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 Town, and increase the capability of the Zoning Code to adapt to a variety of unique circumstances.
A. 
Review required. No construction or site improvement work may commence until site plan approval, where required by this chapter, has been granted.
B. 
Review actions. Development actions shall be subject to site plan review as noted in the following table and as otherwise noted in this chapter.
Action
Exempt
SPR
Construction/establishment of new use or structure
Single-family residential
●
Two-family and multiple-family residential
●
Nonresidential
●
Agricultural
●
Accessory, residential
●
Accessory, nonresidential
●
Expansion/alteration of existing use or structure
Single- or two-family residential
●
Multiple-family residential
●
Nonresidential
●
Agricultural
●
Accessory (under 20% of gross floor area)
●
Accessory (over 20% of gross floor area)
●
Installation/alteration of landscaping, fencing, outdoor lighting, or mechanical equipment
Single- and two-family residential
●
Multiple-family residential
●
Nonresidential
●
Agricultural
●
Installation/alteration of stormwater drainage system or pond
Residential
●
Nonresidential
●
Agricultural
●
Installation/alteration of driveway
Approved residential driveway
●
Nonresidential, existing curb cut
●
Nonresidential, new or altered curb cut
●
Installation/alteration of off-street parking area
Approved residential driveway
●
Nonresidential
●
Installation/alteration of other uses or structures
Agricultural waste management facility/manure storage
●
Drive-through facility
●
Farm stand
●
Park or playground equipment
●
Ponds
●
Solar energy system
●
Telecommunications tower or facility
●
Walk-up service windows
●
Other actions
Ordinary repair or maintenance of use or structure
●
Interior alterations
●
Subdivisions (Chapter 275 of Town Code)
●
Planned Development Districts (Article 68)
●
Amendment to or deviation from approved site plan
●
Actions involving utility structure(s)
●
A. 
Application processing. All applications shall be submitted, processed, and reviewed in accordance with Article 60 of this chapter.
B. 
Authorized review body. Site plan applications shall be reviewed and decided upon by the Planning Board.
C. 
Public hearings.
1) 
A public hearing shall be required for all site plan applications.
2) 
All public hearings shall be duly noticed in accordance with § 325-60.8, including newspaper, mail, and posted notices. Mailed notice shall be made to owners of all property within 300 feet of the property in question.
D. 
Coordinated reviews. The following reviews may be conducted concurrently as provided herein. Where applicable, duplicate application materials may be combined to satisfy submittal requirements.
1) 
Special use permit. Where a special use permit is also required, the application requirements of Article 64 shall also apply. In the event that the special use permit is denied, the site plan decision shall be null and void.
2) 
Subdivision. Where subdivision review and approval is also required, the requirements of Chapter 275 of the Town Code shall also apply.
3) 
Variance. Where a variance is required, a referral should be made to the ZBA[1] for an advisory opinion on the appropriateness of such variance and potential amendments to the site plan. Should the applicant fail to secure variance approval, the site plan shall be amended accordingly.
[1]
Editor's Note: ZBA stands for Zoning Board of Appeals.
E. 
County referral. County referral shall be required for site plan review applications in accordance with § 325-60.6.
F. 
Approvals. Upon approval, the Planning Board Chair shall endorse its approval via signature on a copy of the site plan. For conditionally approved plans, the Planning Board Chair shall endorse its approval only after demonstration that the site plan has been amended to reflect such conditions or modifications.
All applications for site plan review shall be made by the owner or the owner's agent and filed in accordance with this chapter. The application shall include, as applicable, the following information. The Planning Board may require the following be prepared by a licensed engineer, architect, landscape architect or surveyor, where deemed necessary for an informed, adequate review.
A. 
Application form, including the name, address, and signature of the applicant, property owner, and developer.
B. 
Present zoning district in which the site is located.
C. 
A copy of the Tax Map.
D. 
Description or narrative of all existing and proposed uses and structures, including, but not limited to, hours of operation, peak number of employees, maximum seat capacity, and proposed number of off-street vehicle and bicycle parking spaces.
E. 
Identification of historic resources and environmental issues, where applicable.
F. 
A site plan drawn at a scale of one-quarter inch equals one foot 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. Such site plan include the following:
1) 
Scale, North arrow, and date.
2) 
The location of all properties and property lines, their ownership, uses thereon, subdivisions, rights-of-way, easements, and adjacent buildings within 100 feet of the property in question.
3) 
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, outdoor storage, and anticipated future additions and alterations.
4) 
The location of all existing and proposed topography features, including but not limited to, site grading, open spaces, woodlands, watercourses, steep slopes (exceeding 15%), wetlands and/or floodable areas within the 100-year floodplain, and watersheds.
5) 
The location of existing and proposed landscaping, screening, walls, and fences, including information regarding the size and type of plants and building materials proposed, subject to the requirements of Article 54 of this chapter.
6) 
The location, height, intensity, cutsheets, bulb type, and light color of all exterior lighting fixtures, subject to the requirements of Article 55 of this chapter.
7) 
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, subject to the requirements of Article 51 of this chapter.
8) 
The location of all access connections on both sides of the road within 500 feet of the subject property.
9) 
Drawings or sketches that illustrate the height, bulk, and design characteristics of the proposed building, and indicate major materials to be used.
10) 
A waste and trash management plan including the proposed location, appearance, and operation of dumpsters or other trash receptacles.
11) 
The location, height, size, material, and design of all existing and proposed signs, subject to the requirements of Article 52 of this chapter.
