A.Â
It is the policy of the Town of Goshen to allow a variety of uses of land, provided that such uses do not adversely affect neighboring properties, the natural environment, or the rural and historic character of the Town. Many uses are therefore permitted only upon issuance of a special permit by the Planning Board, in order to ensure that these uses are appropriate to their surroundings and consistent with the purposes of this chapter. Some uses are allowed by right, subject only to site plan approval (see Use Table in § 97-10B[1]).
[1]
Editor's Note: The Use Table is included at the end of this chapter.
B.Â
Uses not listed on the Use Table (if not prohibited by § 97-10C) may be allowed by a special permit issued by the Town Board, which shall follow the procedures and standards established for the Planning Board in this Article IX. Upon receipt of a complete application, the Town Board shall refer such a special permit application to the Planning Board for its recommendation. If the Planning Board does not respond within 30 days of the referral, the Town Board may proceed to make its decision without such recommendation.
C.Â
Accessory uses or structures used in connection with
a special permit or site plan use shall be subject to the same approval
requirements as the principal structure or use.
D.Â
Minor and major projects.
(1)Â
A minor project is a special permit or site plan application
that falls under all of the following thresholds (over a three-year
period):
(a)Â
Construction of four multifamily dwelling units
or a lodging facility with six bedrooms.
(b)Â
Construction of facilities or structures for
a nonresidential use covering 3,000 square feet of building footprint.
(c)Â
Alteration of existing structures or expansion
of such structures by 1,000 square feet.
(d)Â
Conversion of existing structures totaling 5,000
square feet to another use.
(e)Â
Alteration and active use of 10,000 square feet
of land, with or without structures.
(f)Â
Soil mining that does not require a Department
of Environmental Conservation permit.
(2)Â
A major project is a special permit or site plan application
exceeding any of the minor project thresholds.
Because the impact of special permit uses varies,
the review procedure and information required to be submitted for
a special permit varies depending upon whether it is a major or minor
project.
A.Â
Major project special permit. An applicant for a major
project special permit shall submit the following:
(1)Â
A major project application form.
(2)Â
A site plan, containing the information listed in § 97-75B, unless submission of certain information has been waived at a preapplication meeting.
(3)Â
A narrative report describing how the proposed use will satisfy the criteria set forth in § 97-73, as well as any other applicable requirements relating to the specific use proposed.
(4)Â
A long-form environmental assessment form or draft
environmental impact statement.
(6)Â
The major project special permit application fee,
as established by the Town Board, and any required escrow deposit
for review costs, as required by the Planning Board.
(7)Â
Any other information the Planning Board deems necessary
to make an appropriate determination on the application.
B.Â
Minor project special permits. An applicant for a
minor project special permit shall submit the following:
(1)Â
A minor project application form.
(2)Â
A plot plan providing information sufficient to enable the reviewing board to make an informed decision (which may include some of the site plan information listed in § 97-75B).
(3)Â
A brief narrative describing the proposed use.
(4)Â
A short-form environmental assessment form (EAF) (unless
the Planning Board determines that the proposed special permit is
a Type I action, in which case a long-form EAF shall be required).
(6)Â
The minor project application fee as established by
the Town Board and an escrow deposit (if required).
(7)Â
Any other information the Planning Board deems necessary
to make an appropriate determination on the application.
A.Â
Preapplication meetings. Before filing an application,
a preliminary conference with the Building Inspector is required to
discuss the nature of the proposed use and to classify it as a major
or minor project. If the Building Inspector classifies the project
as a major project, a preliminary meeting with the Planning Board
is required to discuss the nature of the proposed use and to determine
the information that will need to be submitted in the site plan.
C.Â
Application.
(1)Â
Application for a special permit shall be made to
the Planning Board in the manner prescribed by the Board.
