A.
Purpose and intent. The purpose and intent of this
section is to ensure that the site plan, location and dimension of
buildings shall be of such character as to preserve and protect environmental
features and harmonize with the surrounding environs, to accomplish
a transition in character between areas of unlike character, to protect
property values, to preserve and enhance the appearance and beauty
of the community and to avoid an adverse impact on adjacent land uses.
B.
Applicability of regulations.
(1)
Where site plan approval is required by this section,
no site shall be disturbed (including, but not limited to, removal
of trees) until such site plan has been reviewed and approved by the
Planning Board.
[Amended 10-22-2003 by L.L. No. 8-2003]
(2)
No building permit shall be issued or change of use
permitted in the CN, CC-1, CC-2 and PC Districts, except in conformity
with a site plan approved by the Planning Board, and no certificate
of occupancy shall be issued until all the requirements, set by the
Planning Board, under the provisions of this section and § 274-a
of Town Law have been met.
C.
Application procedures.
(1)
Application requirements.
(a)
Applications for site plan approval shall be
presented to the Planning Board at least four weeks prior to a public
meeting and shall be accompanied by appropriate fees and a sketch
plan including the following:
[1]
A location map, at a scale of one inch equals
1,000 feet, showing the applicant's entire property and all easements
and streets, including all abutting parcels and their ownership.
[2]
The proposed location, size and use of all buildings
and structures at a scale of one inch equals 50 feet.
[3]
Any proposed division of buildings and the amount
of building area proposed for retail sales, office use or other uses
to be contained within the building.
[4]
A conceptual layout of site configurations and
improvements.
(b)
In the event that the proposal does not conform
in some way with the zoning regulations, the application shall be
denied, and the applicant shall be referred to the Zoning Board of
Appeals for a decision pertaining to the nonconformance.
(c)
After receiving sketch plan approval, the applicant
shall present a survey prepared by a surveyor licensed in the State
of New York and a detailed site plan prepared by a qualified individual
or firm, including but not limited to a registered architect, professional
engineer, licensed land surveyor or landscape architect or professional
planner, and shall contain information required by the Planning Board
as follows:
[1]
Existing topography of the project area and
proposed grade elevations at a contour interval of not more than two
feet, unless otherwise specified by the Planning Board.
[2]
Soil types using data available from the Soil
Conservation Service, or if required by the Planning Board, a detailed
on-site soil analysis.
[3]
The location, size and function of local and
NYSDEC designated wetland areas, lakes, ponds, streams and other natural
drainage features.
[4]
One-hundred-year floodplain areas.
[5]
Terrain with slopes that fall within 15% to
20% and slopes in excess of 20%.
[6]
A tree plan pursuant to Article VA of this chapter.
[Amended 10-22-2003 by L.L. No. 8-2003]
[7]
The location and capacity or number of all existing
and proposed roads, paper roads, parking and loading areas, including
access and egress drives.
[8]
The location, description and design of all
existing features and structures on the property and all existing
and proposed site improvements, including pavement, walks, curbing,
drains, culverts, grease traps, oil separators, retaining walls and
fences, outdoor storage, parks, open space and recreation facilities,
stone walls and other stone structures and fire protection facilities.
[9]
A description of the method of sewage disposal
and location of such facilities.
[10]
A description and the location of all existing
and proposed water supply facilities, including wells, casings, pumps,
mains, hydrants and storage tanks.
[11]
The location, height, design and size of all
temporary and permanent signs.
[12]
Identification of proposed landscaping and buffer
screening areas, including a landscape plan and species and quantities
of existing and proposed vegetation.
[13]
The location and design of lighting and security
features, both above and below grade.
[14]
The location and character of all power distribution
and transmission lines.
[15]
The location and description of all subsurface
site improvements and facilities.
[16]
A grading plan showing before and after contours.
The plan should also show the extent and amount of cut and fill for
all disturbed areas, including before and after profiles of typical
development areas, parking lots and roads and the disposition of any
cut and fill in excess of 500 cubic yards. The grading plan shall
include an erosion control plan during and after construction.
[17]
Proposed stormwater management plan, including
retention/detention facilities. Adequate provisions for the handling
of stormwater runoff should be made to include methods to include
retention/detention, piping or channeling to existing drainage systems
during and after construction and oil separators.
[18]
Any other pertinent information which the Planning
Board deems necessary to the particular application.
