A.Â
Purpose. The purpose of this article is to provide
regulations governing the standards for review and design, and due
process, for site plan approval. These regulations are designed to
protect the community from undue traffic congestion, excessive noise,
flooding, excessive soil erosion, excessive odors and other forms
of pollution; to provide for design that will be in harmony with the
appropriate and orderly development of the district in which it is
located; and to ensure that the impact of new development and redevelopment
is mitigated by compliance with reasonable conditions. The Town of
Poughkeepsie values the mixed-use character of the Town, and wishes
to encourage residential and nonresidential growth involving reuse
of existing structures and development of new structures in a manner
that is protective of the historic, scenic, and environmental character
of the Town. These regulations are also designed to ensure that land
development conforms to the Town's planning goals and objectives as
expressed in its Town Plan.
B.Â
Approval required.
(1)Â
Where site plan approval is required by this chapter,
no building permit and, in the case of a change of use, no certificate
of occupancy shall be issued by the Building Inspector until such
a plan shall have been approved by the Planning Board and the signature
of the Planning Board Chairman has been affixed to the approved site
plan. No certificate of occupancy shall be issued until all of the
requirements of the Planning Board's approval, including any conditions
attached thereto, have been met.
(2)Â
Site plan approval by the Planning Board, in accordance
with this article, is required for the following uses and activities:
(a)Â
All uses and uses accessory thereto which require
site plan approval as set forth in this chapter.
(b)Â
Any change of use involving a conforming use
to another conforming use.
(c)Â
Any change of use involving a nonconforming
use to another nonconforming use.
(d)Â
A change to an approved site plan and an approved
subdivision plat where site plan approval was required.
(e)Â
Activities for which a use variance has been
granted by the Zoning Board of Appeals.
C.Â
Exemptions. The following activities are exempt from
site plan approval:
(1)Â
Construction, extension or alteration of a single-family
residential dwelling and accessory structures thereto on a lot legally
in existence as of the date of adoption of this chapter;
(2)Â
Construction of a single-family residential dwelling on a lot located in the R-4A, R-2A, and R-20,000 Districts approved by the Planning Board for residential purposes pursuant to Chapter 177 of the Town Code;
(3)Â
The seasonal planting, cultivation and harvesting
of field crops, fruits, vegetables, and horticultural specialties,
including nursery stock, ornamental shrubs, and ornamental trees and
flowers, whether as part of an existing or a new or expanded agricultural
operation, and not involving the construction or alteration of any
structure.
(4)Â
Construction, extension, expansion or alteration of
the interior of a building or structure;
(5)Â
Routine property maintenance activities, including
repainting, repair, and in-kind replacement, so long as the physical
appearance of the structure remains unchanged as to color and materials.
D.Â
De minimus activities.
(1)Â
In the case of certain construction activities that
would otherwise require site plan approval by the Planning Board,
the Building Inspector is hereby authorized to issue building permits
for construction of a new structure, after review and recommendation
by the Town Planner and without site plan approval by the Planning
Board, provided:
(a)Â
The activity involves the construction of not
more than 200 gross square feet of new construction for a use that
is permitted in the district in which the property is located; and
(b)Â
The existing use of the property is a conforming
use; and
(c)Â
The property is located in a business or a commercial
district; and
(d)Â
The lot and all existing and proposed structures
comply with the minimum lot and bulk requirements for the district
in which the lot is located, or area variances have been issued by
the Zoning Board of Appeals; and
(e)Â
The new construction is one of the following
listed activities:
(2)Â
In the case of such de minimus construction, the Building
Inspector shall refer the application for a building permit to the
Town Planner, who shall review the application and issue a written
recommendation to the Building Inspector that the building permit
should be issued, with or without conditions; or issue a recommendation
that the application should undergo full site plan review by the Planning
Board pursuant to this article. In reviewing the application, the
Town Planner shall consider the following:
(a)Â
The potential effect of the new construction
on drainage, landscaping, parking, and architectural consistency with
other structures located on the site.
(b)Â
Whether the site contains one or more nonconformities
with the use regulations for the district in which the site is located.
(c)Â
Whether the site contains one or more nonconformities
with the area and bulk regulations for the district in which the site
is located.
(d)Â
Whether the new construction would comply with
the area and bulk regulations for the district in which the site is
located.
(e)Â
Whether additional site improvements would be
required to correct an existing condition that is causing on-site
or off-site flooding, and/or a hazard to pedestrian or vehicle movement,
and/or a nuisance related to lighting or landscaping.
(f)Â
Whether the color, size, scale and massing of
the new construction is consistent with the appearance of other structures
on the site that have been approved by the Planning Board.
(3)Â
In the case of a use conversion which does not require
additional construction or site modifications in accordance with the
provisions of this chapter, the Town Planner may determine that the
site plan application procedures outlined herein are not applicable.
E.Â
Site plan approval waiver.
