A.
Legislative intent. The Town Board wishes to increase the Planning
Board membership to seven members and appoint each member for a three-year
term. It is the intent of this article, pursuant to the Municipal
Home Rule Law, that the Town Board supersede Town Law § 271
to establish terms of office which are inconsistent with Town Law
§ 271.
B.
Authority of Chairperson.
(1)
The principal executive officer and administrative head of such Planning
Board shall be the Chairperson, who shall be appointed by the Town
Board for such term and at such compensation as may from time to time
be fixed by the Town Board.
(2)
The Town Board may appoint a Deputy Chairperson at such compensation
and for such term as may from time to time be fixed by the Town Board,
who shall generally act in behalf of the Chairperson and who shall
perform such duties as may be directed by the Chairperson and as are
vested in and imposed by the provisions of this chapter, by statute
or by other lawful authority.
(3)
Before entering upon the duties of his office, the Chairperson shall
execute and file with the Town Clerk an official undertaking, if the
same is required by the Town Board, in such sum as prescribed by the
Town Board and in such form as approved by the Town Attorney.
(4)
The Chairperson shall have such powers as prescribed by law as shall
be necessary for the proper administration of the Planning Board consistent
with applicable provisions of law.
C.
Any person appointed as a member of the Planning Board shall serve
for a term of three years, at such compensation as may from time to
time be fixed by the Town Board. After the expiration of the terms
of the members serving on the Planning Board, any member reappointed,
or any successor in office, shall serve for a term of three years.
If a vacancy shall occur other than by expiration of term, it shall
be filled by the Town Board, by appointment, for the unexpired term;
however, no such appointment shall exceed three years. Any new appointment,
reappointment or appointment to a vacancy shall not exceed three years.
D.
Of the seven members so appointed, at least one will be a licensed
architect, and additionally at least two members will be either a
licensed architect, a licensed engineer, a licensed attorney, an environmentalist
or a certified planner. Additionally, four positions will be appointed
as community members at large. Said composition to be phased in with
any reappointment and/or new appointment effectuated on or after the
effective date of this article. Nothing herein contained will invalidate
decisions of this Board during this phase-in period.
E.
General severability. If any clause, sentence, paragraph, section
or item of this article shall be adjudged by any court of competent
jurisdiction to be invalid, such judgment shall not impair nor invalidate
the remainder hereof, but such adjudication shall be confined in its
operation to the clause, sentence, paragraph, section or item directly
involved in the controversy in which such judgment shall have been
rendered.
A.
Legislative intent. Certain powers, functions and responsibilities
previously delegated to the Planning Board were not mandated by any
statute or other law. The intent of this section is to delegate certain
nonmandated powers, functions and responsibilities previously performed
by the Planning Board to various boards, departments and officers
of the Town of Brookhaven as determined appropriate and in the best
interest of the Town by the Town Board. It is not the intent of this
section to delegate the following former Planning Board functions
out of the Planning Board:
B.
The powers, functions and responsibilities currently reposed in the
Planning Board be and hereby remain in the Planning Board, except
that the following powers, functions and/or responsibilities are hereby
delegated or assigned as follows:
(2)
Tree preservation Planning Board powers to the Commissioner of Planning,
Environment and Land Management.
(3)
Bond default recommendations to the Planning Division.
(4)
Road improvements on existing mapped roads, establishing road specifications,
bond approvals and releases thereon, to the Planning Division.
(5)
Recommendations to Zoning Board of Appeals on Zoning Board of Appeals
applications to the Planning Division.
(6)
Review and recommendations on change of zone and special exception
applications to the Planning Division.
C.
General severability. If any clause, sentence, paragraph, section
or item of this section shall be adjudged by any court of competent
jurisdiction to be invalid, such judgment shall not impair nor invalidate
the remainder hereof, but such adjudication shall be confined in its
operation to the clause, sentence, paragraph, section or item directly
involved in the controversy in which such judgment shall have been
rendered.
D.
This section shall take effect the date upon which it is filed in
the office of the Secretary of State.
A.
As provided by this chapter, special permits from the Planning Board
shall be granted only where said Board shall determine:
(1)
That the use will not prevent the orderly and reasonable use of adjacent
proportion or of properties in the surrounding area or impair the
value thereof.
(2)
That the use will not prevent the orderly and reasonable use of permitted
or legally established uses in the district wherein the proposed use
is to be located or of permitted or legally established uses in adjacent
districts.
