The purpose of site plan approval is to determine compliance
with the objectives of this chapter where inappropriate development
may cause a conflict between uses in the same or adjoining zoning
district by creating conditions which could adversely affect the public
health, safety or general welfare.
All uses, except for single-family or two-family detached residences
and their accessory buildings, including site modifications to such
uses, shall be subject to site plan approval by the Planning Board,
in accordance with the provisions of this article. All site plan information
and building designs shall be prepared by a licensed architect or
engineer. In addition, the architect or engineer shall submit to the
Town a signed affidavit that the plans for the project were prepared
by said architect or engineer, his employees or by an agency of the
federal, state or local government. No building permit shall be issued
until after a final site plan has been approved in accordance with
the provisions of this article.
All applications for preliminary site plan shall be made by
the owner or the owner's agent and filed with the secretary of the
Planning Board in accordance with such Board's approved submission
schedule. No application shall be accepted, considered or scheduled
for public hearing until all required materials have been deemed to
be complete and accurate. The application shall include, as applicable,
the following:
A.
An area map showing the applicant's entire holding, that portion
of the applicant's property under consideration and all properties,
their ownership, uses thereon, subdivisions, streets, zoning districts,
easements and adjacent buildings within 500 feet of the applicant's
property.
B.
If grades exceed 5% or portions of the site have a moderate to high
susceptibility to flooding and ponding, a topographic map showing
contour intervals of not more than five feet of elevation shall be
provided with an overlay outlining the above susceptible areas, if
any.
C.
A project information form and environmental assessment form as required
by SEQRA.
D.
A preliminary site plan, including the following information:
(1)
The title of the preliminary layout, including name and address
of the applicant.
(2)
The North point, scale, date and general location map and names
of owners of adjacent land or names of adjacent subdivisions. The
North point should be in the upper right-hand corner of each sheet,
and the direction of North should be either to the top of each page
or to the right-hand side of each page.
(3)
The boundaries of the project, plotted to scale; if the applicant
intends to develop the project in stages, the entire project shall
nevertheless be included in the preliminary layout with anticipated
stages and timing indicated. The location of proposed land uses and
their area in acres and the location, proposed use and height of all
buildings and estimates of population and dwelling units by type shall
be provided for each layout or stage and an equivalent population
estimate for areas not proposed for residential development.
(4)
A topographic survey showing ground contours for the parcels
and parcels adjacent to and within 200 feet of the project at intervals
of not more than five feet of elevation, and all pertinent topographic
and planimetric features within the site and the adjoining tract,
including existing buildings, watercourses and their one-hundred-year
flood limits, water bodies, swamps, wooded areas and individual large
trees. Features to be retained in the project should be so indicated.
If the proposal is not to be served by a public sanitary sewer system,
then the topographic survey shall be provided as above except at not
more than two feet of elevation, and perk test results, administered
by the County Health Department, and the layout of the proposed sewage
system indicated shall be provided.
(5)
A detailed location map showing the boundaries of the project
in relation to adjoining streets; schematically, the locations of
the nearest elementary school; water and sewer lines, parks and playgrounds
within 1/2 mile of the proposed development and other public facilities,
such as shopping, places of worship and public transportation routes,
as appropriate, and land uses adjacent to the proposal.
(6)
A system for stormwater drainage conforming to Chapter 127, Stormwater Management and Erosion and Sediment Control of this Code.
(7)
Existing streets immediately adjoining and within the project
and the distance to the nearest major street intersection.
(8)
Existing drains, water lines and sanitary sewer nearby and within
the project with their location, size, type and approximate elevations
and gradients using mean sea level as datum plane. Existing easements
for such facilities should also be shown.
(9)
A statement as to proposed sources of water supply and method
of sewage disposal to include a statement as to who will own the water
and sewer systems, a conceptual layout of each system, whether necessary
districts are formed or are in process, the receiving sewage treatment
plant, the lines, dimensions and purpose of all utility easements,
including properly placed fire hydrants and preliminary design of
bridges and culverts. Sanitary and storm sewers and water service
must be in public ownership. Also, where water mains are not looped,
blowoff valves should be provided.