(2)Â
If an application is for a parcel or parcels on which
more than one use requiring a special permit is proposed, the applicant
may submit a single application for all such uses. The Planning Board
may grant the application with respect to some proposed uses and not
others. For purposes of determining whether the application is a major
or minor project, and for SEQRA[2] compliance, all proposed uses on a single parcel or on
contiguous or related parcels under single or related ownership shall
be considered together.
[2]
Editor's Note: See Environmental Conservation
Law § 8-0101 et seq.
(3)Â
Application for area variance. Notwithstanding any provision of law to the contrary, where a proposed special permit contains one or more features which do not comply with the dimensional requirements of this chapter, application may be made to the Zoning Board of Appeals for an area variance pursuant to § 97-69F without a decision or determination by the Building Inspector.
D.Â
State Environmental Quality Review Act (SEQRA)[3] compliance. Upon receipt of application materials it deems
complete, the Planning Board shall initiate the New York State environmental
quality review process by either circulating the application and environmental
assessment form to all involved agencies (if coordinated review is
undertaken) or by issuing its determination of significance within
20 days. Where the proposed action may have a significant effect on
the environment, the Planning Board shall issue a positive declaration
and require the submission of a draft environmental impact statement
(DEIS). No time periods for decision making in this chapter shall
begin to run until either acceptance of a DEIS as satisfactory pursuant
to New York State Department of Environmental Conservation regulations
or the issuance of a negative declaration.
[3]
Editor's Note: See Environmental Conservation
Law § 8-0101 et seq.
E.Â
Referrals.
(1)Â
Upon receipt of application materials it deems to
be complete, the Planning Board shall refer to the County Planning
Board, unless the Town's Memorandum of Agreement with the County Planning
Board specifies otherwise, any application for a special permit affecting
real property within 500 feet of the boundary of the Town of Goshen,
the boundary of any existing or proposed county or state park or other
recreational area, the boundary of any existing or proposed county
or state roadway, the boundary of any existing or proposed right-of-way
for a stream or drainage channel owned by the county for which the
county has established channel lines, the boundary of any existing
or proposed county- or state-owned land on which a public building
or institution is situated, or the boundary of a farm operation within
an agricultural district as defined in Article 25-AA of the Agriculture
and Markets Law, pursuant to the General Municipal Law, Article 12-B,
§§ 239-l and 239-m, as amended.
(2)Â
No action shall be taken on applications referred
to the County Planning Board until its recommendation has been received
or 30 days have elapsed after its receipt of the complete application,
unless the county and Town agree to an extension beyond the thirty-day
requirement for the County Planning Board's review.
(3)Â
County disapproval. A majority-plus-one vote of the
Planning Board shall be required to grant any special permit which
receives a recommendation of disapproval from the County Planning
Board before the Planning Board takes action. The Planning Board shall
by resolution set forth its reasons for such contrary action.
(4)Â
In addition to any required referral to the County
Planning Board, the Planning Board shall review all applications to
the Environmental Review Board (ERB) for comment. ERB comments shall
become part of the official record of the special permit proceeding.
F.Â
Notice and hearing.
[Amended 1-22-2018 by L.L. No. 1-2018]
(1)Â
If an agricultural data statement is required, the applicant shall
mail certified written notice of the special permit application to
the owners of the land as identified by the applicant in the agricultural
data statement. Such notice shall include a description of the proposed
project and its location. Proof of such mailing shall be provided
to the Building Department prior to the public hearing.
(2)Â
The Planning Board shall hold a public hearing on a complete special
permit application within 62 days of its submission. The Board shall
give public notice of such hearing by causing publication of a notice
of such hearing in the official newspaper at least five days prior
to the date thereof. The cost of publishing all notices shall be charged
to the applicant. The applicant shall send notices of the hearing
by certified mail to owners of contiguous properties within 300 feet
of the subject property. Proof of such mailing shall be provided to
the Building Department prior to the public hearing.
G.Â
Action.