(3)
That the safety, health, welfare, comfort, convenience or order of
the Town will not be adversely affected by the proposed use and its
location.
(4)
That the use will be in harmony with and promote the general purposes
and intent of this chapter.
B.
In making such determination, the Planning Board shall give consideration,
among other things, to:
(1)
The character of the existing and probable development of uses in
the district and the peculiar suitability of such district for the
location of any of such permissive uses.
(2)
The conservation of property values and the encouragement of the
most appropriate uses of land.
(3)
The effect that the location of the proposed use may have upon the
creation or undue increase of traffic congestion on public streets,
highways or waterways.
(4)
The availability of adequate and proper public or private facilities
for the treatment, removal or discharge of sewage, refuse or other
effluent, whether liquid, solid, gaseous or otherwise, that may be
caused or created by or as a result of the use.
(5)
Whether the use or materials incidental thereto or produced thereby
may give off obnoxious gases, odors, smoke or soot.
(6)
Whether the use will cause disturbing emission of electrical discharges,
dust, light, vibration or noise.
(7)
Whether the operation in pursuance of the use will cause undue interference
with the orderly enjoyment by the public of parking or of recreational
facilities, if existing or if proposed by the Town or other competent
governmental agency.
(8)
The necessity for an asphaltic or concrete surfaced area for purposes
of off-street parking and loading of vehicles incidental to the use
and whether such area is reasonably adequate and appropriate and can
be furnished by the owner of the plot sought to be used within or
adjacent to the plot wherein the use shall be held.
(9)
Whether a hazard to life, limb or property because of fire, flood,
erosion or panic may be created by reason or as a result of the use
or by the structures to be used therefor or by the inaccessibility
of the plot or structures thereon for the convenient entry and operation
of fire and other emergency apparatus or by the undue concentration
or assemblage of persons upon such plot.
(10)
Whether the use or the structures to be used therefor all cause
an overcrowding of land or undue concentration of population.
(11)
Whether the plot area is sufficient, appropriate and adequate
for the use and the reasonable anticipated operation and expansion
thereof.
(12)
The physical characteristics and topography of the land.
(13)
Whether the use to be operated is unreasonably near to a church,
school, theater, recreational area or place of public assembly.
C.
Expiration. All special permits granted by the Planning Board pursuant
to this chapter shall expire two years after the date of the Planning
Board's grant of approval thereof, unless a building permit has been
issued and substantial construction has commenced in reliance thereon.
The Planning Board may grant a maximum of two extensions, not to exceed
one year each, of the grant of approval where a building permit has
been issued and substantial construction, with sufficient proof of
such substantial construction, having commenced in reliance thereon.
A.
Purpose. In order to achieve the goals of well-planned, environmentally
sensitive, balanced development, and to provide for comprehensive,
unified review of development proposals in a timely manner, we find
that it is necessary and desirable to confer upon the Planning Board
the authority to grant area variances in order to facilitate the attainment
of the aforesaid goals and objectives in connection with its review
and approval of site plan applications for development proposals subject
to its jurisdiction and for which the Planning Board is lead agency.
It is the Town Board's express intent and purpose to supersede, by
this section, pursuant to the Municipal Home Rule Law, to the extent
necessary, the provisions of Town Law § 267-b by this delegation
of authority to the Planning Board as aforesaid.
B.
The Planning Board is hereby authorized to grant reasonable area
variances in connection with site plan applications solely limited
to parking, buffer, drainage and landscaping standards as set forth
in this chapter and/or as contained in the Subdivision and Land Development
Regulations.
C.
The Planning Board is hereby expressly authorized to grant reasonable
variances from the parking requirements set forth in this chapter.
D.
In making its determination, the Planning Board shall take into consideration
the benefit to the applicant if the variance is granted, as weighed
against the detriment to the health, safety and welfare of the neighborhood
or community by such grant. In making such determination, the Board
shall also consider:
(1)
Whether an undesirable change will be produced in the character of
the neighborhood or a detriment to nearby properties will be created
by the granting of the area variance;
(2)
Whether the benefit sought by the applicant can be achieved by some
method, feasible for the applicant to pursue, other than an area variance;
(3)
Whether the requested area variance is substantial;
(4)
Whether the proposed variance will have an adverse effect or impact
on the physical or environmental conditions in the neighborhood or
district; and
(5)
Whether the alleged difficulty was self-created, which consideration
shall be relevant to the decision of the Planning Board, but shall
not necessarily preclude the granting of the area variance.
