Binghamton City Zoning Code
ARTICLE X
Site Plan Review
§ 240-58 Review by Planning Board.
Building permits requiring site plan review shall be issued pursuant to rules for building in the Town of Binghamton for any building on any lot or tract of land in a R1, R2, RR, C, I, PDD or PMHD District (See the Schedules of Zoning attached to this chapter.), in compliance with a site plan for such lot or plot duly reviewed by written recommendations of the Town Planning Board in accordance with the following procedure.
§ 240-59 Sketch plan.
A sketch plan conference may be held between the Planning Board and the applicant prior to the preparation and submission of a formal site plan. The intent of such a conference is to enable the applicant to inform the Planning Board of his proposal prior to the preparation of a detailed site plan; and for the Planning Board to review the basic site design concept, advise the applicant as to potential problems and concerns and to generally determine the information to be required on the site plan. In order to accomplish these objectives, the applicant should provide the following:
A.
A statement and rough sketch showing the locations and dimensions of principal and accessory structures, parking areas, access signs (with descriptions), existing and proposed vegetation, and other planned features; anticipated changes in the existing topography and natural features; and, where applicable, measures and features to comply with flood hazard and flood insurance regulations;
B.
A sketch or map of the area which clearly shows the location of the site with respect to nearby streets, rights-of-way, properties, easements and other pertinent features; and
C.
A topographic or contour map of adequate scale and detail to show site topography.
§ 240-60 Submission of site plan.
Prior to the issuance of a building permit, an application and site plan for such lot or tract in a R1, R2, RR, C, I, PDD or PMHD District, at a scale one inch equals 50 feet or a scale less to the inch, including thereon the following information, shall be submitted to the Town Planning Board for review.
A.
Title of drawing, including name and address of applicant and person responsible for preparation of such drawing;
B.
North arrow, scale and date;
C.
Boundaries of the property plotted to scale;
D.
Existing watercourses;
E.
A storm drainage and grading plan for analysis of proposed handling of surface water runoff and erosion control;
F.
Location, design, type of construction, elevations, proposed use and exterior dimensions of all buildings and open spaces;
G.
Location, design and type of construction of all parking areas, vehicle maneuvering areas and truck loading areas, showing access and egress;
H.
Provision for pedestrian access;
I.
Location of outdoor storage, if any;
J.
Location, design and construction materials of all existing or proposed site improvements including drains, culverts, retaining walls and fences;
K.
Description of the method of sewage disposal and location, design and construction materials of such facilities. If a private disposal system is used, plans for the system shall bear the stamped approval of the Broome County Health Department;
L.
Description of the method of securing public water and location, design and construction materials of such facilities;
M.
Location of fire and other emergency zones, including the location of fire hydrants;
N.
Location, design and construction materials of all energy distribution facilities, including electrical, gas and solar energy;
O.
Location, size and design and type of construction of all proposed signs;
P.
Location and proposed development of all buffer areas, including existing vegetative cover;
Q.
Location and design of outdoor lighting facilities;
R.
Identification of the location and amount of building area proposed for retail sales or similar commercial activity;
S.
General landscaping plan and planting schedule;
T.
An estimated project construction schedule.
U.
Record of application for and approval status of all necessary permits from state and county officials.
V.
Identification of any state or county permits required for the project's execution; and
W.
Other elements integral to the proposed development as considered necessary by the planning board.
§ 240-60.1 Site plan review.
The Town Planning Board shall review said site plan and additional information and shall make a determination of approval, approval with modification, or disapproval of said site plan with regard to achieving, without limitations thereto, the following considerations:
A.
A harmonious relationship between such uses and uses located in adjacent districts as reflected in the Comprehensive Plan.
B.
Location, arrangement, size, design and general site compatibility of buildings, lighting and signs.
C.
Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, pavement surfaces, dividers and traffic controls.
D.
Location, arrangement, appearance and sufficiency of off-street parking and loading.
E.
Adequacy and arrangement of pedestrian traffic access and circulation, walkway structures, control of intersections with vehicular traffic and overall pedestrian convenience.
F.
Adequacy of stormwater and drainage facilities.
G.
Adequacy of water supply and sewage disposal facilities.
H.
Adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and/or noise buffer between the applicant's and adjoining lands, including the maximum retention of existing vegetation.
I.
Adequacy of fire lanes and other emergency zones and the provision of fire hydrants.
J.
Special attention to the adequacy and impact of structures, roadways and landscaping in areas with susceptibility to ponding, flooding and/or erosion.
§ 240-61 Planning Board action on site plan.
Within 62 days of the receipt of an application for site plan approval, the Planning Board shall render a decision, file said decision with the Town Clerk, and mail such decision to the applicant with a copy to the Building Official. The time within which a decision must be rendered may be extended by mutual consent of the applicant and Planning Board.
A.
Upon approval of the site plan and payment by the applicant of all fees, the Planning Board shall endorse its approval on a copy of the final site plan and shall forward a copy to the applicant, Building Official, and file same with the Town Clerk.
B.
Upon disapproval of a site plan, the Planning Board shall so inform the Building Official, and the Building Official shall deny a zoning permit to the applicant. The Planning Board shall also notify the applicant in writing of its decision and its reasons for disapproval. Such disapproval shall be filed with the Town Clerk.
§ 240-62 Performance guarantee.
No certificate of occupancy shall be issued until all improvements shown on the site plan are installed or a sufficient performance guarantee has been posted for improvements not yet completed. The sufficiency of such performance guarantee shall be determined by the Town Board after consultations with the Planning Board, Building Official, Town Attorney and other appropriate parties.
§ 240-62.1 Inspection of improvements.
The Building Official shall be responsible for the overall inspection of site improvements including coordination with the planning board and other officials and agencies, as appropriate.
§ 240-62.2 Integration of procedures.
Whenever the particular circumstances of proposed development require compliance with either the special use procedure in this Zoning Ordinance or other requirements of the Town, the Planning Board shall attempt to integrate, as appropriate, site plan review as required by this section with the procedural and submission requirements for such other compliance.