(1)Â
The Board shall grant, deny, or grant subject to conditions the application for a special permit within 62 days after the hearing for a major project and within 31 days for a minor project. Any decision on a major project shall contain written findings explaining the rationale for the decision in light of the standards contained in § 97-73 below. The Board's failure to act within the specified time periods shall not constitute a default approval of the application.
(2)Â
In granting a special permit, the Planning Board may impose any conditions which it considers necessary to fulfill the purposes of this chapter. These conditions may include increasing dimensional or area requirements, requiring the set-aside of perpetual open space land pursuant to § 97-21, specifying location, character and number of vehicle access points, requiring landscaping, planting and screening, requiring clustering of structures and uses in order to preserve environmental resources and minimize the burden on public services and facilities, and requiring action by the applicant, including the posting of performance bonds and furnishing of guaranties to insure the completion of the project in accordance with the conditions imposed.
H.Â
Expiration, revocation and enforcement of special
permits.
(1)Â
A special permit shall expire if the special permit
use or uses cease for more than 24 consecutive months for any reason,
if the applicant fails to obtain the necessary building permits or
fails to comply with the conditions of the special permit within 12
months of its issuance, or if its time limit expires without renewal.
(2)Â
A special permit may be revoked by the Planning Board
after notice and hearing if the permittee violates the conditions
of the special permit or engages in any construction or alteration
not authorized by the special permit.
In granting or denying special permits, the
Planning Board shall take into consideration the scale of the proposed
project, the possible impact of the proposed project on the functioning
of nearby farm operations, and, in rural areas, the tradition of freedom
of land use where such use does not interfere with or diminish the
value of adjoining property. The Planning Board shall also take account
of any proposed conservation easements, architectural restrictions,
or other measures that would tend to mitigate potential adverse impacts
and preserve or enhance the scenic and historic character of the Town.
No special permit shall be granted for any property on which there
exists a violation of this chapter, including a violation of any condition
of a previous municipal approval, unless the Planning Board finds
that the applicant has no legal right or ability to remedy the violation
or that the grant of a special permit is necessary to remedy a condition
that poses a risk to public health or safety.
A.Â
Minor projects. A minor project shall be presumed to be acceptable if it complies with applicable health laws and other specific provisions of this chapter. In order to grant a minor project special permit, the Planning Board must determine that none of the criteria for major projects listed in Subsection B below will be violated. The Planning Board shall deny a minor project special permit if it determines that one or more of these criteria will be violated.
B.Â
Major project criteria. Before granting or denying
a major project special permit, the Planning Board shall make specific
written findings establishing whether or not the proposed major project:
(1)Â
Will comply with all land use district, overlay district,
and other specific requirements of this chapter and other local laws
and regulations and will be consistent with the purposes of this chapter
and of the land use district in which it is located.
(2)Â
Will not result in excessive off-premises noise, dust,
odors, solid waste, or glare or create any public or private nuisances.
(3)Â
Will not cause significant traffic congestion, impair
pedestrian safety, or overload existing roads, considering their current
width, surfacing, and condition, and any improvements proposed to
be made to them by the applicant.
(4)Â
Will be accessible to fire, police, and other emergency
vehicles.
(5)Â
Will not overload any public water, drainage, or sewer
system, or any other municipal facility.
(6)Â
Will not materially degrade any watercourse or other
natural resource or ecosystem or degrade the water quality or quantity
of an aquifer.
(7)Â
Will be suitable for the property on which it is proposed,
considering the property's size, location, topography, vegetation,
soils, natural habitat, and hydrology, and, if appropriate, its ability
to be buffered or screened from neighboring properties and public
roads.
(8)Â
Will be subject to such conditions on operation, design
and layout of structures, and provision of buffer areas as may be
necessary to ensure compatibility with surrounding uses and to protect
the natural, historic, and scenic resources of the Town.
(9)Â
Will be consistent with the goal of avoiding strip
commercial development and buffering nonresidential uses that are
incompatible with residential use.
(10)Â
Will not adversely affect the availability of affordable
housing in the Town.