E.
Public hearings shall be required in connection with site plan review
for the following:
(1)
All applications involving a parking relaxation of greater than 10%
or a relaxation of minimum landscape standards of greater than 10%
or for any relaxation of buffer area;
(2)
Any other application, as determined by the Commissioner of the Department
of Planning, Environment and Land Management, that may result in significant
adverse impacts to surrounding properties; or
(3)
As otherwise provided by any other provision of this chapter.
F.
Notification.
[Amended 10-28-2014 by L.L. No. 22-2014, effective 11-4-2014]
(1)
The applicant shall mail notice of the hearing by either certified
or registered mail, return receipt requested, to every property owner,
as shown on the current Brookhaven assessment rolls and certified
by the Department of the Assessor on a tax map excerpt radius map
prepared by that Department within the area immediately adjacent and
directly opposite thereto for a distance of 200 feet from the perimeter
of the property. The applicant shall mail notice of the hearing by
regular mail, to every property owner, as shown on the current Brookhaven
assessment rolls and certified by the Department of the Assessor on
a tax map excerpt radius map prepared by that Department within the
area immediately adjacent and directly opposite thereto for a distance
of 201 feet to 500 feet from the perimeter of the property. This five-hundred-foot
notice requirement shall be required for all applications submitted
on or after the effective date of this amendment.
(2)
The following shall be submitted with such application:
(a)
A copy of the notice sent to property owners.
(b)
The Assessor-certified tax map excerpt radius map in duplicate,
containing the names and addresses of the owners to whom notices were
sent.
(c)
Return receipts of mailing.
(d)
An affidavit of mailing of the aforesaid notices.
(e)
An affidavit of posting of the notice required herein.
G.
Posting.
(1)
For applications involving residential variances, at least one poster,
not less than one foot by two feet in size, must be conspicuously
posted along each street frontage of the property which is the subject
of the application at least 10 days prior to the date set for the
public hearing before the Planning Board. For applications involving
variances on commercial or industrial parcels, said poster must be
not less than three feet by four feet in size and shall be conspicuously
posted along each street frontage of the property which is the subject
of the application at least 10 days prior to the date set for the
public hearing. This ten-day posting requirement for applications
involving variances on commercial or industrial parcels shall be required
for all such applications submitted on or after the effective date
of this amendment. Such posters shall contain the following information:
(2)
Said poster must remain in place until the public hearing has been
completed and must be removed not later than seven days thereafter.
The applicant or applicant's agent shall verify that said poster is
still in place on a daily basis and shall promptly replace said poster
should it be removed or defaced.
(3)
The Planning Board shall adopt regulations governing the format of
said poster and the manner and place in which it is posted. Said Board
may require the applicant to use a poster supplied by it, in which
event the Planning Board may set a fee to cover the cost of said poster.
H.
Expiration of variances.
(1)
Area variances granted by the Planning Board pursuant to this chapter
shall expire within two years of the date of the grant of the Board
unless a building permit has been issued and substantial construction
has commenced in reliance thereon. The Planning Board may grant a
maximum of two extensions, not to exceed one year each, of the grant
of approval where a building permit has been issued and substantial
construction, with sufficient proof of such substantial construction
having commenced in reliance thereon.
(2)
Area variances granted by the Planning Board pursuant to this chapter
for site plans shall expire simultaneously with the expiration of
the subject site plan grant of approval.
A.
The Planning Board, upon its review and approval of a subdivision
map, land division, resubdivision or site plan, may require a restrictive
covenant be imposed upon the subject property as a condition of said
grant.
B.
The Planning Board, after a public hearing, held upon notice as required in Article VI of this chapter, may amend, modify, vacate or repeal any such covenant(s) and restriction(s) and restoration(s) previously imposed.
C.
An application for relief of covenant shall include:
(1)
The name and address of the applicant property owner.
(2)
The location and description, including Suffolk County Tax Map numbers,
of the subject property.
(3)
The subject covenant, as recorded.
(4)
The specific relief requested.
(5)
A concise description of the factual circumstances upon which the
application is based.
(6)
Copy of survey(s) showing existing and prior conditions, where appropriate.
(7)
Such other and further information deemed necessary and/or appropriate
by the Commissioner of Planning, Environment and Land Management and/or
the Planning Board.
D.
Fee. An application fee for requests for relief of covenants and
restrictions shall be as established by Town Board resolution.
[Amended 11-20-2018 by L.L. No. 26-2018, effective 12-3-2018]
A.