[19]
Sight distances shall be measured and included
on all plans in accordance with the current American Association of
State Highway and Transportation Officials (AASHTO) standards.
[Added 12-14-2022 by L.L. No. 10-2022]
(2)
Approval process.
(a)
A public hearing on a site plan application
shall be scheduled and conducted by the Planning Board within 62 days
after receipt of all items required above, and the recommendations
of the following, if required:
[1]
Putnam County Planning Department.
[2]
Putnam County Health Department.
[3]
New York State Health Department.
[4]
Putnam Valley Commission for the Conservation
of the Environment.
[5]
Putnam Valley Highway Department.
[6]
Putnam Valley Emergency Services.
[7]
Putnam County Department of Highways and Facilities.
[8]
Putnam County Soil and Water Conservation District.
[9]
Other pertinent agencies.
(b)
Within 62 days of the date of the close of the
public hearing, the Planning Board shall act to either approve, disapprove
or approve with conditions the site plan application. If the application
is denied, the Planning Board's decision shall include written findings.
(c)
Revisions or amendments.
[Amended 10-15-2008 by L.L. No. 6-2008]
[1]
Except as provided in Subsection C(2)(c)[2] hereof, revisions or amendments to an approved plan shall be acted upon in the same manner as the application for approval of the original site plan.
[2]
Minor revisions.
[a]
Minor revisions to an approved
plan, necessitated by field conditions experienced during the course
of construction, which were not or could not be reasonably have been
anticipated during the original approval process and which, if executed,
will not materially affect the approval plan from a visual or operational
standpoint, and which will not adversely impact the community or the
environment, may be approved by the Town Engineer in consultation
with the Code Enforcement Officer, Highway Superintendent, Town Attorney,
Town Planner, and Town Wetlands Inspector, as applicable.
[b]
All requests for minor revisions
to an approved plan pursuant to Subsection C(2)(c)[2][a] hereof shall
be made to the Planning Board, in writing, and shall be accompanied
by a drawing and referred by said Board to the Town Engineer.
[c]
All minor revisions approved by
the Town Engineer shall be made in writing and shall be filed in the
Office of the Planning Board.
[d]
Upon receipt of a referral from
the Planning Board pursuant to Subsection C(2)(c)[2][b] hereof, the
Town Engineer may determine that the proposed revision is not minor
and shall refer same back to the Planning Board for the filing of
a formal application to amend the approved plan.
[e]
Minor revisions contemplated under this Subsection C(2)(c)[2] include, by the way of example, the following:
(3)
Duration of approval. A building permit shall be obtained
and construction must be commenced within 12 months of the date of
approval of a site plan and completed within a period of time specified
by the Planning Board. If there is no substantial change in the condition
of the site and/or its environs, and upon request by the applicant,
a site plan approval may be extended by the Planning Board but only
for two additional twelve-month periods. Thereafter, a new application,
with appropriate fees, shall be required.
(4)
Security. A cash bond, letter of credit or other security
in a form approved by the Town Attorney and in an amount determined
by the Planning Board, shall be submitted by the applicant before
the site plan is signed by the Planning Board Chairman or Secretary.
The bond shall cover the full cost of the improvements required by
the Planning Board and shall ensure the Town of Putnam Valley that
the applicant will conform to the approved site plan and applicable
regulations. The bond shall be an escalating bond, and the face value
shall escalate as follows: 125% of the actual cost of improvements
in the first year, 150% of the original cost of the improvements in
the second year. Prior to the end of the two-year period, the Planning
Board shall review the work remaining to be done and revise the amount
of the security. The revision of the amount shall follow the same
procedure adopted for the original security. Should a portion of the
work be done during the first two years to the satisfaction of the
town, the Planning Board shall recommend to the Town Board, upon request
by the applicant, that the amount of the security be reduced. The
amount of reduction shall be based on the original cost breakdown
approved by the Planning Board at the time of the initial site plan
approval.
(5)
Engineering/inspection fee. An engineering/inspection
fee equal to 5% of the estimated cost of the improvements required
by the Planning Board as a condition of the site plan approval shall
be submitted in the form of a certified check. The Planning Board
may waive the above fee if and to the extent that the Town’s
actual inspection fees, including but not limited to engineering,
planning, wetlands and/or environmental, are paid from an escrow account
funded by the site plan applicant.
[Amended 5-20-2009 by L.L. No. 3-2009]