(12)Â
If the property is in a residential district, will
have no greater overall off-site impact than would full development
of the property with uses permitted by right, considering relevant
environmental, social, and economic impacts.
The terms and conditions of any special permit
may be amended in the same manner as required for the issuance of
a special permit, following the criteria and procedures in this article.
Any enlargement, alteration, or construction of accessory structures
not previously approved shall require site plan review only, provided
that the use does not change.
A.Â
Applicability.
(1)Â
Site plan approval by the Planning Board shall be
required for all permitted uses listed on the Use Table[1] as requiring site plan approval only. Site plan review
shall be included as an integral part of the special permit approval
process, and no separate site plan approval shall be required for
uses requiring a special permit.
[1]
Editor's Note: The Use Table is included at the end of this chapter.
B.Â
Required information for site plan. An application
for site plan approval shall be accompanied by plans and descriptive
information sufficient to clearly portray the intentions of the applicant.
Minor project site plans shall contain only such information listed
below as the Planning Board deems necessary to conduct an informed
review. Major project site plans shall be prepared by a licensed professional
engineer, architect, or landscape architect and shall include the
following (unless waived):
(1)Â
A vicinity map drawn at the scale of 2,000 feet to
the inch or larger that shows the relationship of the proposal to
existing community facilities which affect or serve it, such as roads,
shopping areas, schools, etc. The map shall also show all properties,
subdivisions, streets, and easements within 500 feet of the property.
Such a sketch may be superimposed on a United States Geological Survey
or New York State Department of Transportation map of the area.
(2)Â
An existing conditions map, showing existing buildings,
roads, utilities, and other man-made features, as well as topography
and all existing natural land features that may influence the design
of the proposed use, such as rock outcrops, single trees eight or
more inches in diameter located within any area where clearing will
occur, forest cover, soils (including prime and statewide important
agricultural soils), and ponds, lakes, wetlands and watercourses,
aquifers, floodplains, and drainage retention areas.
(3)Â
A site plan, drawn at a scale and on a sheet size
appropriate to the project. The information listed below shall be
shown on the site plan and continuation sheets.
(4)Â
Name of the project, boundaries, date, North arrow,
and scale of the plan, name and address of the owner of record, developer,
and seal of the engineer, architect, or landscape architect. If the
applicant is not the record owner, a letter of authorization shall
be required from the owner.
(5)Â
The location and use of all existing and proposed
structures within the property, including all dimensions of height
and floor area, all exterior entrances, and all anticipated future
additions and alterations.
(6)Â
The location of all present and proposed public and
private ways, off-street parking areas, driveways, outdoor storage
areas, sidewalks, ramps, curbs, paths, landscaping, walls, and fences.
Location, type, and screening details for all waste disposal containers
shall also be shown.
(7)Â
The location, height, intensity, and bulb type (sodium,
incandescent, etc.) of all external lighting fixtures. The direction
of illumination and methods to eliminate glare onto adjoining properties
must also be shown.
(8)Â
The location, height, size, materials, and design
of all proposed signs.
(9)Â
The location of all present and proposed utility systems,
including:
(10)Â
Erosion and sedimentation control plan required by § 97-42 to prevent the pollution of surface or ground water, erosion of soil both during and after construction, excessive runoff, excessive raising or lowering of the water table, and flooding of other properties, as applicable.
(11)Â
Existing and proposed topography at two-foot contour
intervals, or such other contour interval as the Board shall specify.
All elevations shall refer to the nearest United States Coastal and
Geodetic bench mark. If any portion of the parcel is within the one-hundred-year
floodplain, the area will be shown and base flood elevations given.
Areas shall be indicated within the proposed site and within 50 feet
of the proposed site where soil removal or filling is required, showing
the approximate volume in cubic yards.
(12)Â
A landscape, planting, and grading plan showing proposed
changes to existing features.
(13)Â
Land use district boundaries within 200 feet of the
site's perimeter shall be drawn and identified on the site plan, as
well as any overlay districts that apply to the property.