Site plan review and approval is required in all zoning districts for all buildings and structures or land use and/or for all alterations or changes in use thereto, except for the following: single-family dwellings; subdivision maps or plats, including residential land divisions, notwithstanding any provision to the contrary in this chapter; permitted agricultural uses other than horse farms, and customary accessory uses thereto; and the exceptions set forth in § 85-116. Notwithstanding the aforementioned requirements, the Town Board may, upon proper application therefor, grant a waiver from the within site plan review and approval requirements for properties located within the Fire Island National Seashore (a/k/a Great South Beach at Fire Island National Seashore).
B.
In each case where a site plan is required, the applicant shall submit
a site plan, prepared by a registered New York State landscape architect,
land surveyor, architect or engineer, to the Planning Board prior
to the filing of the application for a building permit with the Chief
Building Inspector. Elevations, showing front, side and rear architectural
features of the proposed structures, shall be submitted with the site
plan and shall be considered a part thereof. The applicant shall demonstrate
that the architectural and aesthetic features of the proposed structure
will conform to and enhance the architectural features of the neighborhood.
In appropriate cases, the Planning Board and/or the Commissioner of
Planning, Environment and Land Management may require a landscape
plan prepared by a registered New York State landscape architect.
C.
The Planning Board is hereby authorized to review and approve, approve
with modifications or disapprove said site plan in accordance with
all applicable standards contained herein or within the Subdivision
Regulations and to adopt such rules as it deems necessary to exercise
the powers herein granted.[1]
(1)
Requirement of stormwater pollution prevention plan (SWPPP). A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Chapter 86, Stormwater Management and Erosion Control, shall be required for site plan approval. The approved SWPPP shall meet the performance and design criteria and standards and be consistent with the provisions as set forth in Chapter 86, Stormwater Management and Erosion Control, of the Town Code.
D.
The Chairman of the Planning Board may require a public hearing in
conjunction with site plan review for development in any zoning district
upon making a determination that construction on or the use of the
subject site may have a significant impact on the surrounding community.
E.
The Planning Board shall consider the following elements in its review
process: ingress to and egress from all public highways to the premises,
subject to the approval of the appropriate municipal agencies having
jurisdiction of such highways, the traffic pattern within the premises,
the location and placement of parking spaces, parking areas, loading
areas and spaces, curbs, sidewalks and access driveways as may be
required under this chapter, or by any municipal agency, all drainage
facilities, grading, lights, the placement of signs on the premises,
the location and dimensions of all existing and proposed structures
upon the site, open spaces, landscaping, screening, architectural
features, all other physical features and improvements, the impact
of the proposed use on adjacent land and land uses and such other
elements as may be reasonably related to the health, safety and general
welfare of the community.
G.
There shall be submitted with the application for site plan approval
a copy of any restrictive covenant running in favor of the Town, or,
if there is no such restrictive covenant, the applicant shall furnish
an affidavit to that effect.
H.
In any case where the site plan submitted by the applicant indicates
that a variance and/or special permit is needed in order to construct
or use the premises as shown on said site plan, the applicant shall
submit an application for said variance and/or special permit to the
appropriate board upon the filing of the application for approval
of the site plan with the Planning Board. Upon adoption by said board
of a resolution with respect to the application for a variance and/or
special permit, the applicant shall submit to the Planning Board the
date and case number of said resolution as well as the decision rendered
by the issuing board. If the variance and/or special permit is granted,
said variance and/or special permit shall be deemed to be incorporated
in the site plan submitted by the applicant. In those cases where
a variance and/or a special permit is required, there shall be no
final approval of the site plan by the Planning Board until such variance
and/or special permit has been granted by the appropriate board. Upon
issuance, said variance/special permit shall be deemed incorporated
within the site plan, and shall remain valid for the duration of the
site plan or any authorized extension thereof for all site plans approved
on or after the effective date herein.
I.
If no public hearing is held, the Planning Board shall render its
decision with respect to site plan approval within 62 days after receipt
of the application unless an extension has been agreed upon.
J.
In all cases, the Planning Board shall notify the applicant of the
decision rendered and shall set forth its reasons for the action taken.
K.
Final site plan approval and all other permits, approvals and authorizations
as may be required from other municipal and governmental agencies
and departments shall be obtained prior to the issuance of a building
permit(s).
L.