(1)Â
In the case of a use conversion which does not require
additional exterior construction or site modifications, or in the
case of a site plan change involving less than 400 square feet of
new construction, the Planning Board may determine that the site plan
application procedures outlined herein are not applicable and may
waive the requirement of a site plan review, in whole or in part,
provided the Board determines:
(a)Â
The proposed change in use or site plan change
will not result in additional traffic generation, wastewater flows,
water consumption, or additional employees, and
(b)Â
The proposed change in use or site plan change
will not affect pedestrian and traffic circulation, eliminate parking,
or alter the height of the exterior facade; and
(c)Â
The lot and all existing and proposed structures
comply with the minimum lot and bulk requirements for the district
in which the lot is located, or area variances have been issued by
the Zoning Board of Appeals.
(2)Â
This determination shall be made to the Building Inspector,
in writing, after decision of the Planning Board.
F.Â
Information waiver. The Town Planner or the Planning
Board may grant a waiver from the information requirements contained
herein where it determines that such information is not relevant,
or is not otherwise required, to conduct the review of the application.
G.Â
State Environmental Quality Review Act. No application
for site plan approval shall be deemed complete until a negative declaration
has been issued, or until a draft environmental impact statement has
been accepted by the lead agency as satisfactory with respect to scope,
content and adequacy. Nothing herein shall be construed to preclude
or prohibit the Planning Board from convening a public hearing on
an application for site plan approval, provided the Board has determined
that the application contains sufficient information and descriptive
data to allow for an informed public review.
I.Â
Fees. An application for a site plan approval shall
be accompanied by an application fee as set by the Town Board. All
application fees are in addition to any required escrow fees, and
do not cover the cost of environmental review. The applicant shall
be responsible for the total cost of environmental reviews that are
determined to be necessary to meet the requirements of the State Environmental
Quality Review Act (SEQRA). If the Board requires professional review
of the application by a designated private planning, engineering,
legal or other consultants, or if it incurs other extraordinary expense
to review documents or conduct special studies in connection with
the proposed application, reasonable fees shall be paid for by the
applicant and an escrow deposit may be required by the Planning Board.
J.Â
Violations. No site plan approval shall be issued
for any use or new construction where there is on the subject property
an existing violation of any chapter of the Town of Poughkeepsie Code
or the New York State Building Code. Further, upon written report
or receipt of a notice of violation or order to cease and desist from
the Zoning Administrator and/or Building Inspector, the Planning Board
shall not review, hold public meetings or public hearings, or take
action regarding an application for site plan approval until notified
by the Zoning Administrator and/or Building Inspector that such violation
has been cured or ceased by the applicant. However, the Planning Board
may, upon written recommendation of the Zoning Administrator and/or
Building Inspector, review and act on an application involving property
for which there is a violation where such application is a plan to
cure the violation and bring the property or use of the property into
compliance with the Town Code.
A.Â
Site plan application. An application for site plan
approval shall be submitted to the Town Planning Department on forms
provided by the Department for such purpose. The application form
shall be completed by the applicant, and the owner, as required, and
shall be accompanied by a site plan map as provided herein. The site
plan shall use as a base map an accurate boundary and topographic
survey of the property depicting all existing improvements and site
topography, and shall be prepared by a licensed land surveyor, a professional
engineer, a landscape architect, or an architect licensed by the State
of New York. The site plan map shall include the following information:
(1)Â
A site plan application form must be completed in
full.
(2)Â
A consent of property owner(s) form must be completed
in full with original signature(s).
(3)Â
Fourteen full environmental assessment forms must
be completed in full.
(4)Â
Fourteen folded copies of the plot plan at a scale
of not less one inch equals 50 feet on a twenty-four-inch by thirty-six-inch
sheet; also, 14 copies of the plot plan, landscape plan and the elevations
reduced in scale on an eleven-inch by seventeen-inch paper in addition
to the full size set of plans.
(5)Â
Submit three photographic enlargements at a minimum
scale one inch equals 100 feet. Label project name and grid number.
Clearly outline subject parcel, street that it is on, and abutting
streets.
(6)Â
The plans are to contain the following information:
(a)Â
The stamp and signature of the professional
engineer, registered architect, or landscape architect responsible
for the preparation of the plan.
(b)Â
An area map showing the applicant's entire holding,
that portion of the applicant's property under consideration, and
all properties, subdivision, streets and easements within 500 feet
of applicant's property.
(c)Â
Title of the project in lower right corner.
(d)Â
Location map: approximate scale, one inch equals
400 feet (tax map is acceptable).
(e)Â
North point, scale and date.
(f)Â
Dimensions of the lot.
(g)Â
Screening and landscaping: label existing, proposed
and required (include plant species and size).
(h)Â
Existing and proposed building height.
(i)Â
Ingress and egress, required and proposed.
(j)Â
Location, dimension, and number of off-street
parking and loading areas and traffic aisles, with required and proposed
parking for a building addition or alteration depicted separately
from required parking for total parcel.
(k)Â
Location and dimension of handicapped parking,
required and proposed.
(l)Â
Dimensions of all buildings, existing and proposed.
(m)Â
Total building area and square footage of each
floor.
(n)Â
Zoning designation of the parcel and the zoning
designation of all adjacent parcels.