(10)
A tracing overlay showing all soil areas and their classifications
and those areas, if any, with moderate to high susceptibility to erosion.
For areas with potential erosion problems, the overlay shall also
include and outline any description of existing vegetation.
(11)
A separate drainage report which will clearly indicate the basis
of design and the intended method of all stormwater disposal and flood
hazard prevention, how all runoff will be handled during grading and
development operations and erosions and sedimentation prevention measures.
(12)
The approximate lines and gradients of proposed streets and
sidewalks and the names of proposed streets.
(13)
A preliminary grading plan of the site showing locations and
approximate size of cuts and fills and cross section for any final
grading steeper than 2:1 or where the cut or fill will be deeper than
five feet.
(14)
The approximate lines of proposed lots, the acreage or square
footage contained in each lot and individual lot numbering. If a proposed
lot contains one or more existing buildings, the proposed yard dimensions
for such buildings shall be indicated.
(15)
The approximate locations and dimensions of areas proposed for
neighborhood parks or playgrounds or other permanent open space.
(16)
The location of any municipal boundary lines, existing special
service district lines and zoning district lines within the project.
(17)
Location of all parking and truck-loading areas with access
and egress drives thereto.
(18)
Type and location of any potentially hazardous materials of
any nature.
(19)
The location and quality of water bodies directly affected by
and adjacent to the project and finish or design water levels.
(20)
Any variance or special use permit that may be needed, and any
permits needed from the county, state or federal government.
(21)
The location of buffers required either during or after construction
is completed and the reason for the buffer and the location of other
proposed vegetation and the location of all other site improvements
whether public or private.
(22)
The location, size and type of proposed lighting and any anticipated
signs.
(23)
The name or names of the landscape architect and/or licensed
professional engineer and licensed land surveyor responsible for the
preparation of the preliminary layout and preliminary information.
(24)
A delineation of the various residential areas, if applicable,
indicating for each such area its general extent, size and composition
in terms of total number of dwelling unit type, general description
of the intended market structure and a calculation of the residential
density in dwelling units per gross acre for each such area.
(25)
When applicable, a general description of the provisions of
other community facilities, such as schools, fire-protection services
and cultural facilities, if any, and indication of how these needs
are proposed to be accommodated.
(26)
Conceptual building elevations.
E.
In addition, the following documentation shall accompany the preliminary
site plan:
(1)
Evidence that the proposal is compatible with the goals of the
Comprehensive Plan; and, if the proposal relates to the Commercial
District, that the plan conforms to the requirements of the Monroe
Avenue Design Guidelines, dated April 2, 2002, as amended and supplemented.[1]
[1]
Editor's Note: The Monroe Avenue Design Guidelines are on
file in the Town Clerk's office.
(2)
If the development is to be staged, a general indication of
how the staging is to proceed. Whether or not the development is to
be staged, the preliminary plan shall show the intended total project;
any project that requires more than 24 months to complete shall be
staged.
F.
All preliminary site plans shall be submitted to the Design Review
and Historic Preservation Board for its recommendations to the Planning
Board.
G.
The Planning Board may consult with any other Town board, commission,
department, agency and/or official it deems advisable. It may also
engage the services of engineers, planners or other professionals
to aid in the review process. All costs incurred by the Board for
such professional services shall be reimbursed to the Town by the
applicant.
H.
The Planning Board may require such additional information as appears
necessary for a complete assessment of the project.
A.
Planning Board action. Within 62 days of the receipt of a certified
complete preliminary site plan application from the authorized official
or upon completion of the SEQRA review process, whichever last occurs,
the Planning Board shall act upon it. Prior to acting, the Planning
Board shall consider the site plan at a public hearing upon due legal
notice. The Planning Board's action shall be in the form of a written
resolution approving, with or without conditions, or disapproving
the application. The Planning Board's review of a preliminary site
plan shall include, but is not limited to, the following considerations:
(1)
Adequacy and arrangement of vehicular traffic access and circulation.