Any property developed or used pursuant to an approved site plan
shall be developed, maintained and used in conformity with the provisions
of said site plan. Any variations from or amendments to an approved
site plan must be reviewed and approved by the Planning Board. No
site work, including the removal of trees or other vegetation, shall
proceed until all permits required therefor have been issued.
M.
Change of use/expansion of use.
(1)
Requirements for additions, rehabilitations, revisions or changes.
(a)
Where an addition to an existing nonresidential building of
500 square feet or less or any change or alteration of use is proposed
for a building or structure, which may include an addition of 500
square feet or less, for which a site plan was required and/or is
exempt from site plan review as otherwise provided in this article,
the owner or tenant in possession shall give written notice thereof
to the Commissioner of the Department of Planning, Environment and
Land Management within 30 days of any such proposed change of use
on such form as shall be prescribed by the Commissioner. For purposes
of this subsection, reinstatement of a discontinued permitted use
on an improved site shall be deemed a change of use except where prior
site plan approval was obtained.
(b)
Where rehabilitation, revision or change in the facade of an
existing commercial site is proposed for which a site plan was required
and/or is exempt from site plan review as otherwise provided in this
article, the owner and/or tenant in possession, or its designated
agent, shall make application for a change of use for said facade
improvements, in accordance with the provisions of this section, and
shall be subject to the requirements of this section herein.
(2)
The Commissioner of the Department of Planning, Environment and Land
Management, or his/her designee, is hereby authorized to review and
approve said change(s) of use so long as s/he finds that the deviation
in use from the prior use is minor, that the proposed use is a permitted
use under this chapter.
(3)
The applicant shall provide any information and documentation which
the Commissioner deems necessary and appropriate for his/her review
of the application and may provide additional information that is
pertinent to such application.
(4)
The Commissioner shall take existing improvements into consideration
and determine whether or not additional on-site improvements are necessary
and/or appropriate, including but not limited to drainage, parking,
curbs and walks, landscaping and fencing, and may require such improvements
as part of his/her approval of said change of use.
(5)
The Commissioner may, at his/her discretion, refer any change of
use application to the Planning Board as s/he deems appropriate.
(6)
Any owner or tenant in possession found guilty of violating this
subsection shall be fined at the rate of $100 per day.
(7)
Amendment to certificate of occupancy required.
(a)
Where new construction is authorized pursuant to this section,
the resultant certificate of occupancy shall be consistent with the
redesignated use as set forth in the applicable provision(s) of this
chapter.
(b)
Where modification(s) and/or remodeling to an existing site
or building(s) is authorized to this section, the existing certificate
of occupancy (or functional equivalent) shall be amended consistent
with the redesignated use as set forth in the applicable provision(s)
of this chapter.
N.
Upon the recommendation of the Chief Building Inspector or the Planning
Board, the Town Board may revoke an existing certificate of occupancy
or certificate of zoning compliance and may direct that such occupancy
or use be discontinued upon a showing that the subject premises is
being occupied or used in violation of the approved site plan. Said
order of the Town Board shall be made after a hearing held on notice
to the last owner of record of the subject premises as indicated by
the current assessment roll of the Town of Brookhaven. In the event
that the Town Board directs that such occupancy or use be discontinued
or in the event that a parcel is being used or occupied without an
approved site plan, the Town Attorney is authorized to commence proceedings
in a court of appropriate jurisdiction to restrain said use or occupancy.
O.
Posting for applications involving site plans, preliminary subdivisions
or final subdivisions. At least one poster, not less than one foot
by two feet in size, must be conspicuously posted along each street
frontage of the property which is the subject of the application,
at least 10 days prior to the date set for the hearing before the
Planning Board. This ten-day posting requirement for all applications
involving site plans, preliminary subdivisions or final subdivisions
shall be required for all such applications submitted on or after
the effective date of this amendment. Such poster shall contain the
following information:
(1)
A brief explanation of the proposed site plan approval requested.
(2)
That a hearing will be held before the Planning Board at a specified
date and the time and place with regard to the proposed hearing.
(3)
Said poster must remain in place until the hearing has been completed
and must be removed no later than seven days thereafter. The applicant,
or applicant's agent, shall verify that said poster is still in place
on a daily basis and shall promptly replace that poster should it
be removed or defaced.
(4)
The Planning Board shall adopt regulations governing the format of
said poster and the manner and place in which it is posted. Said Board
may require the applicant to use a poster supplied by it, in which
event the Planning Board may set a fee to cover the cost of said poster.