(o)Â
A data table listing the minimum and maximum
area and bulk regulations for the zoning district, together with a
list of the proposed lot and area dimensions.
(p)Â
Names of all abutting streets and names of all
abutting landowners.
(q)Â
Location of existing and proposed utilities,
drainage, landscaping, lighting, and erosion control.
(r)Â
Location and dimension of existing and proposed
retaining walls, fences, location and sizes of signs.
(s)Â
Existing and proposed contours of the lots at
two-foot intervals.
(t)Â
Elevations at the corners of the buildings.
(u)Â
Location and dimension of truck loading areas.
(v)Â
Proposed development of all open spaces, including
parks, playgrounds and open recreation areas.
(w)Â
If required, a stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 173, Part 2, Articles II, III and IV. The SWPPP shall meet the performance and design criteria and standards set forth in Chapter 173, Part 2, Articles III and IV. The approved site plan shall also be consistent with the provisions of Chapter 173, Part 2, Stormwater Control.
B.Â
Planning Department review. Applications for site
plan approval shall be submitted by the applicant to the Town Planning
Department not less than 24 days prior to a regularly scheduled public
meeting. Such application shall be made prior to making application
for a building permit. No application shall be deemed complete until
a negative declaration has been issued, or until a draft environmental
impact statement has been accepted by the lead agency as satisfactory
with respect to scope, content and adequacy.
[Amended 11-28-2007 by L.L. No. 29-2007]
C.Â
When officially received. An application submitted
under this section shall be deemed received at the next regular meeting
of the Planning Board at which the application is to be considered.
An application shall be placed on the Planning Board agenda only after
payment of the application fee as set by the Town Board and submission
of the specified number of copies of the final plat map and any specified
supporting documentation.
D.Â
Public review; public hearing. Except those applications
for which the Planning Board has waived site plan review, within 62
days of receipt of a complete application, the Planning Board may
hold a public hearing. If the Board determines that a public hearing
will be held, notice of the public hearing shall be published in the
official newspaper at least 10 days prior to the date set for public
hearing, and the Board shall, at least 10 days before such hearing,
mail notice thereof to the owners of property within 200 feet of the
property that is the subject of the application. The notice shall
state the date, time, place and subject of the public hearing at which
the application will be reviewed. Such notice shall not be required
for adjourned dates. The records of the Receiver of Taxes of the Town
of Poughkeepsie shall be deemed conclusive as to ownership, and the
notice shall be deemed complete when deposited in a properly addressed
postpaid envelope in the United States mail. The Planning Board may
also provide that the hearing be further advertised in such manner
as it deems most appropriate for full public consideration of the
application, including the prominent placement of one or more signs
on the premises that is the subject of the application notifying interested
persons that an application for a site plan approval is under consideration
by the Board.
E.Â
County referral. Prior to action on an application
for site plan approval under this section, a copy of said application
shall be forwarded to the Dutchess County Planning Board for review
pursuant to General Municipal Law § 239-m if the boundary
of the property that is the subject of the application is located
within 500 feet of:
(1)Â
The boundary of any city, village, or town; or
(2)Â
The boundary of any existing or proposed county or
state park or other recreation area; or
(3)Â
The right-of-way of any existing or proposed county
or state parkway, thruway, expressway, road or highway; or
(4)Â
The existing or proposed right-of-way of any stream
or drainage channel owned by the county or for which the county has
established channel lines; or
(5)Â
The existing or proposed boundary of any county- or
state-owned land on which a public building or institution is situated;
or
(6)Â
The boundary of a farm operation located in an agricultural
district, as defined by Article 25-AA of the Agriculture and Markets
Law.
F.Â
Referral to neighboring municipalities. Pursuant to
General Municipal Law § 239-nn, for a site plan permit review
under this section involving property located within 500 feet of an
adjacent municipality, notice of any public hearing shall be given
by mail or electronic transmission to the Clerk of the adjacent municipality
not less than 10 days prior to the date of said hearing.
G.Â
Agricultural data statement. An application for site
plan approval must also contain an agricultural data statement if
any portion of the project is located on property within an agricultural
district containing a farm operation, or other property with boundaries
within 500 feet of a farm operation located in an agricultural district.
The agricultural data statement shall contain the name and address
of the applicant; a description of the proposed project and its location;
the name and address of any owner of land within the agricultural
district which contains farm property: and a tax map or other map
showing the site of the proposed project relative to the location
of farm operations identified in the agricultural data statement.
H.Â
Time of decision. Within 62 days of close of the public
hearing, or within 62 days of receipt of a complete application for
which the Board has determined that a public hearing will not be held,
the Planning Board shall approve, approve with modifications, or disapprove
the site plan application. A copy of the Planning Board's decision
shall be filed in the office of the Town Clerk within five days of
the date of such decision, and a copy shall be mailed to the applicant.