(14)Â
Traffic flow patterns within the site, entrances and exits, and loading and unloading areas, as well as curb cuts on the site and within 100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or for those in heavy traffic areas to satisfy the requirements of § 97-50N.
(15)Â
For new construction or alterations to any structure,
a table containing the following information shall be included:
(16)Â
Elevations at a scale of 1/4 inch equals one foot
for all exterior facades of the proposed structure(s) and/or alterations
to or expansions of existing facades, showing design features and
indicating the type and color of materials to be used.
(17)Â
Where appropriate, the Planning Board may request
soil logs, percolation test results, and storm runoff calculations.
(18)Â
Plans for disposal of construction and demolition
waste, either on site or at an approved disposal facility.
(19)Â
Long-form environmental assessment form or draft environmental
impact statement.
(20)Â
Where appropriate, a cultural resource survey of resources
with historic or archaeological significance.
(21)Â
Other information that may be deemed necessary by
the Planning Board.
(22)Â
A stormwater pollution prevention plan consistent with the requirements of Articles I and II of Chapter 80C shall be required for site plan approval. The SWPPP shall meet the performance and design criteria and standards in Article II of Chapter 80C, and the approved site plan shall be consistent with the provisions of Chapter 80C.
[Added 1-12-2017 by L.L.
No. 2-2017]
C.Â
Waivers. The Planning Board may waive or allow deferred submission of some of the information required in Subsection B above, as it deems appropriate.
D.Â
Criteria. In reviewing site plans, the Planning Board shall consider the criteria set forth below. The Planning Board may also use as approval criteria the three-volume set of illustrated design guidelines referred to in § 97-5, and may adapt the recommendations of those documents to the requirements of this chapter.
(1)Â
Layout and design.
(a)Â
All structures in the plan shall be integrated with each other
and with adjacent structures. In the HR District, all structures shall
be laid out in the pattern of a traditional hamlet where practicable.
[Amended 1-22-2018 by L.L. No. 1-2018]
(b)Â
Structures that are visible from public roads
shall be compatible with each other and with traditional structures
in the surrounding area in architecture, design, massing, materials,
and placement and shall harmonize with traditional elements in the
architectural fabric of the area.
(c)Â
Architectural design shall be in keeping with
the small-town architectural character of Goshen. In general, the
design shall avoid flat roofs, large expanses of undifferentiated
facades, and long, plain wall sections.
(d)Â
Where appropriate, setbacks shall maintain and
continue the existing setback pattern of surrounding properties.
(e)Â
The Planning Board shall encourage the creation
of landscaped parks or squares easily accessible by pedestrians.
(f)Â
Trademarked architecture which identifies a
specific company by building design features shall be prohibited,
unless the applicant can demonstrate that the design is compatible
with the historic architecture of Goshen or the Building Form Guidelines.[2]
[2]
Editor's Note: See Appendix D at the end of
this chapter.
(g)Â
Impacts on historic and cultural resources shall
be minimized.
(2)Â
Landscaping. The objective of this subsection is to
require landscape treatments that enhance the appearance of development,
screen such development, and/or separate incompatible land uses. An
additional objective is to minimize the impact on adjoining uses of
dust, litter, noise, glare, runoff, outdoor storage, loading, and
parking areas. The Planning Board shall require that a professional
licensed landscape architect prepare plans under this subsection.
This requirement may be waived for minor projects in which no significant
site alterations are planned.
(a)Â
Landscaped buffer yards, as required in Subsections D(2)(f) and (g) below, shall be provided between uses that may be incompatible or need to be screened, such as large-scale commercial uses and residences. Such buffers may include planted trees and shrubs, hedgerows, berms, existing forest land or forest created through natural succession. The width of such buffer areas will depend upon the topography, scale of the uses, and their location on the property.
(b)Â
Landscaping shall be an integral part of the
entire project area and shall buffer the site from and/or integrate
the site with the surrounding area, as appropriate.