(5)
On the date of said hearing, the applicant or applicant's agent shall
submit an affidavit in such form as shall be approved by the Planning
Board, together with a photograph of said poster, said affidavit to
state that said poster was posted in conformity with this chapter
and in all manners complies with its requirements.
P.
Expiration of site plans.
[Amended 6-24-2014 by L.L. No. 12-2014, effective 7-8-2014]
(1)
All site plans shall expire three years after the date of final conditional
approval, unless a building permit has been issued and substantial
construction, with sufficient proof of such substantial construction,
having been commenced in reliance thereon.
(2)
All site plans and special permits granted pursuant to Article XXVII shall expire one year after the date of final conditional approval, unless a building permit has been issued and substantial construction, with sufficient proof of such substantial construction, having been commenced in reliance thereon.
Q.
Extension
of final conditional site plan approval.
[Amended 6-24-2014 by L.L. No. 12-2014, effective 7-8-2014]
(1)
Upon application to the Commissioner of Planning, Environment and
Land Management seeking an extension of the final conditional site
plan approval, the Commissioner may grant the final conditional site
plan approval a maximum of three extensions, not to exceed one year
each, subject to the applicant sufficiently demonstrating that for
each such application:
(a)
The extension request is made prior to the expiration of the
final conditional site plan approval;
(b)
The applicant is diligently trying to meet the conditions of
the final conditional site plan approval; and
(c)
The applicant is diligently pursuing all other required governmental
permits and approvals.
(2)
Upon application to the Commissioner of Planning, Environment and Land Management seeking an extension of the final conditional site plan approval granted pursuant to Article XXVII, the Commissioner may grant the final conditional site plan approval a maximum of one extension, not to exceed one year, subject to the applicant sufficiently demonstrating that for each such application:
(a)
The extension request is made prior to the expiration of the
final conditional site plan approval;
(b)
The applicant is diligently trying to meet the conditions of
the final conditional site plan approval; and
(c)
The applicant is diligently pursuing all other required governmental
permits and approvals.
R.
Inactive site plan applications. Site plan applications which remain
incomplete and/or for which the applicant initiates no activity for
a period in excess of one year may be deemed withdrawn by the Commissioner
of Planning, Environment and Land Management, so long as written notice
is provided to the applicant informing said applicant of the Commissioner's
intent to deem the application withdrawn at least 30 days prior to
the Commissioner's determination. If an application is inactive for
more than two years, it shall be deemed withdrawn.
S.
For each application for site plan approval, review of an amended
site plan or inspection of a site plan, the fee shall be that as established
by Town Board resolution. For purposes of said section, the term "on-site
improvements" shall include but not be limited to the installation
of drainage facilities, the paving of the parking field, and the installation
of any curbs or sidewalks.
[Amended 11-20-2018 by L.L. No. 26-2018, effective 12-3-2018]
T.
Amendment of site plans. An application for an amendment to a previously
approved site plan shall include the previously approved site plan,
together with all amendments noted thereon. The Commissioner shall
determine compliance with the applicable Town Code provisions as of
the date of submission thereof.
U.
Upon its review of an application for amendment(s), modification(s)
and/or addition(s) to a previously approved site plan and/or existing
site development, the Planning Board shall review the entire site
plan and existing site development; the Planning Board, in conjunction
with its review and approval of the application for amendment(s),
modification(s) and/or addition(s) to said site plan, may impose such
reasonable conditions as it deems appropriate with respect to existing
improvements including parking, landscaping, including but not limited
to planting screens, maintenance, additional and/or enhanced landscaping,
and any other site features it deems appropriate, and/or to require
any reasonable modification to the existing site plan and/or site
development as it deems appropriate in connection with its grant of
approval of the proposed additional and/or modified site plan development.
A.
Public hearings shall be required in connection with site plan review
for the following:
[Amended 12-19-2019 by L.L. No. 24-2019, effective 12-31-2019]
(1)
All applications involving a parking relaxation of greater than 10%
or a relaxation of minimum landscape standards of greater than 10%
or for any relaxation of buffer area;
(2)
Any other application, as determined by the Commissioner of the Department
of Planning, Environment and Land Management, that may result in significant
adverse impacts to surrounding properties; or
(3)
As otherwise provided by any other provision of this chapter.
B.
The Planning Board shall fix a time within 45 days from the date
an application for site plan or use approval is received by said Planning
Board for the public hearing of any matter referred to it under this
section.
[Amended 12-19-2019 by L.L. No. 24-2019, effective 12-31-2019]
C.