In acting to approve, with or without modifications, a site plan application,
the Planning Board may attach such conditions and safeguards as it
deems necessary to assure that the purpose and intent of these regulations
are complied with. Within 60 days of the date of approval or approval
with modifications, the applicant shall present to the Planning Board
a corrected final site plan in reproducible form, including any modifications
required by the Planning Board as a condition of approval. Upon verification
by the Planning Board that the plan complies with the requirements
of the approval, the plan shall be endorsed by the Planning Board
Chairperson and filed with the Planning Board and the Building Inspector.
The site owner or applicant shall not commence any site preparation,
including but not limited to tree removal, removal of soil, grading,
stockpiling of soil or other construction material, until the final
site plan has been endorsed by the Planning Board Chairman.
I.Â
Decision. In rendering its decision concerning any
site plan application, the Planning Board shall consider the design
standards for the zoning district in which the lot is located, and
shall consider the nature, arrangement and appearance of all proposed
structures, improvements and uses of the lot, including their potential
impact on adjacent properties, architectural features and land uses
such that:
(1)Â
They will have a harmonious relationship with the
existing and planned development of contiguous lands and adjacent
neighborhoods.
(2)Â
They will have no material adverse effect upon the
desirability of such neighborhoods for the uses contemplated by this
chapter.
(3)Â
They will be properly related to the uses, goals and
policies for land development as expressed in the Town Plan.
(4)Â
Pedestrian and vehicular access, traffic circulation
and the general layout of the site are properly planned with regard
to the safety of vehicles and pedestrians using the site, as well
as those on neighboring properties and streets.
(5)Â
New structures will be sited to take advantage of
solar access insofar as practical, including the orientation of proposed
buildings with respect to sun angles, the shading and windscreen potential
of existing and proposed vegetation on and off the site, and the impact
of solar access to adjacent uses and properties.
(6)Â
The site plan shall reflect an awareness of and sensitivity
to the views, terrain, soils, plant life and other unique qualities
of the site and shall, to the extent practical, preserve and enlarge
upon these assets for recreation, scenic or conservation purposes.
J.Â
Time limit. The site plan approval shall be void if
construction is not started within one year of the date of Planning
Board approval, and completed within two years of the date of such
approval. Prior to its expiration, the site plan approval may be renewed
by request of the applicant for up to two additional ninety-day periods.
K.Â
Surety. In order to insure the full and faithful completion
of all construction activities related to compliance with all conditions
set forth by the Planning Board in its issuance of a site plan approval,
the owner/applicant shall provide, prior to construction, a surety,
in a form acceptable to the Town Attorney, which shall guarantee the
satisfactory completion of the project and which names the Town as
the beneficiary. The applicant shall file the surety in an amount
fixed by the Planning Board in its resolution as sufficient to secure
to the Town the satisfactory construction, installation and completion
of the required improvements with the Town Board. Such surety shall
state the period within which the required improvements must be completed,
which period shall be that specified in the Planning Board resolution.
All improvements shall be done to the satisfaction of the Planning
Board, in accordance with the approved plans and the requirements
of this chapter and any other Town construction standards and specifications.
In addition, the owner/applicant shall name the Town as an additional
insured on all workmen's compensation and general liability insurance
policies required to perform the work. The Planning Board may, at
its discretion, waive the provisions of this section if other circumstances
guarantee and secure completion of required improvements.
(1)Â
The period specified for the completion of all required
improvements, as set forth in the bond or equivalent security, may
be extended only by resolution of the Town Board upon receipt of a
recommendation from the Planning Board and upon request by the applicant
with the written consent of the surety company setting forth in detail
the amount of work which has been completed, reasons for failure to
complete the remainder of the work within the specified period, the
maximum estimated time required to complete the remainder of the work
and the time period extension which is requested.
(2)Â
If, at any time, either before or during the course
of construction of the required improvements, it is determined by
the Town Board that unforeseen conditions make it necessary to modify
the location or design of any improvements, the Board, with the concurrence
of the Planning Board, may modify the terms and conditions of the
approval so as to require such changes as may be necessary to comply
with the spirit and intent of the Town Board's original approval and
to conform to accepted engineering practices. If such modification
affects the scope of work covered by a bond or equivalent security,
the Town Board may require or allow appropriate modification of such
bond or equivalent security.
L.Â
Site plan amendments. The Planning Board shall review any amendment to a previously approved site plan by following the procedures specified in this section and may grant waivers from the information and procedures specified herein where the Board has determined that the proposed amendment does not warrant a full site plan review or a public hearing. In addition, an amendment of a site plan that was approved as part of an application for special use permit approval shall be reviewed by following the procedures specified in this section without the necessity of following the procedures in § 210-151 where the use for which the special use permit was granted has not and will not change as a result of the site plan amendment.
M.Â
Appeals. Any person aggrieved by any decision of the
Planning Board may apply to the Supreme Court for review pursuant
to § 274-a of the Town Law.
N.Â
Inspections. The Town Engineer shall be responsible
for inspecting required improvements during construction to ensure
their satisfactory completion and, upon such completion, shall furnish
the Planning Board with a statement to that effect. The applicant
shall pay to the Town the costs of said inspection, to defray the
costs of the inspection. If the Town Engineer determines that any
of the required improvements have not been constructed in accordance
with the approved plan, the applicant shall be responsible for correcting
and properly completing said improvements. Failure of the Town Engineer
to carry out inspections of required improvements during construction
shall not in any way relieve the applicant or the bonding company
of their responsibilities related to the proper construction of such
improvements.