12) 
A storm drainage and grading plan showing new and/or modified downspouts and plan or system for the collection and disposal of stormwater, or, if applicable, a stormwater pollution prevention plan. Such practices and systems shall also be subject to the requirements of Chapter 269 of the Town of Manchester Code.
13) 
Plans to prevent the pollution of surface or ground water, 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.
14) 
The location of existing and proposed utility systems, and if required, easements. This shall include sewage or septic, water supply, telephone, cable, and/or electric. If a private sewerage system is used, plans for the system shall bear the stamped approval of a professional licensed engineer.
15) 
A certified topographic survey extending 50 feet beyond the property line at no more than five-foot contour intervals. If the site has susceptibility to erosion, flooding or ponding, contour intervals of not more than two feet of elevation should also be provided.
16) 
A map showing that the proposed site can possess at least 35% green space including any space occupied by water retention facilities; recreation.
17) 
The design of all fire protection design elements, including, but not limited to, the location of fire hydrants, other emergency zones, and exits.
18) 
A natural resource inventory and/or tree survey.
19) 
An estimated project construction schedule.
20) 
Plans for disposal of construction and demolition waste, either on-site or at an approved disposal facility.
21) 
All NYS SEQR documentation as required by law.
22) 
The application fee.
23) 
Developer's clause:
On behalf of __________ (Developer-Applicant), we hereby certify and agree that the submitted plans meet all the requirements and specifications described in Article 62 (Site Plan Review), and any other applicable sections of the Town of Manchester Code. Notwithstanding any notes, provisions or specifications in the plans, we agree on behalf of the Developer-Applicant that Town of Manchester Code specifications shall take precedence over any such notes, provisions or specifications which may be inconsistent with and/or not in conformance with the Town of Manchester Code specifications. We further agree that in the event of any inconsistency or ambiguity between the notes, provisions or specifications on the final plans and the Town of Manchester Code, that in all cases the Town of Manchester Code specifications shall be controlling with respect to the work, materials or other requirements.
__________
Signature of Developer
__________
Signature of Developer's Engineer or Design Professional
G. 
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 or materials to be used.
H. 
Soil logs, test well, percolation test results, and/or stormwater runoff calculations.
I. 
A detailed traffic study, upon request of the Planning Board, to include:
1) 
The projected number of motor vehicle trips to enter or leave the site, estimated for daily and peak hour traffic levels;
2) 
The projected traffic flow pattern including vehicular movements at all major intersections likely to be affected by the proposed use of the site;
3) 
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.
J. 
A schedule for completion of each construction phase for buildings, parking, and landscaped areas.
K. 
Identification of any state or county permits required for the project and record of application for and approval status of such permits.
A. 
Standard criteria. The reviewing body shall consider the following, as applicable, when reviewing a site plan application.
1) 
Conformance with this chapter and the Town's Comprehensive Plan.
2) 
Conformance with the Town of Manchester Site Design and Development Criteria.
3) 
Adequacy and arrangement of vehicular traffic and circulation, including intersections, road widths, channelization structures and traffic controls.
4) 
Adequacy and arrangement of pedestrian and bicyclist traffic access and circulation, including separation of pedestrians and bicyclists from vehicular traffic, walkway structures, control of intersections with vehicular traffic and pedestrian and bicyclist convenience.
5) 
Relationship of proposed uses to existing adjacent uses, including, but not limited to, landscape transitions, buffering, and harmony of uses.
6) 
Adequacy of landscaping and site treatment, including, but not limited to, plant types and sizes, hardscape elements, lighting, setbacks, protection of adjacent residential uses.
7) 
Relationship of proposed buildings to the site, including, but not limited to, building placement, access, pedestrian movement, parking, and building scale.
8) 
Appropriateness of building design, including, but not limited to, design quality and relationship to surrounding building scale, style, materials, and sightlines.
9) 
Location, arrangement, size, design and general site compatibility of all off-street parking areas, outdoor lighting, landscaping, and signs.
10) 
Adequacy of interior circulation for emergency vehicle access.
11) 
Adequacy of water supply, stormwater, and sanitary waste disposal facilities.
B. 
Performance standards. In all districts, uses are not permitted which violate applicable county, state and/or federal codes and regulations pertaining to environmental issues as well as the performance standards of this chapter (§ 325-50). The Planning Board, under its powers of site plan review and approval, shall decide whether uses meet these standards.
A. 
Required changes. The Planning Board may require changes or additions in relation to yards, driveways, landscaping, buffer zones, etc., to ensure safety, to minimize traffic difficulties and to safeguard adjacent properties. Modifications requiring a variance shall not be permitted without approval by the Zoning Board of Appeals. Should the Planning Board require changes or additional facilities, final approval of site plan shall be conditional upon satisfactory compliance by applicant in making the changes or additions.
B. 
Applicant-proposed changes. Any applicant wishing to make changes in an approved site plan shall submit a revised site plan to the Planning Board for review and approval.
A. 
Validity. Site plan approval shall be valid for a period of one year from the date thereof for the purpose of obtaining building permits. Failure to secure, without subsequent revocation or termination, a building permit during this period, or revocation or termination of a building permit subsequent to this period, shall cause the Site Plan Approval to become null and void.
B. 
Extension. Upon application, the Planning Board may extend this period to not more than seven years from the date of final site plan approval.
C. 
New application. Nothing herein shall prohibit a new application for site plan approval following such termination in accordance with the requirements of this chapter.