The purpose of this article is to define the site plan review procedures for development actions proposed throughout the City to preserve and enhance the physical form of the City, 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 City, and increase the capability of the zoning code to adapt to a variety of unique circumstances, taking into consideration the planning goals and aims provided in the City's Comprehensive Plan.
A.
Sketch plan review encouraged. Applicants are encouraged to submit a preliminary sketch plan to the Planning Board prior to the preparation of a formal site plan application. The purpose of this review is to:
(1)
Provide guidance on the review and approval process and generally determine the information necessary for formal site plan review.
(2)
Advise the applicant as to potential problems and concerns with the proposal.
(3)
Discuss plans for the applicant's entire holdings, including phasing, and define the project and phases to be submitted for site plan review.
B.
Sketch plan review procedure.
C.
Sketch plan materials. The applicant must provide the following information, as applicable, at least 10 business days prior to the scheduled Planning Board meeting.
(1)
A map showing the applicant's entire holdings, the parcel under consideration and a general description of all properties, subdivisions, streets, rights-of-way, easements and other pertinent features within 100 feet of the boundaries of the parcel, including property uses.
(2)
Photographs of the site and any existing buildings thereon.
(3)
All locations and dimensions of existing and proposed principal and accessory structures, roadways, points of ingress and egress, parking areas, signs, and other development features on the property.
(4)
A description and approximate location of natural and environmentally sensitive features, including trees, vegetation, and wetlands.
(5)
Proposed water supply and sewage and waste disposal facilities.
D.
Considerations for review. Factors to be considered in the sketch plan may include, but are not limited to:
(1)
The categories of uses to be permitted.
(2)
The overall maximum density of residential uses and intensity of nonresidential uses.
(3)
The general location of vehicular and pedestrian circulation systems.
(4)
The general location and extent of public and private open space.
(5)
The general location and extent of utility systems.
(6)
The general location of residential and nonresidential structures.
E.
Formal application. It is acknowledged that some elements of a sketch plan may change during the formal site plan review process when taking into consideration information obtained through the more detailed inventories and/or assessments required of site plan applications.
When applicable, no building permit, special use permit, or certificate of occupancy shall be issued until all requirements of this chapter have been satisfied and the site plan has been approved by the reviewing body.
Action | Exempt | Minor | Major |
|---|---|---|---|
CONSTRUCTION/EXPANSION/ALTERATION | |||
Primary Use or Structure | |||
Single- or two-family dwelling | • | ||
Multifamily dwelling or nonresidential use, up to 1,000 sf | • | ||
Multifamily dwelling or nonresidential use, over 1,000 sf | • | ||
Accessory Use or Structure1, 2 | |||
Single- or Two-Family Use, Up to 250 sf | • | ||
Single- or Two-Family Use, Over 250 sf | • | ||
Multifamily dwelling or nonresidential use | • | ||
Accessory Dwelling Unit | • | ||
Landscaping, Exterior Lighting, Mechanical Equipment, or Stormwater Infrastructure | |||
Single- or Two-Family Dwelling | • | ||
Multifamily Dwelling or Nonresidential Use | • | ||
Off-Street Parking/Loading Area | |||
10 Spaces or Less | • | ||
Over 10 Spaces | • | ||
Driveways | |||
Residential | • | ||
Joint or Shared (Residential or Nonresidential) | • | ||
Within Existing Curbcut | • | ||
Within New or Altered Curbcut | • | ||
Other Uses or Structures | |||
Solar Energy System (Accessory Use or Structure) | • | ||
Parks or Playgrounds (Public Use) | • | ||
Pools or Playgrounds (Residential Use) | • | ||
Telecommunications Equipment | • | ||
OTHER ACTIONS | |||
Ordinary Repair, Maintenance, or Replacement In-Kind | • | ||
Interior Alteration | • | ||
Change of Use | • | ||
Amendment to Approved Site Plan | • | ||
Planned Unit Development (Article 45) | • | ||
Demolition of Structures in MU-D District (over 750 sf) | • | ||
Action involving modification of utility infrastructure | • | ||
A.
Authorized review body. All site plan applications shall be reviewed and decided upon by the Planning Board.
B.
Coordinated reviews. The review of site plan applications may be coordinated with other development applications in accordance with § 190-40.5.
C.
Public hearings. The Planning Board may hold a public hearing on any site plan application deemed necessary, in the sole discretion of the Planning Board.
E.
Action on approval of site plan. An approval endorsement shall be affixed by the Chairman of the Planning Board on a copy of the approved site plan. A copy of the endorsed site plan shall be filed with the CEO.
A.
Minor site plan application material. A minor site plan application shall include the following materials, as deemed applicable by the reviewing body. The reviewing body may require some or all application materials be prepared by competent, duly licensed professionals.
(1)
Application form, including the name, address, and signature of the applicant, property owner, and developer.
(2)
Description or narrative of all proposed uses and structures.
(3)
A site plan showing the following, as applicable:
(a)
The location of all properties, their ownership, uses thereon, subdivisions, streets, easements, and adjacent buildings within 250 feet of the property in question.
(b)
The location and use of all existing and proposed structures on the property in question, including all building and lot dimensions.
(c)
The location of environmental features, including, but not limited to, open spaces, woodlands, watercourses, steep slopes, wetlands, floodplains, and watersheds.
(d)
The location and dimensions of existing and proposed landscaping, screening, walls, and fences, including information regarding the type of materials.