O.Â
Enforcement of approved site plans. The applicant,
the landowner, and the contractor are all responsible for the successful
implementation and completion of an approved site plan, including,
but not limited to:
(1)Â
Installation and maintenance of erosion control measures
and/or a SWPPP as depicted on the approved plan; and
(2)Â
Protection and preservation of nondisturbance areas,
whether temporary or permanent, as depicted on the approved plan;
and
(3)Â
Reclamation of disturbed areas as depicted on the
approved plan; and
(4)Â
Installation and completion of site improvements in
the location(s) and in the manner as depicted on the approved site
plan unless approved as a "field change" amendment by the Town Engineer,
the Director of the Planning Department, or Planning Board as the
case may be; and
(5)Â
Implementation and completion of environmental mitigation
measures as required under any negative declaration or findings statement
adopted for the project pursuant to Article 8 of the Environmental
Quality Review Act (SEQRA), whether such mitigation measures are depicted
on the approved site plan or not; and
(6)Â
Implementation and completion of any other permits
and approvals issued by any other agency.
P.Â
Responsible parties. The applicant, the landowner,
and the contractor shall be jointly and severally liable for all costs
incurred, including environmental restoration costs, resulting from
noncompliance with the approved site plan. Approval of the site plan
and commencement of any work related to the approved plan shall constitute
express permission by the applicant and the landowner for the Director
of the Planning Department and/or her designee(s), or other authorized
Town officials, to enter the property for the purposes of inspection
for compliance with the approved site plan, whether or not any other
permits have been applied for or issued for the project. The approval
of the site plan and the commencement of work related to the approved
plan is an express waiver of any objection to authorized Town official(s)
entering the property for the purpose of conducting an inspection.
Q.Â
Nuisance. Any deviation from the approved site plan,
unless prior approved as a "field change" amendment, shall be deemed
a public nuisance and may be restrained by an order to stop work,
and/or injunction, and/or direct action by the Director of the Town
Planning Department and/or his or her designee(s), or other authorized
Town officials, to abate the condition, and/or in any other manner
provided by law. The Director may issue a stop-work order for the
entire construction and site work/disturbance project, or any specified
portion thereof, if the Director determines that any of the following
conditions exist:
(1)Â
The erosion control measures and/or a SWPPP as depicted
on the approved plan are not, or have not been, implemented or are
not being properly maintained; and
(2)Â
Nondisturbance and protected buffer areas as depicted
on the approved plan are not, or have not been, adequately protected
and preserved; and
(3)Â
Disturbed areas are not, or have not been, reclaimed
as depicted on the approved plan; and
(4)Â
Site improvements are not, or have not been, installed
in the location(s) and in the manner as depicted on the approved site
plan and no approval for a "field change" amendment has been issued;
and
(5)Â
Environmental mitigation measures required for the
project pursuant to Article 8 of the Environmental Quality Review
Act (SEQRA) are not, or have not been, implemented; and
(6)Â
Other required permits and approvals from any other
agency have not been issued or obtained by the applicant, the landowner,
or the contractor.
R.Â
Notice of violation. For purposes of this section,
a stop-work order is validly posted by posting a copy of the order
on the site of the construction or site work/disturbance activity
in reasonable proximity to said construction or site work/disturbance,
and in a location where the posted order is visible. Additionally,
a copy of the order, in the case of work for which a permit has been
issued, shall be mailed by first-class mail, certified return receipt,
and one copy of the order shall be mailed by regular first-class mail,
to the address listed by the applicant and to the landowner, as the
case may be. In the case of work for which no permit has been issued,
a copy of the order shall be mailed by `first-class mail, certified
return receipt, and one copy of the order shall be mailed by regular
first-class mail, to the person listed as owner of the property according
to the latest roll maintained by the Town Assessor's office. If the
applicant and/or the landowner does not immediately cease the activity
and comply with the provisions of this chapter within one day of the
date of the order, the Director may request that the Town Attorney
seek injunctive relief. In addition, the Director may revoke all or
any portion of any other permits issued in accordance with the Town
Code, including building permits, affecting the property. Upon a showing
of compliance with the terms of this chapter and proper implementation
of the approved site plan, the Director may reinstate any other permit(s)
that may have been revoked.
S.Â
As-built plans. At the completion of construction,
and prior to issuance of a Certificate of Occupancy, the owner/applicant
shall provide to the Planning Board and the Building Inspector a certification
prepared by a professional engineer licensed by the State of New York
that all site work has been carried out and completed in substantial
compliance with the approved Site Plan for the project. Additionally,
the applicant shall provide to the Planning Board and the Building
Inspector an "as built" survey of the completed development.