(2)
Adequacy and arrangement of pedestrian traffic access and circulation.
(3)
Location, arrangement, appearance and sufficiency of off-street
parking and loading.
(4)
Location, arrangement, size and design of buildings, lighting
and signs.
(5)
Relationship of the various uses to one another and their scale.
(6)
Adequacy, type and arrangement of trees, shrubs and other landscaping
constituting a visual and/or noise-deterring buffer between adjacent
uses and adjoining lands.
(7)
Adequacy of stormwater and sanitary waste disposal.
(8)
Adequacy of structures, roadways and landscaping in areas with
moderate to high susceptibility to flooding, ponding and/or erosion.
B.
Conditions. In acting upon a preliminary site plan, the Planning
Board may impose conditions. These conditions may include recommendations
as to desirable revisions to be incorporated in the final site plan,
which conformance shall be considered a condition of approval. If
the preliminary plan is conditionally approved, the Planning Board's
resolution shall contain the reasons for such findings. In such a
case, the Planning Board may recommend further study of the site plan
and resubmission of the preliminary site plan to the Planning Board
after it has been revised or redesigned.
A.
Final application. After receiving approval from the Planning Board
on a preliminary site plan and approval for all necessary permits
and curb cuts from state and county officials, the applicant may prepare
a final site plan, which shall be filed with the secretary of the
Planning Board in accordance with such Board's approved submission
schedule. All final site plans shall be submitted to the Design Review
and Historic Preservation Board for its recommendation to the Planning
Board. The final site plan shall conform to the approved preliminary
site plan and shall incorporate any revisions or other features that
may have been recommended by the Planning Board at the preliminary
review. All compliances shall be clearly indicated by the applicant.
B.
Final approval. Within 62 days of receipt of the certified complete
final plan application from the authorized official, the Planning
Board shall act upon it. The Planning Board's action shall be in the
form of a written resolution approving, with or without conditions,
or disapproving the application. If no decision is made within the
sixty-two-day period, the final site plan shall be deemed approved.
(1)
Upon approval, the Planning Board shall endorse its approval
on a copy of the final site plan and shall forward it to the Code
Enforcement Officer who shall then issue a building permit if the
project conforms to all other applicable requirements, including the
approval of the Design Review and Historic Preservation Board.
(2)
Any requirements for improvements shown on the site plan shall
be those set forth in this chapter and in other laws, rules and regulations
of the Town.
A.
In addition to the specific requirements set forth herein, all site
plan applications in the commercial zoning district shall conform
to the Monroe Avenue Design Guidelines, dated April 2, 2002, as amended
and supplemented.[1]
[1]
Editor's Note: The Monroe Avenue Design Guidelines are on
file in the Town Clerk's office.
B.
All projects shall be suitably landscaped, including the provision
of vegetation of suitable species and at appropriate levels of maturity
in order to screen effectively dissimilar uses from one another, both
visually and acoustically, and to protect and enhance the overall
quality of the environment. A landscaping plan shall be prepared by
a licensed landscape architect and shall show his seal and signature.
C.
All projects shall have landscaping equal to a minimum expenditure
of 1% of the total project cost. Landscaping shall be considered as
any living plant but shall not include excavating, earthmoving, fill,
grading or paving associated with normal requirements of building.
A final site plan approval granted pursuant to the provisions
of this article shall expire three years from the date granted unless
a certificate of occupancy or conditional certificate of occupancy
for such site has been issued by the Code Enforcement Officer within
such three-year time period.
Nothing in this article should be construed as prohibiting an
applicant from filing an application for preliminary site plan approval,
together with one for final site plan approval, and the Planning Board
from reviewing and acting on both applications at the same time, if
the Planning Board in its discretion deems it appropriate.
