Pursuant to § 274-a of Town Law, the Planning Board is hereby authorized to approve site plans for the following uses and according to the procedures stated in the remainder of this article.

Site plan approval by the Planning Board shall be required for all structures and uses specified under regulations for each district. Any requests for variances, rezoning or subdivision shall be completed prior to final site plan approval.

After the sketch plan conference as described in § 178-70, an application for site plan approval shall be made to the Planning Board by filing it with the Zoning Officer who shall present it to the Planning Board at its next regularly scheduled meeting. At the time of filing such application, a fee shall be paid in the amount as set forth from time to time by Town Board resolution, except with an application for a change in use, in which case a fee shall be paid in another amount as set forth from time to time by Town Board resolution.

The Planning Board may accept the application at its initial consideration if all supportive information is adequate. Alternatively, the Board may deem this first consideration to be a sketch plan conference (§ 178-70, below) and await additional designated information before accepting the application.

Within 45 days of acceptance of the application, the Planning Board shall render a decision to approve, approve with conditions, or deny, and forward the decision to the Zoning Officer. An extension of this forty-five-day period is automatic if the nature of the application requires General Municipal Law referral to the County Planning Board. Further, an extension of this forty-five-day period may be granted upon consent of both the applicant and the Town Planning Board. If the Board fails to act within said forty-five-day period or extension that has been granted, the site plan shall be considered approved.

A full written record of such Planning Board minutes and decisions, together with all documents pertaining thereto, shall be filed in the Office of the Town Clerk and shall be mailed to the applicant.

A sketch plan shall not be considered an application for purposes of this article.

If approval or conditional approval is given, a building permit shall be authorized at such time as all conditions are met. Application to the Zoning Officer for any building permit or certificate of zoning compliance authorized by resolution of the Planning Board under which a site plan approval is granted shall be made within 60 days from the date the resolution is filed with the Town Clerk or within a time period agreed upon by the applicant and the Planning Board. If a building permit is not applied for within this time frame or a building permit has expired, the applicant shall submit a new application to the Planning Board.

The Planning Board, on its own motion, may revoke any site plan approval for noncompliance with conditions set forth in the granting of said approval after first holding a public hearing and giving notice of such hearing as provided in § 178-72C. The foregoing shall not be the exclusive remedy, and it shall be unlawful and punishable hereunder for any person to violate any condition imposed by a site plan approval.

An area map showing the parcel under consideration for site plan review, and all properties, subdivisions, streets and easements within 200 feet of the boundaries thereof.

A map of site topography from available USGS sources shall be included. If portions of the site have susceptibility to erosion, flooding or ponding, a soils overlay and a topographic map showing contour intervals of not more than two feet of elevation should also be provided.

Title of drawing, including name and address of applicant and person responsible for preparation of such drawing.

North arrow, scale and date.

Boundaries of property plotted to scale.

Existing watercourses.

Grading and drainage plan, showing existing and proposed contours.

Location, proposed use and height of all buildings.

Location, design and construction materials of all parking and truck loading areas, showing access and egress.

Provision for pedestrian access.

Location of outdoor storage, if any.

Location, design and construction materials of all existing or proposed site improvements, including drains, culverts, retaining walls and fences.

Description of the method of sewage disposal and location, design and construction materials of such facilities.

Description of the method of securing public water and location, design and construction materials of such facilities.

Location of fire and other emergency zones, including the location of fire hydrants.

Location, design and construction materials of all energy distribution facilities, including electrical, gas and solar energy.

Location, size and design and construction materials of all proposed signs.

Location and proposed development of all buffer areas, including existing vegetative cover.

Location and design of outdoor lighting facilities.

Designation of the amount of building area proposed for retail sales or similar commercial activity.

General landscaping plan and planting schedule.

Other elements integral to the proposed development as considered necessary by the Planning Board, including identification of any state or county permits required for the project's execution.

General considerations.

Consultant review. The Planning Board may consult with the Town Zoning Officer, Town Engineer, Fire Commissioners, Conservation Council, other local and county officials, and its designated private consultants, in addition to representatives of federal and state agencies, including but not limited to the Soil Conservation Service, the State Department of Transportation and the State Department of Environmental Conservation.

Public hearing. The Planning Board may conduct a public hearing on the site plan. If a public hearing is considered desirable by a majority of the authorized members of the Planning Board, such public hearing shall be conducted within 45 days of the acceptance of the application for site plan approval and shall be advertised in a newspaper of general circulation in the Town at least five days before the public hearing.