T.Â
Site maintenance. The premises for which a site plan
has been approved shall, at all times, be maintained in accordance
with the approved site plan. Failure to keep the premises in a condition
that is consistent with the approved site plan may result in a revocation
of the certificate of occupancy for the premises. Development projects
may periodically be inspected for conformance to the approved site
plan, including maintenance of the landscaping and plantings required
as part of the site plan approval. If there is nonconformance to the
approved site plan, or if any of the conditions of site plan approval
are not fulfilled, no certificate of occupancy shall be issued. Where
a development project reverts to nonconformance with the approved
site plan after issuance of the certificate of occupancy or certificate
of completion, the nonconformance shall be deemed a violation of this
chapter.
A.Â
Site plan design standards. The following standards
are intended to provide a framework for development within which the
site designer is free to exercise creativity, invention, and innovation
while recognizing the general historic, scenic and visual qualities
inherent to the Town of Poughkeepsie, with a particular emphasis on
compatibility with the surrounding neighborhood. These standards,
together with the design standards for the district in which the property
is located, shall be considered by the Planning Board during the review
of any application requiring site plan approval under this chapter.
The Planning Board is hereby authorized to use its discretion to determine
whether one or more of these standards apply to a particular application.
The Planning Board is also authorized to use its discretion as to
the applicability of these guidelines to redevelopment projects involving
the conversion or the rehabilitation of existing structures and previously
disturbed land areas. The specific application of these standards,
the district design standards, or any other standard established by
this chapter to an application pending before the Planning Board shall
be determined solely by the Planning Board. The Zoning Board of Appeals
shall have no appeal or interpretative review authority regarding
these standards or the application of these standards to a particular
property or development project by the Planning Board. In the event
of a conflict between any of the standards of this section and the
requirements or the standards of another section of this chapter,
the more restrictive of the conflicting standard, provision or regulation
shall apply unless otherwise waived or modified by the Planning Board.
(1)Â
Relationship of structures and buildings to site.
(a)Â
In the site plan design, consideration shall
be given to the use of existing building forms and layouts which are
evidence of the distinctive historic development of the area and,
in particular, of any specially designated or recognized scenic and
historic districts within the vicinity of the proposed development.
The importance of local historic, architectural, environmental and
other features of significance to the property and of nearby properties
should be recognized as an integral element in the review process.
(b)Â
The site shall be planned to accomplish a desirable
transition with the streetscape to provide for adequate planting,
safety and economy of pedestrian movement, and safe ingress and egress
and parking for vehicles.
(c)Â
Site planning in which setbacks and yards are
in excess of the minimum area and bulk requirements is encouraged
to provide a variation in relationship between buildings.
(d)Â
Parking shall, unless determined by the Planning
Board to be infeasible, be located to the rear or sides of buildings
so as not to interfere with the front landscape treatment.
(e)Â
Without restricting the permissible limits of
the applicable zoning district, the height and scale of each building
shall be compatible with its site and the existing, or anticipated,
adjoining buildings. The Planning Board should determine the visual
compatibility of a proposed use or site plan change, including concerns
for the proportion of the front facade, proportion and arrangement
of windows and other openings within the facade (i.e., fenestration),
roof shape, and the rhythm and spacing of structures along the street
front or roadway, including consideration of setbacks and the treatment
of yards.
(f)Â
The Planning Board should encourage the use
of a combination of common materials, landscaping, buffers, screens
and visual interruptions to create attractive transitions between
buildings of different architectural styles.
(g)Â
Newly installed and renovated utility services,
and service revisions necessitated by exterior alterations, shall
be underground unless otherwise allowed by the Planning Board.
(2)Â
Relationship of nonresidential uses to residential
districts.
(a)Â
Site plans proposed for nonresidential uses
adjacent to a residential district shall be reviewed with regard to
the impact of the development on that district. The Planning Board
is hereby expressly authorized to require such additional front, side
and rear yard setbacks as may be required to ensure that the nonresidential
use does not interfere with the quiet enjoyment of neighboring residential
property located within a residential district.
(b)Â
Buildings, parking areas, and loading areas
associated with nonresidential uses shall be required to meet the
following setbacks:
[1]Â
If the property proposed for development is
located in a center, a hamlet, a business, or a commercial district,
and is one acre or less in size, and adjoins property located in a
residential district, all site improvements shall be set back not
less than 50 feet from the adjacent residential lot line.
[2]Â
If the property proposed for development is
located in a center, a hamlet, a business, or a commercial district,
and is greater than one acre but not more than two acres in size,
and adjoins property located in a residential district, all site improvements
shall be set back not less than 65 feet from the adjacent residential
lot line.
[3]Â
If the property proposed for development is
located in a center, a hamlet, a business, or a commercial district,
and is greater than two acres in size, and adjoins property located
in a residential district, all site improvements shall be set back
not less than 100 feet from the adjacent residential lot line.
[4]Â
The Planning Board is authorized to use its
discretion to establish alternate landscape buffer setbacks by up
to 50% for adaptive reuse and redevelopment projects involving the
conversion or the rehabilitation of existing structures, or where
site conditions (i.e., steep slopes) already provide a sufficient
buffer.