(c)Â
Landscape plants selected should generally be
native to the region and appropriate to the growing conditions of
the Town's environment.
(d)Â
Insofar as practical, existing trees and other
vegetation shall be conserved and integrated into the landscape design
plan.
(e)Â
For landscaping parking lots, see § 97-48A(4)(c).
(f)Â
Buffer yard techniques. The particular type
of buffer yard required shall be as determined by the Planning Board
to meet the intent of this subsection. The following major types of
treatment and combinations shall be considered:
[1]Â
Visual separation/screening, including earth-mounding,
berm and screen-planting techniques designed to separate, obscure
or soften an incompatible view or use.
[2]Â
Visual setting, including ground-cover and plant
materials designed to stabilize the landform and provide an appropriate
foreground or setting.
[3]Â
Physical separation, including a combination
of plant and man-made materials or features, designed to separate
distinct land use types or activities.
(g)Â
Buffer yard requirements.
[1]Â
Planting specifications. The following planting
specifications indicate the specifications of each buffer yard (See
Appendix B[3]). Buffer yard requirements are stated in terms of the
width of the proposed planted buffer yard and the number of plant
units required per 100 linear feet of buffer yard. The requirements
of a buffer yard may be satisfied by any of the options thereof described.
The "plant unit multiplier" is a factor by which the basic number
of plant materials required for a given buffer yard is determined
given a change in the width of that yard. The type and quantity of
plant materials required by each buffer yard, and each buffer yard
option, are specified in this subsection.
[3]
Editor's Note: Appendix B is included at the end of this chapter.
[2]Â
Minimum plant size. Unless otherwise specifically
indicated elsewhere in this chapter, all plant materials shall meet
the following minimum size standards:
Plant Material Type
|
Planting in Buffer Yards Abutting Vacant
Lands
|
All Other Plantings
| ||
---|---|---|---|---|
Canopy tree
| ||||
Single stem
|
1Â 1/2 inches caliper
|
2Â 1/2 inches caliper
| ||
Multistem clump
|
6 feet (height)
|
10 feet (height)
| ||
Understory tree
|
4 feet (height)
|
1Â 1/2 inches caliper
| ||
Evergreen Tree
|
3 feet (height)
|
5 feet (height)
| ||
Shrub
| ||||
Deciduous
|
15 inches (height)
|
24 inches (height)
| ||
Evergreen
|
12 inches (height)
|
18 inches (height)
|
[3]Â
Plant material substitutions. The following
plant material substitutions shall satisfy the requirements of this
section:
(h)Â
All disturbed soil areas of the site shall be
replanted or reseeded in an appropriate fashion.
(i)Â
No landscape feature shall be erected, placed
or maintained in such a manner as to interfere with clear vision and/or
the safe movement of vehicular traffic.
(3)Â
Parking, circulation and loading.
(a)Â
Roads, driveways, sidewalks and off-street parking
and loading space shall be safe and shall encourage pedestrian movement.
(b)Â
Vehicular and pedestrian connections between
adjacent sites shall be provided to encourage pedestrian use and to
minimize traffic entering existing roads. The construction of connected
parking lots, service roads, alleys, footpaths, bike paths, and new
public streets to connect adjoining properties shall be required where
appropriate.
(d)Â
Access from and egress to public highways shall
be approved by the appropriate highway department, including Town,
county, and state.
(e)Â
All buildings shall be accessible by emergency
vehicles.
(4)Â
Reservation of parkland. For any site plan containing residential units, the Planning Board may require the reservation of parkland or payment of a recreation fee pursuant to Town Law § 274-a, Subdivision 6, and Town of Goshen Code § 83-16.
[Amended 4-14-2005 by L.L. No. 5-2005; 1-22-2018 by L.L. No. 1-2018]
(5)Â
Miscellaneous standards.
(a)Â
Buildings and other facilities shall be designed,
located, and operated to avoid causing excessive noise on a frequent
or continuous basis.