The Planning Board shall give public notice of said public hearing
by the publication in an official newspaper circulating in the Town
of Brookhaven of such hearing 10 days prior to the date thereof. This
ten-day publication requirement shall be required for all applications
submitted on or after the effective date of this amendment.
[Amended 12-19-2019 by L.L. No. 24-2019, effective 12-31-2019]
D.
The applicant shall cause notice of said public hearing to be sent
by registered or certified mail, return receipt requested, at least
10 days prior to the date of said public hearing, to all contiguous
property owners as shown on the current assessment roll of the Town
of Brookhaven. The applicant shall file an affidavit with the Planning
Board attesting to the mailing of such notices. This ten-day notice
requirement shall be required for all applications submitted on or
after the effective date of this amendment.
[Amended 12-19-2019 by L.L. No. 24-2019, effective 12-31-2019]
E.
The Planning Board shall render its decision with respect to site
plan approval within 45 days from the date of the public hearing,
unless an extension of such period is mutually agreed upon by the
parties. The decision of the Planning Board shall be filed with the
Town Clerk forthwith, and a copy thereof mailed to the applicant.
A.
Preliminary site plans may be required for PRC and MHC development.
The Commissioner of the Department of Planning, Environment and Land
Management may waive this requirement as deemed appropriate.
[Amended 6-27-2019 by L.L. No. 16-2019, effective 7-8-2019]
B.
The preliminary site plan shall contain the following information:
(1)
The topography of the tract as shown in the United States Coast and
Geodetic Survey datum, showing the location of woodland, streams and
water areas and other significant land features.
(2)
The location, size and use of the site and all existing and proposed
structures.
(3)
Streets, service driveways, parking areas, a comprehensive drainage
plan and other proposed on-site improvements.
(4)
If the site is not to be developed in its entirety, section lines
shall be drawn to indicate the initial and subsequent construction
phase.
C.
The Planning Board shall consider the preliminary site plan in view
of standards and purposes of the proposed development so as to achieve
maximum coordination between such proposed development and surrounding
uses, the preservation of environmentally significant features and
a maximum level of safety, convenience and amenity for the residents
of the community.
D.
The Planning Board shall approve, approve with modifications or disapprove the preliminary site plan after holding a public hearing in accordance with the procedures set forth at § 85-114 herein.
E.
Upon the Planning Board's approval of the preliminary site plan,
the applicant shall submit a final site plan which shall be in conformity
with the approved preliminary plan.
F.
An approved preliminary site plan shall be valid for a period of
one year.
A.
For each application for site plan approval, review of an approved
site plan or inspection of a site plan, the fee shall be as established
by Town Board resolution. For purposes of said section, the term "on-site
improvements" shall include but not be limited to the installation
of drainage facilities, the paving of the parking field, and the installation
of any curbs or sidewalks.
[Amended 11-20-2018 by L.L. No. 26-2018, effective 12-3-2018]
B.
Exceptions to site plan approval. Notwithstanding any of the provisions
of this chapter to the contrary, site plan approval need not be obtained
for the addition to a building or structure upon the following conditions:
(1)
The addition shall not be more than 20% of the floor area of the
existing structure or 1,000 square feet of floor area, whichever is
less.
(2)
Only one addition to a building or structure may be erected without
site plan approval as provided in this section. With respect to a
second or further addition, site plan approval shall be required as
provided in this chapter. This limitation shall apply regardless of
whether or not the applicant or his predecessor in title made application
for the building permit for the first addition.
(3)
A certificate of occupancy was issued for the existing building or
structure prior to August 1, 1961.
(4)
All other requirements of this chapter shall be complied with except
as may be varied by the Board of Appeals.
C.
Amendment of site plans. Whenever an application for an amendment
to a previously approved site plan shall be submitted to the Planning
Board, the applicant shall submit the previously approved site plan,
together with all amendments noted thereon. The Planning Board shall
determine compliance with the applicable Town Code provisions as of
the date of submission of the application for an amended site plan.
A.
The Commissioner of the Department of Planning, Environment and Land Management is hereby authorized to review, approve, approve with modification or deny minor site plan applications. The Commissioner shall apply the criteria applicable to site plan review set forth in this chapter at Article VI in his/her review of said application(s). The Commissioner, at his/her sole discretion, may decline jurisdiction by referral of any minor site plan application to the Planning Board for its review and determination.
B.
