event any such requirements are found not
to be requisite in the interest of the public health, safety, or general
welfare or are inappropriate to a particular site plan. Any such waiver
shall be subject to the following conditions:
(1)
No waiver shall result in allowing a use not permitted within the
applicable zoning district.
(2)
No waiver shall be given with respect to standards outside the scope
of this article which would otherwise require a variance from the
Zoning Board of Appeals.
(3)
Waivers shall be limited to those situations where the full application
of the requirements contained herein would generate unnecessary data
and create unnecessary costs with regard to deciding the matter at
hand, due to the scope or nature of the project involved. The proposed
enclosure of a deck or a simple change of use with no significant
structural modifications in the case of a commercial property, for
example, might not require typical cross sections for proposed regrading
or water supply data.
(4)
An applicant for site plan approval who desires to seek a waiver
of certain of the above-referenced requirements pertaining to such
applications shall submit a preliminary site plan as provided above.
The Planning Board shall review the preliminary site plan, advise
the applicant as to potential problems and concerns and determine
if any additional site plan information is required. The Planning
Board shall consider such site plan as adequate when, in its judgment,
the information submitted is sufficient to make a determination of
compliance with the development standards contained herein and the
intent of site plan review criteria found below.
(5)
Nothing herein shall authorize the Planning Board to waive state
environmental quality review requirements.
D.
Hearing and decision. The Planning Board shall fix a time, within
62 days from the day an application for a special use permit or site
plan approval is made, for the hearing of any matter referred to under
this section. It shall give public notice of such hearing at least
five days prior to it in a newspaper of general circulation in the
Town and decide upon the application within 62 days after such hearing.
It shall not, however, do so before a decision has been made with
respect to environmental impacts pursuant to SEQR. The Planning Board
shall be the lead SEQR agency on all special use applications. The
decision of the Planning Board shall be filed in the office of the
Town Clerk and a copy thereof mailed to the applicant within five
business days after such decision is rendered.
E.
Conditions. The Planning Board shall have the authority to impose
such reasonable conditions and restrictions as are directly related
to and incidental to the proposed special use permit or site plan.
Upon approval of said permit and/or plan, any such conditions shall
be met prior to the actual issuance of permits by the Town. These
conditions may include requirements of the applicant to provide parkland
or to provide fees in lieu thereof pursuant to § 274-a,
Subdivision 6, of the New York State Town Law.
F.
Referrals. The Planning Board is authorized to refer special use
permit applications and site plans to other agencies, groups or professionals
employed or used by the Town for review and comment and to charge
the applicant fees for any reasonable expenses connected therewith.
The Board shall, in particular, ensure that the requirements of § 239-m
of the General Municipal Law regarding review by the Sullivan County
Planning Department and § 283-a of the New York State Town
Law regarding agricultural data statements are met. It shall also
comply with all requirements of the New York State Environmental Quality
Review Act.
G.
Appeals. Any person aggrieved by any decision of the Planning Board or any officer, department, board or bureau of the Town may apply to the ZBA under § 240-51 hereof or the Supreme Court for review by a proceeding under Article 78 of the Civil Practice Law and Rules.
H.
Effect of site plan approval. The site plan as approved by the Planning
Board shall be binding upon the applicant. Any changes from the approved
plan shall require resubmission and reapproval by the Planning Board.
The site plan shall remain effective for a period of two years from
the date of approval.
A.
The Planning Board, in reviewing the site plan, shall consider its
conformity to the Town of Cochecton Comprehensive Plan and the various
other plans, laws and ordinances of the Town. Conservation features,
aesthetics, landscaping and impact on surrounding development, as
well as on the entire Town, shall be part of the Planning Board review.
Traffic flow, circulation and parking shall be reviewed to ensure
the safety of the public and of the users of the facility and to ensure
that there is no unreasonable interference with traffic on surrounding
streets. The Planning Board shall further consider the following:
(1)
Building design, lighting, location and signs insofar as suitability
for the use intended and impact on and compatibility with the natural
and man-made surroundings.
(2)
Storm drainage, flooding and erosion and sedimentation control. As
a general standard there shall be no increase in net runoff from a
given property, except as required by permitting authorities in conjunction
with stormwater planning.
(3)
Adequacy of community services and utilities, including police protection,
emergency services and the educational system.
(4)
Environmental impacts in any form.
(5)
Impacts on housing availability.
(6)
The potential for nuisance impacts such as noise, odors, vibrations
or glare.
(7)
The adequacy of the trees, shrubs and other landscaping to buffer
or soften a use in terms of visual or other impacts on adjoining property
owners, Town residents and those visitors on whom the local economy
often depends.
(8)
Impacts on nearby property values.
(9)
Any other factors which reasonably relate to the health, safety and
general welfare of present or future residents of the Town of Cochecton.
B.
The Planning Board, in acting upon the site plan, shall also be approving,
approving with modifications or disapproving the accompanying special
use permit application, taking into consideration not only the criteria
contained above but also the following:
(1)
Whether the proposed use will result in an overconcentration of such
uses in a particular area of the Town or is needed to address a deficiency
of such uses. The Board shall, in this regard, consider the suitability
of the site proposed for a particular use as compared to the suitability
of other sites in the immediate area.
(2)
Whether the proposed use will have a detrimental or positive impact
on adjacent properties or the health, safety and welfare of the residents
of the Town of Cochecton.
(3)
If the proposed use is one judged to present detrimental impacts,
whether an approval could be conditioned in such a manner as to eliminate
or substantially reduce those impacts.
(4)
Whether the use will have a positive or negative effect on the environment,
job creation, the economy, housing availability or open space preservation.
(5)
Whether the granting of an approval will cause an economic burden
on community facilities or services, including but not limited to
highways, sewage treatment facilities, water supplies and firefighting
capabilities. The applicant shall be responsible for providing such
improvements or additional services as may be required to adequately
serve the proposed use, and any approval shall be so conditioned.
The Town shall be authorized to demand fees in support of such services
where they cannot be directly provided by the applicant. This shall
specifically apply, but not be limited to, additional fire district
expenses.
(6)
Whether the site plan indicates the property will be developed and
improved in a way which is consistent with that character which this
chapter and the Town's Comprehensive Plan are intended to produce
or protect, including appropriate landscaping and attention to aesthetics
and natural feature preservation.