(c)Â
The setbacks are intended to provide a visual
and noise buffer between residential and nonresidential uses and shall
landscaped to a depth of not less than 25 feet in a location as approved
by the Planning Board. The setback shall be planted with a mixture
of evergreen and deciduous plantings, or fencing, at a height so as
to provide, as much as practicable, a visual screen of the nonresidential
improvements from residential uses. The species type, location and
planted height of such landscaping shall be subject to the approval
of the Planning Board. The setback area shall be permanently preserved
by recorded deed instrument in a form approved by the Town Attorney,
and which shall provide for Town enforcement of said restriction.
(3)Â
Landscape, buffering and site treatment.
(a)Â
Where practicable, natural or existing topographic
features and patterns that contribute to the beauty and character
of a site or neighborhood should be preserved.
(b)Â
Grades of walks, parking spaces, terraces, and
other paved areas should provide an inviting appearance and should
be of such width, as determined by the Planning Board, to easily accommodate
pedestrian movement.
(c)Â
Landscape treatment shall be provided to enhance
architectural features, strengthen vistas and visual corridors and
provide shade.
(d)Â
Unity of design shall be achieved by repetition
of certain plant varieties and other materials and by coordination
with adjacent developments.
(e)Â
Plant material shall be selected for interest
in its structure, texture and color and in consideration of its ultimate
growth pattern. Vegetation indigenous to the area and others that
will be harmonious to the design and exhibit a good appearance should
be used.
(f)Â
In locations where plants will be susceptible
to injury by pedestrian or motor traffic, appropriate curbs, tree
guards, or other devices shall be installed and maintained. The Planning
Board may require the use of markers to delineate curbing and other
sensitive features to alert snowplow operators to the existence of
such features and curbing.
(g)Â
Parking areas and traffic ways shall be enhanced
with landscaped islands, containing trees and tree groupings. The
interior (i.e., nonperimeter) areas of a proposed parking area shall
be appropriately landscaped, and such landscaping shall comprise not
less than 10% of the land area of the proposed parking facility.
(h)Â
Screening of service yards, commercial vehicles,
commercial trailers, passenger vehicles, parking areas, refuse containers,
and other places that tend to be unsightly shall be accomplished by
use of walls, fencing, planting, or combinations of these, with all
such enclosures being compatible in material, texture, and color with
the principal building or buildings on the site.
(i)Â
Landscaping shall be designed and maintained
so as not to create hazardous conditions.
(j)Â
Landscaping shall be maintained to preserve
its original integrity and intended purpose during the life of the
proposed use or project. All approvals granted under this section
are expressly conditioned on the maintenance of the approved landscaping
during the life of the proposed use or project.
(k)Â
The Board may, at its discretion, consult with
one or more persons or firms having experience in landscape architecture
and landscape planting as to the appropriate design of lawns and open
spaces around proposed buildings and uses, and the appropriate species,
size and number of plants to be installed. The reasonable cost of
any landscaping review shall be borne by the applicant.
(4)Â
Building design.
(a)Â
Proposed building design shall recognize compatible
building forms indigenous to the community and the neighborhood in
which the project is located. In particular, building design should
consider the existing and historic character of the surrounding neighborhood.
Adaptive reuse of existing structures is strongly encouraged.
(b)Â
All freestanding and wall-mounted signs shall
be integrated into the building design, and the Planning Board shall
conduct a review of proposed signage concurrent with the architectural
review.
(c)Â
Building components such as windows, rooflines,
doors, eaves, and parapets should have well-designed proportions and
relationships to one another and be compatible with the existing and
historic character of the surrounding neighborhood. Except when wholly
impractical, natural materials should be used.
(d)Â
Mechanical equipment such as air conditioners,
satellite dishes, or other utility hardware located on roofs, the
ground, or buildings shall be screened from public view with materials
harmonious with the building, specified as to color so as to blend
with their surroundings, or located so as not to be visible from residential
property, or any public land.
(5)Â
Parking and loading.
(a)Â
Parking shall not be located within a front,
side or rear yard setback.
(b)Â
The Planning Board shall determine the dimensional
requirements for access and internal driveways for the particular
use proposed, and may require larger dimensions for site driveways
and access roads than the minimum dimensions for site driveways and
access roads stated elsewhere in this chapter or the Town Code. Driveways
for nonresidential uses shall, as much as practicable, be located
so that they are aligned with a street or driveway opposite the proposed
use.
(c)Â
Notwithstanding the requirements for off-street
loading spaces as specified in this chapter, the Planning Board may
require additional space(s) for delivery vehicle loading, may require
larger dimensions for each loading space, may require additional setback
from adjacent buildings and structures, and may require larger dimensions
and means of access for vehicles to such loading spaces than may be
stated elsewhere in this chapter.
(d)Â
The design of each parking area and access driveway
shall provide adequate room for snow storage.
(6)Â
Material and equipment storage and waste containers.
(a)Â
Areas for the storage of materials and equipment
shall be depicted on the approved site plan. The Planning Board shall
approve the location and design of outdoor areas for the display of
goods for sale.