(b)Â
Exterior lighting fixtures shall be directed
downward and shielded to prevent light from shining upward into the
sky or directly onto neighboring properties or public ways. Light
standards shall not exceed 20 feet in height.
(c)Â
Drainage of the site shall recharge groundwater
to the extent practical. The peak rate of surface water flowing off
site shall not increase above predevelopment conditions and shall
not adversely affect drainage on adjacent properties or public roads.
(d)Â
Applicable requirements for proper disposal
of construction and demolition waste shall be satisfied, and any necessary
permits or agreements for off-site disposal shall be obtained.
(e)Â
No materials shall be placed below the finished
grade of a site other than sand, gravel, rocks, and soil that are
uncontaminated by any solid waste or hazardous materials.
B.Â
Preapplication meetings. Before filing an application,
a preliminary conference with the Building Inspector and the Planning
Board's consultants is required to discuss the nature of the application
and to classify it as a major or minor project. If the Building Inspector
classifies the project as a major project, a preliminary conference
with the Planning Board is required to discuss the nature of the proposed
project and to determine the information that will need to be submitted
in the site plan.
C.Â
Submission. All major project site plans shall be
submitted, with multiple copies as required by the Planning Board,
to the Planning Board Secretary, who shall distribute them to the
Planning Board, the Environmental Review Board, and such other municipal
boards, officials, and consultants as the Planning Board deems appropriate.
In addition to the site plan drawings, the applicant shall submit:
D.Â
Application for area variance. Where a proposed site plan contains one or more features which do not comply with the dimensional regulations of this chapter, application may be made to the Zoning Board of Appeals for an area variance pursuant to § 97-69F without a decision or determination by the Building Inspector
E.Â
SEQRA[1] compliance. Upon receipt of application materials it deems
complete, the Planning Board shall initiate the New York State environmental
quality review process by either circulating the application and environmental
assessment form to all involved agencies (if coordinated review is
undertaken) or by issuing its determination of significance within
20 days. Where the proposed action may have a significant effect on
the environment, the Planning Board shall issue a positive declaration
and require the submission of a draft environmental impact statement
(DEIS). No time periods for decisionmaking in this chapter shall begin
to run until either acceptance of a DEIS as satisfactory pursuant
to New York State Department of Environmental Conservation regulations
or the issuance of a negative declaration.
[1]
Editor's Note: See Environmental Conservation
Law § 8-0101 et seq.
F.Â
Public hearing and decision.
(2)Â
Criteria for decisions on site plans shall be limited to those listed in § 97-75D. In granting site plan approval, the Planning Board may impose any conditions which it considers necessary to fulfill the purposes of this chapter. These conditions may include increasing dimensional or area requirements, requiring the set-aside and perpetual protection of open space land pursuant to § 97-21, specifying location, character and number of vehicle access points, requiring landscaping, planting and screening, requiring clustering of structures and uses in order to preserve environmental resources and minimize the burden on public services and facilities, and requiring performance guaranties to insure the completion of the project in accordance with the conditions imposed.
(3)Â
A copy of the decision shall be filed within five
business days in the Town Clerk's office and mailed to the applicant.
A resolution of either approval or approval with modifications and/or
conditions shall include authorization to the Planning Board Chairman
to stamp and sign the site plan upon the applicant's compliance with
applicable conditions and the submission requirements stated herein.
(4)Â
If the Planning Board's resolution includes a requirement
that modifications be incorporated in the site plan, conformance with
these modifications shall be considered a condition of approval. If
the site plan is disapproved, the Planning Board may recommend further
study of the site plan and resubmission to the Planning Board after
it has been revised or redesigned.
The procedure for minor project site plan approval by the Planning Board shall be the same as prescribed in § 97-76 for major projects, except for the following:
A.Â
A short-form environmental assessment form (EAF) will
normally be required. If the application is classified as a Type I
action under the State Environmental Quality Review Act,[1] a long-form EAF shall be required. The Planning Board,
at its discretion, may require the long-form environmental assessment
form for any application categorized as unlisted under SEQRA.
