The intent of the site plan review process is to preserve and
enhance the character of a neighborhood, achieve compatibility with
adjacent development, mitigate potentially negative impacts on traffic,
parking, drainage and similar environmental concerns, improve the
overall visual and aesthetic quality of the Village, and increase
the capability of the zoning code to adapt to a variety of unique
circumstances.
A.
Approval required. No building permit may be issued or site improvement
work commence until site plan approval has been granted by the Planning
Board.
B.
Site plan actions. Site plan review shall be required for the following
actions:
C.
Exempt actions. The following actions are exempt from site plan review:
(1)
Construction of a single- or two-family dwelling on a single
lot or exterior alterations or additions to single- or two-family
dwellings.
(2)
Construction of permitted accessory structures to single- and
two-family dwellings.
(3)
Ordinary repair or maintenance or interior alterations to existing
structures or uses.
(4)
Maintenance or replacement of existing sign structures or placement
of signs in all districts.
A.
It is recommended that applicants schedule a sketch plan conference
prior to submitting a formal application to discuss the nature of
the proposed site plan and receive preliminary guidance on the application
review and approval process. A sketch plan conference may be held
at any regularly scheduled meeting of the Planning Board.
B.
The purpose of the sketch plan conference is to provide the applicant
with the opportunity to inform the Planning Board of the proposal
and seek nonbinding, advisory direction from the Village. A sketch
plan conference provides the Planning Board with an opportunity to
review the basic site design concept, to advise the applicant as to
potential problems and concerns, and to generally determine the information
to be required on the site plan.
C.
In order to accomplish these objectives, the applicant shall provide
all relevant sketch plan materials at least two weeks prior to the
date of the regular meeting of the Planning Board at which the sketch
plan is to be discussed.
D.
All discussion and comment with respect to a sketch plan shall not
be construed as a formal decision by the Village or be legally binding
in any way.
E.
Materials presented during the sketch plan conference may be incomplete
and/or conceptual in design. In order for such sketch plan to be considered
for review and approval, a formal site plan application will still
be required in accordance with this chapter.
F.
The Planning Board, upon review of the sketch plan, and with the
concurrence of the CEO and/or Village Engineer, may waive requirements
for application materials for developments for which, due to character,
size, location or other special circumstances, such information is
not anticipated to be necessary for a proper review of the site plan.
This shall not preclude the ability of the Planning Board to request
such waived information if found to be pertinent in the future review
of the formal site plan application.
A.
Application submittal. Site plan review applications shall be submitted, processed, and reviewed in accordance with Article XVI of this chapter.
B.
Required application materials. An application for site plan review
shall include the following materials, as applicable. A licensed professional
engineer or registered land surveyor shall prepare all site plan materials
unless otherwise approved by the Planning Board.
(1)
Site plan review application form, including the name, address,
and signature of the applicant, owner of record, and developer, and
seal(s) of the engineer, architect, or landscape architect who prepared
the site plan materials.
(2)
Description or narrative of all proposed uses and structures,
including but not limited to hours of operation, number of employees,
maximum seating capacity, and proposed number of off-street vehicle
and bicycle parking spaces.
(3)
A site plan drawn at a scale of one inch equals 40 feet or such
other scale as the Planning Board may deem appropriate, on standard
24-inch by 36-inch sheets, with continuation on 8-1/2-inch by 11-inch
sheets as necessary for written information.
(4)
A certified land survey showing the boundaries of the applicant's
property under consideration in its current state plotted to scale
with the North point, scale, and date clearly indicated, or other
document deemed acceptable by the reviewing board.
(5)
Plans indicating the following with regard to the property in
question, where applicable:
(a)
The location of all properties, their ownership, uses thereon,
subdivisions, streets, easements, and adjacent buildings within 300
feet of the property in question.
(b)
The location and use of all existing and proposed structures
on the property in question, including all dimensions of height and
floor area, exterior entrances, and anticipated future additions and
alterations.
(c)
The location of all existing and proposed topography features,
including, but not limited to, site grading, open spaces, woodlands,
watercourses, steep slopes, wetlands, floodplains, and watersheds.
(d)
The location of existing and proposed landscaping, screening,
walls, and fences, including information regarding the size and type
of plants and building materials proposed.
(e)
The location of existing and proposed public and private streets,
off-street parking areas, loading areas, driveways, sidewalks, ramps,
curbs, and paths. Such plans shall include considerations for vehicular,
pedestrian, and bicycle traffic circulation, parking, and access.
(f)
The location of existing and proposed utility systems, including
sewage or septic, water supply, telephone, cable, electric, and stormwater
drainage. Stormwater drainage systems shall include existing and proposed
drain lines, culverts, catch basins, headwalls, endwalls, hydrants,
manholes, and drainage swales.
(g)
The location, height, intensity, and bulb type (sodium, incandescent,
etc.) of all external lighting fixtures. The direction of illumination
and methods to eliminate glare onto adjoining properties must also
be shown.