(b)Â
Adequate facilities for disposal of refuse shall
be provided. All refuse disposal units, or locations for deposit of
refuse, should be screened from view and designed so as to be fireproof
and/or fire-retardant, and to prevent access by rodents, dogs, cats,
and vermin. All such enclosures should remain closed at all times,
and shall be designed to prevent blowing of paper and refuse.
(7)Â
Drainage. The proposed development shall be so designed
as to provide for proper surface water management through a system
of controlled drainage that preserves existing drainage patterns and
protects other properties and the environment. The stormwater management
design shall include controls for water quantity and water quality
as required under the Phase II stormwater program in accordance with
the latest State Pollutant Discharge Elimination System permit. All
drainage plans shall be reviewed and approved by the Town Engineer.
(8)Â
Traffic.
(a)Â
All entrance and exit driveways shall be located
with due consideration for traffic flow, so as to afford maximum safety
to traffic on public streets, and shall meet all current design standards
of the appropriate state, county or Town authority unless specifically
waived or modified by that authority. No entrance or exit should be
located within 75 feet of any street intersection, except if aligned
directly opposite that intersection.
(b)Â
On-site circulation shall be designed for ease
of use and to connect safely with adjoining properties where appropriate.
(c)Â
Drive-in and drive-through facilities shall
be designed to allow emergency access to vehicles within the queue.
No drive-in or drive-through facility shall be located between any
two structures or objects so that both sides of the queue are not
easily accessible for emergency access.
(9)Â
Pedestrian circulation. Pedestrian circulation should
be separated from motor vehicle circulation. Appropriate walkways
should be provided on the site and its approaches as determined by
the Planning Board.
(10)Â
Architectural review. In addition to the requirements of this section and § 210-53 of this chapter, during review of any site plan, the Planning Board may, at its discretion, consult with one or more persons or firms having experience in building architecture and design matters as to the appropriate design of building exterior facades, fenestrations, rooflines, lighting, massing, color and materials. In reviewing the architectural appearance of proposed buildings and landscaping, the Planning Board should evaluate the compatibility of the proposed development with that found elsewhere in the Town. The architectural review authority of the Planning Board shall not be limited by the provisions of this section but shall extend to the full authority to conduct such reviews as may be conferred on the reviewing agency by the Town Law, the State Environmental Quality Review Act, and this chapter, as amended. The reasonable cost of any architectural consultation and review shall be borne by the applicant pursuant to the provisions of this chapter.
B.Â
In preparing its decisions concerning any site plan
application, the Planning Board shall consider the nature, arrangement
and appearance of all buildings and uses of the lot, including their
potential impact on adjacent properties, architectural features and
land uses, so that:
(1)Â
They will have a harmonious relationship with the
existing and planned development of contiguous lands and adjacent
neighborhoods.
(2)Â
They will have no material adverse effect upon the
desirability of such neighborhoods for the uses contemplated by this
chapter.
(3)Â
They will be properly related to the proposals of
the Town development plan.
(4)Â
Pedestrian and vehicular access, traffic circulation
and the general layout of the site will be properly planned with regard
to the safety of cars and pedestrians using the site, as well as those
on neighboring properties and streets.
(5)Â
In areas of heavy traffic congestion or on major arterials,
the potential for congestion will be reduced through the use of alternative
access designs, such as common driveways, feeder roads and interconnected
parking facilities.
(6)Â
They will be sited and located to take advantage of
solar access insofar as feasible, including the orientation of proposed
buildings with respect to sun angles, the shading and windscreen potential
of existing and proposed vegetation both on and off the site and the
impact on solar access to adjacent uses and properties.
(7)Â
Where properties abut the Hudson River or may be used
to provide access to it, public access shall be ensured, whenever
feasible, and significant aesthetic qualities or scenic views are
preserved for public enjoyment where public access is not available.
(8)Â
The purpose and intent of this chapter will otherwise
be met, to the end that the property values will be conserved, the
most appropriate use of the land will be encouraged and the health,
safety and general welfare of the community will be furthered.
(9)Â
The Planning Board shall specifically review
and make a finding as to the drainage impacts on adjacent properties
as well as upon surface water tables and levels in evaluating any
proposed project, and shall be authorized to deny said approval if
the facts demonstrate that a proposed project will produce negative
drainage effect on adjoining properties and said impacts cannot be
mitigated either by actions or contribution to the downstream drainage
fund.
[Added 7-9-2008 by L.L. No. 15-2008]
C.Â
In acting to approve, whether with or without modifications,
a site plan application, the Planning Board shall attach such conditions
and safeguards as it deems necessary to assure that the purpose and
intent of these regulations will be complied with.
D.Â
The Planning Board may, on its own initiative, propose
a general or specific site plan for a particular area where a site
plan approval may be required in the future, using as a guide the
requirements of this chapter. Such general site plans shall be used
as a guide in developing and reviewing site specific plans.
E.Â
In requiring the set-aside of land for recreation or the payment of a fee in-lieu of recreation land, the Planning Board shall adhere to the requirements of § 274-a, Subdivision 6, of the Town Law, and § 210-93 of this chapter, which provide for the reservation of parkland on site plans containing residential units.