[1]
Editor's Note: See Environmental Conservation
Law § 8-0101 et seq.
B.Â
A minor project application fee established by the
Town Board shall be paid, and an escrow deposit may be required to
cover review costs at the discretion of the Planning Board.
D.Â
No public hearing shall be required for a minor project site plan. The Planning Board may, in its sole discretion, hold a public hearing following the procedures in § 97-76F. If no public hearing is held, the Planning Board shall give notice to the County Planning Board, the ERB, and farm operators, as required in § 97-72E and F, and render a decision within 62 days of its receipt of a complete site plan application.
A.Â
Within six months after receiving approval of a site
plan, with or without modifications, the applicant shall submit multiple
copies of the site plan to the Planning Board for stamping and signing.
(1)Â
The site plan submitted for stamping shall conform
strictly to the site plan approved by the Planning Board, except that
it shall further incorporate any required revisions or other modifications
and shall be accompanied by the following additional information:
(a)Â
Record of application for and approval status
of all necessary permits from federal, state, and county officials.
(b)Â
Detailed sizing and final material specification
of all required improvements.
(c)Â
An estimated project construction schedule. If a performance guaranty pursuant to Subsection B is to be provided by the applicant for all or some portion of the work, a detailed site improvements cost estimate shall be included.
(d)Â
Proof of payment of the Planning Board's reasonable
review costs.
(2)Â
Upon stamping and signing the site plan, the Planning
Board shall forward a copy of the approved site plan to the Building
Inspector and the applicant. The Building Inspector may then issue
a building permit or certificate of occupancy if the project conforms
to all other applicable requirements.
B.Â
Performance guaranty. No certificate of occupancy
shall be issued until all improvements shown on the site plan are
installed or a sufficient performance guaranty has been posted for
improvements not yet completed. The performance guaranty shall be
posted in accordance with the procedures specified in § 277
of the Town Law relating to subdivisions. The amount and sufficiency
of such performance guaranty shall be determined by the Town Board
after consultation with the Planning Board, Town Attorney, Building
Inspector, other local officials, and its consultants.
C.Â
As-built plans and inspection of improvements. No
certificate of occupancy shall be granted until the applicant has
filed a set of as-built plans with the Building Inspector, indicating
any deviations from the approved site plan. The Building Inspector
shall be responsible for the inspection of site improvements, including
coordination with the Town's consultants and other local officials
and agencies, as may be appropriate. Landscaping for all major projects
shall be inspected by a licensed landscape architect. The Building
Inspector shall grant a certificate of occupancy upon a finding that
the project as built complies in all material respects with the site
plan.
D.Â
Site plan amendments. An approved site plan may be
amended by filing an application with the Planning Board for a site
plan amendment.
(1)Â
If the Planning Board finds that such proposed amendment
is consistent with the terms of any applicable special permit approval
(or if no special permit is required) and does not represent a substantial
change from the approved site plan, it shall grant the amendment without
a hearing.
(2)Â
If the Planning Board determines that the proposed amendment is consistent with the terms of the applicable special permit approval (or if no special permit is required) but is a substantial change from the approved site plan, it shall follow the procedures for site plan approval contained in § 97-76F and hold a public hearing if the amendment would be considered to be a major project.
E.Â
Expiration, revocation and enforcement.
(1)Â
A site plan approval shall expire if the applicant
fails to obtain the necessary building permits or fails to comply
with the conditions of the site plan approval within 18 months of
its issuance or if the special permit with which it is associated
expires. The Planning Board may grant a one-time six-month extension.
(2)Â
A site plan approval may be revoked by the Planning
Board that approved it if the permittee violates the conditions of
the site plan approval or engages in any construction or alteration
not authorized by the site plan approval.
(3)Â
Any violation of the conditions of a site plan approval
shall be deemed a violation of this chapter and shall be subject to
enforcement action as provided herein.