(e)
The location and dimensions of existing and proposed public and private streets, off-street parking areas, access drives, driveways, sidewalks, ramps, curbs, and paths.
(f)
A waste and trash management plan including the type, size, location, appearance, and operation of permanent trash receptacles.
(g)
The type, size, location, appearance, and operation of all outdoor mechanical equipment.
(h)
The location, height, intensity, bulb type, and light color of all exterior lighting fixtures.
(i)
The location, height, size, material, and design of all existing and proposed signs.
(4)
Exterior building elevations (existing and proposed) for all sides showing the location and size of all windows, doors, trim, architectural details and indicating the type of all materials to be used.
(5)
Identification of any state or county permits required for the project and record of application for and approval status of such permits.
(6)
All New York State SEQR documentation as required by law.
B.
Major site plan application materials. An application for major site plan review shall include the following materials, as applicable. Such materials shall be prepared by competent, duly licensed professionals duly, unless otherwise permitted by the reviewing body.
(1)
All required minor site plan application materials.
(2)
A site plan showing the following:
(a)
The location of all properties, their ownership, uses thereon, subdivisions, streets, easements, and adjacent buildings within 500 feet of the property in question.
(b)
The location of all existing and proposed topography as revealed by contours or key elevations, including final site grading.
(c)
The location all new or modified downspouts or stormwater systems, including the configuration of a system for stormwater drainage or green infrastructure.
(d)
The location of existing and proposed utility systems including sewage or septic, water supply, telephone, cable, electric, internet, and fiber.
(3)
Plans for disposal of construction and demolition waste, either on-site or at an approved disposal facility.
(4)
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.
(5)
A schedule for completion of each construction phase, where applicable.
(6)
The reviewing body may require an applicant submit additional materials (e.g., a certified land survey, soil logs, test well, percolation test results, stormwater runoff calculations, natural resource inventory, tree survey, and a traffic study), if the reviewing body determines, in its sole discretion, that review of said materials is necessary to conduct a thorough and complete review.
The Planning Board shall review the site plan and supporting data taking into consideration the following:
A.
Conformance with the City's Comprehensive Plan and other adopted plans and studies, where applicable, and conformance with the requirements of this zoning code.
B.
Compatibility of proposed uses to adjacent uses, considering building and site orientation, design, and transitional and/or buffering treatments.
C.
Quality of building design and materials, including facades, signs, and site layouts, and compatibility with the desired character of the district and/or neighborhood.
D.
Adequacy of orientation of structures and the site design for energy efficiency, the extent to which the proposed plan conserves energy and energy resources in the community, and the protection of adequate sunlight for a solar energy system.
E.
Adequacy and arrangement of vehicular traffic and circulation, including intersections, road widths, traffic controls, traffic-calming measures, and accessibility to fire and emergency vehicles.
F.
Adequacy and arrangement of pedestrian and bicyclist access and circulation, including separation from vehicular traffic and connections provided internally and externally to the site.
G.
Adequacy of off-street parking, loading, and vehicular access management provisions.
H.
Adequacy of landscaping and screening provisions.
I.
Adequacy of outdoor lighting while preventing light trespass onto adjacent properties.
J.
Preservation and protection of natural site features and areas, such as wildlife habitat, wetland, and woodland areas. Adequacy of open space areas for passive and/or active recreation.
K.
Adequacy of stormwater, drainage, and erosion management plans.
L.
Adequacy of flood damage prevention measures.
M.
Adequacy of municipal facilities to serve the proposal including, but not limited to, streets, electric service, water supply and wastewater treatment systems, storm water control systems, and fire protection.
N.
Adequacy of proposed waste and trash management plan.
O.
Adequacy of snow storage and/or proposed snow removal plan.
P.
Encouragement of the most appropriate use of land and utilization of the site.
Q.
Potential for adverse effects to the functioning, economic stability, prosperity, and health, safety, or general welfare of nearby property owners and the community.
A.
No proposed change of and/or addition to an approved site plan shall be executed without approval thereof by an approved site plan containing and depicting such amendment.
B.
Any proposed change of and/or addition to an approved site plan shall require an application addressing such amendment and decision on that application by the Planning Board pursuant to this article.
A.
Permit required. A person, firm, or corporation shall not demolish an existing building or structure having a gross floor or base area of 750 square feet or more within the Mixed Use - Downtown (MU-D) District without first obtaining a demolition permit from the CEO or City designee pursuant to this zoning code.
B.
Application. An application for a demolition permit shall be on forms supplied by the CEO, shall include an agreement to comply with this zoning code and all other laws, rules, and regulations that may be applicable, and shall be signed by the owner.
C.
Review. No demolition permit may be issued for within the City without first obtaining site plan approval for a new development proposal as required by this article.
D.
Validity. A demolition permit shall be valid for a period of 180 days from the date of issue. Failure to undertake demolition activity within this time shall require the issuance of a new demolition permit.
E.
Unsafe structures. In the event that a structure or series of structures is found to be structurally unsound and/or unsafe by the CEO, this section shall not preclude any immediate demolition or repair action determined to be necessary under such finding.
F.
Extension. The reviewing body may grant an extension upon written request by the applicant. The applicant shall include in such request the desired time period for the extension and the reasoning for requesting the extension. A fee may be required to process extension requests. The time period of such extension shall be determined by the reviewing body.