Minor site plans are those which meet the following criteria:
(1)
Addition to existing building(s). Said addition(s) shall not be more
than 20% of the floor area of the existing structure or 1,000 square
feet of floor area, whichever is less; or
(2)
The existing building(s) has been previously exempted under the provisions
of this article; or
(3)
Sites for which the Commissioner determines that on-site improvements
are necessary and/or appropriate, including but not limited to the
installation of drainage facilities, paving of parking areas, curbs
and walks, landscaping, fencing and additional parking spaces.
C.
The minor site plan procedure set forth in Subsection B above shall not apply under the following circumstances:
D.
The application shall comply with the requirements for site plan
application(s) set forth in this article as to form and content.
E.
The Commissioner shall notify the applicant in writing of this determination
that the site plan application shall be treated as a minor site plan
subject to his review in accordance with this article.
F.
Posting.
(1)
Within seven days of receipt of such notification, the applicant
shall affix at least one poster, not less than one foot by two feet
in size, in a conspicuous manner along each road frontage of the property
which is the subject of the application; such posters shall be supplied
by Department of Planning, Environment and Land Management and shall
contain a brief explanation of the proposed site plan approval requested.
(2)
The Commissioner shall adopt regulations governing the format of
said poster, the manner and place in which it is posted, and may set
a fee to cover the cost of said posters.
(3)
The applicant or his agent shall submit an affidavit in such form
as shall be required by the Commissioner, together with a photograph
of said poster, stating that the posting of the notice was made in
compliance with this article.
G.
Commissioner's review.
(1)
Written comments from the public shall be accepted and considered
by the Commissioner, for a period of at least 10 days, but no more
than 20 days, after his determination that the application is complete.
(2)
Within 30 days of the Commissioner's determination that the application
is complete, s/he shall approve, approve with modifications, approve
with conditions or deny the site plan.
(3)
In the event the Commissioner fails to make a determination within
said thirty-day period, the application shall be deemed referred to
the Planning Board for its review in accordance with the provisions
of this chapter.
H.
Emergency minor site plans.
(1)
Damaging winds, torrential rainfall, flooding and storm surge from
hurricanes or natural disasters can cause significant damage to motor
vehicles. These damaged motor vehicles can impede emergency response
efforts and pose a persistent threat to the security, life and health
to persons and property in the affected areas and, therefore, are
deemed a public health hazard and a public nuisance.
(2)
The Commissioner of the Department of Planning, Environment and Land
Management is hereby authorized to review emergency minor site plan
applications for the temporary storage of motor vehicles. Upon favorable
recommendation from the Commissioner of the Department of Planning,
Environment and Land Management, the Town Board of the Town of Brookhaven,
by resolution, may designate a parcel suitable for temporary parking
and storage of damaged motor vehicles, subject to conditions as the
Town Board may deem appropriate.
(3)
Emergency minor site plans shall be subject to the following criteria:
(a)
A State of Emergency was declared by the Supervisor of the Town
of Brookhaven or the Governor of the State of New York.
(b)
The proposed site is not located within the Core Area of the
Central Pine Barrens.
(c)
The proposed site is commercially or industrially zoned.
(d)
The proposed site has received prior site plan approval and
all proposed storage shall be located on existing asphalt or stabilized
base which was designated for parking of motor vehicles or similar
activity on the prior approved site plan.
(e)
A bond is submitted which is equal to $200 per vehicle stored
on the site.
(f)
Within six months of approval, submission of proof to the Commissioner that all fluids have been removed from all vehicles stored. Properties cited as noncompliant shall be subject to penalties in accordance with Article XII.
(g)
All site plan application and expedited review fees as set forth
in Town Board resolution have been paid.
[Amended 11-20-2018 by L.L. No. 26-2018, effective 12-3-2018]
(4)
The Commissioner may apply the criteria applicable to site plan review set forth in this chapter at his/her discretion in review of said application(s) and in making a recommendation to the Town Board. The Commissioner, at his/her sole discretion, may decline jurisdiction of any minor emergency site plan request and such application shall require site plan review and approval pursuant to § 85-113 of this chapter.
(5)
The applicant shall be responsible for obtaining building permits
and a temporary certificate of use or certificate of occupancy, as
applicable.
(6)
Expiration. All approvals for the temporary parking and storage of
motor vehicles shall expire six months after the date of emergency
minor site plan approval.
(a)
An applicant may submit a request to the Town Board seeking
an extension of time limits herein. The Town Board may grant a maximum
of one extension, not to exceed six months.