(h)
The location, height, size, material, and design of all existing
and proposed signs.
(6)
A detailed traffic study, upon request of the Planning Board,
to include:
(a)
The projected number of motor vehicle trips to enter or leave
the site, estimated for daily and peak-hour traffic levels.
(b)
The projected traffic flow pattern, including vehicular movements
at all major intersections likely to be affected by the proposed use
of the site.
(c)
The impact of this traffic upon existing abutting public and
private ways in relation to existing road capacities. Existing and
proposed daily and peak-hour traffic levels and road capacity levels
shall also be given.
(7)
Elevations at a scale of one-quarter inch equals one foot for
all exterior facades of the proposed structure(s) and/or alterations
to or expansions of existing facades, showing design features and
indicating the type and color of materials to be used.
(8)
Soil logs, test well, percolation test results, stormwater runoff
calculations, and tree surveys, upon Planning Board request.
(9)
Plans for disposal of construction and demolition waste, either
on-site or at an approved disposal facility.
(10)
Plans to prevent the pollution of surface water or groundwater,
erosion of soil both during and after construction, excessive runoff,
excessive raising or lowering of the water table, and flooding of
other properties, as applicable.
(11)
A schedule for completion of each construction phase for buildings,
parking, and landscaped areas.
(12)
Identification of any state or county permits required for the
project and record of application for and approval status of such
permits.
(13)
An application for Village electric services as provided by
the Village Clerk.
(14)
All New York State SEQR documentation as required by law.
(15)
The site plan application fee, as established by the Village
Board.
C.
Additional requirements. The Planning Board may request additional
information beyond what is listed in this section and may ask that
it be presented in graphic form accompanied by a written text if such
additional materials are deemed necessary for a complete assessment
of the site plan.
D.
Waived requirements. The Planning Board may waive site plan application
requirements, as it deems appropriate. All waived requirements shall
be noted in the Board's resolution determining the application to
be complete.
A.
Where a special use permit is also required as part of a proposed site plan, the application requirements of Article XVII shall also apply. Duplicate application materials may be combined to satisfy submittal requirements.
B.
The applications may be considered concurrently; however, the Planning
Board shall issue decisions for each action (special permit and site
plan review) separately.
C.
A subdivision application may be submitted in conjunction with a site plan application and processed concurrently. All subdivision applications related to a site plan must comply with and be reviewed in accordance with Chapter 205, Subdivision of Land, of the Village of Churchville Code. Where the requirements of Chapter 205 may conflict with this chapter, the standards and procedures of this chapter shall take precedence.
A.
The Planning Board shall review the site plan and supporting data,
taking into consideration the:
(1)
Adequacy and arrangement of vehicular traffic and circulation,
including intersections, road widths, channelization structures and
traffic controls.
(2)
Adequacy and arrangement of pedestrian and bicyclist access
and circulation, including separation from vehicular traffic where
appropriate and connection both internally and externally to the site.
(3)
Relationship of proposed uses to existing adjacent uses, including
but not limited to landscape transitions, buffering, and harmony of
uses.
(4)
Adequacy of landscaping and site treatment, including but not
limited to plant types and sizes, hardscape elements, lighting, setbacks,
protection of adjacent residential uses.
(5)
Relationship of proposed buildings to the site, including but
not limited to building placement, access, pedestrian movement, parking,
and building scale.
(6)
Appropriateness of building design, including but not limited
to design quality and relationship to surrounding building scale,
style, materials, and sightlines.
(7)
Location, arrangement, size, design and general site compatibility
of lighting and signs.
(8)
Adequacy of interior circulation for emergency vehicle access.
(9)
Adequacy of water supply, stormwater, and sanitary waste disposal
facilities.
(10)
Compliance with the Village's policy for electric service and
use by a nonresidential electric customer.
(11)
Conformance with the standards, guidelines, and regulations
of this chapter.
(12)
Consistency with the goals of the Village's Comprehensive Plan.
B.
Failure to adequately address one or more of the above criteria to
the satisfaction of the Planning Board may result in the denial of
a site plan application.
A.
The Planning Board may impose conditions on or require modifications
of the site plan premises as necessary to satisfy the application
review criteria to the greatest extent practicable.
B.
Any conditions included as part of approval shall be expressly set
forth in the motion approving the site plan and incorporated into
the written decision.
Proposed amendments or revisions to an approved site plan shall
be subject to review and approval in accordance with this article.
The issuance of a new, updated site plan shall be required.
No certificate of occupancy shall be issued until all improvements
shown on the site plan are installed or a sufficient performance guaranty
has been posted for improvements not yet completed. The sufficiency
of such performance guaranty shall be determined by the Planning Board,
after consultation with the CEO, Village Attorney, Village Engineer
or other appropriate parties.
The CEO shall be responsible for the overall inspection of site
improvements, including coordination with the Village Engineer and
other officials and agencies, as appropriate.
