For all uses identified as requiring site plan review and approval in the Use Table,[1] including structures and significant and substantial changes to the use(s) or structural additions to structures related to those use(s).

For any development which is the functional equivalent of a land subdivision but which is structured for ownership purposes as a condominium project. In such cases, the Planning Board shall apply all relevant review criteria contained in the Subdivision Law (Chapter 90 of the Town Code) as well as the provisions of this section.

No clearing, grading or tree removal may be undertaken in excess of 1/2 acre land without site plan approval from the Planning Board with the exception of the harvesting of Christmas trees; the clearing of land for rights-of-way for utilities; reasonable site clearing preparatory to construction of a building for which a building permit has been issued; the clearing and maintenance of land for agricultural purposes; and the harvesting of trees and firewood for the personal use of the property owner not to exceed 20 cords per year.

That the site development will adequately handle traffic circulation, including pedestrian and vehicular traffic both within the site and in relation to the adjoining streets. No business or industrial use shall be permitted where it is determined by the Planning Board, due to the nature of such use and the type and number of vehicle trips which it will generate, particularly in relation to the capacity of the street system serving the lot upon which it is to be located, that the result will be unusual traffic hazards or congestion. If, however, a limit is placed upon such use, either in terms of employees or other appropriate measure, which, in the opinion of the Planning Board, would be adequate to ensure that the potential traffic generation from such use will be properly related to the capacity of the street system serving it, the Planning Board may approve such use with such limitation.

That the site development will be compatible with contiguous land and buildings and adjacent neighborhoods. Compatibility shall be determined by a review of proposed use of materials, scale, mass, height, color, texture, and location of the structure or structures on the site. In addition, in the DB and GB Districts, the determination of compatibility shall also take into account consideration of the historic, rural character of the Hamlet of Highland and consider building size, style, form, roofline, architectural detailing, size and shape of window and door openings in relation to structures of historic significance as well as maintenance of building setbacks and building proportions in relation to neighboring structures. The Planning Board shall utilize the procedures set forth in § 100-30 and Appendix A, Design Standards and Guidelines for Business Districts, included at the end of this chapter,[2] as the basis for its review and determination.

That the site development, including buildings and landscaping, will not conflict with the appropriate and orderly development of adjacent land and buildings of the district within which said site is located.

That parking areas will be of adequate size for the particular use, properly located and suitably screened from adjoining residential uses, and the entrance and exit drives shall be laid out so as to achieve maximum safety.

That there are adequate measures regarding drainage, water supply, sewage disposal, road alignment and other engineering aspects of such site plan.

That, when considering changes of use and structural additions to nonconforming properties, the Planning Board shall consider the inability of the landowner to provide all of the necessary parking and traffic flow or construct the building as if the lot were vacant and shall modify its requirements accordingly for such nonconforming properties.

That the proposed use is consistent with the Town Comprehensive Plan.

That the proposed site plan and proposed use conforms to the land development regulations of the Town of Lloyd, including but not limited to Chapter 55, Stormwater Management and Erosion and Sediment Control, of the Town Code.

That the Planning Board has referred the proposed site plan to the Town Engineer, Fire Chief, Chief of Police, Highway Superintendent, Building Department, and, where applicable, the Water and Sewer District for review and comment.

That the Planning Board has duly considered the comments and recommendations of all agencies interested in the application and all agencies to which referral is mandated by law.

Since the location and design of all site plans must be approved by the Planning Board, no grading or construction on the site shall be started, nor shall any existing features, such as trees, which may add value to the development, be removed or relocated, until this approval has been obtained.

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.

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.

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.

Name of the project, boundaries, date, North arrow, scale and date(s) 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. Signature blocks for all required approvals, including a block for signatures of the Town Engineer, Fire Chief, Chief of Police, Highway Superintendent, Building Department, and, where applicable, the Water and Sewer District.

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.

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.

The location (including, when appropriate, GPS notation), 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.

The location, height, size, materials, and design of all proposed signs.

The location of all present and proposed utility systems, including:

Erosion and sedimentation control plan required by Chapter 55 to prevent the pollution of surface water or groundwater, 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.

Existing and proposed topography at two-foot contour intervals, or such other contour interval as the Planning Board shall specify. All elevations shall refer to the nearest United States Coastal and Geodetic Benchmark. 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.

A landscape, planting, and grading plan showing proposed changes to existing features.

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.

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.

For new construction or alterations to any structure, a table containing the following information shall be included:

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.

Where appropriate, the Planning Board may request soil logs, percolation test results, and storm runoff calculations.

Plans for disposal of construction and demolition waste, either on site or at an approved disposal facility.

Where appropriate, a cultural resource survey of resources with historic or archaeological significance.

Other information that may be deemed necessary by the Planning Board.

Layout and design.

Landscaping.

Parking, circulation, and loading.

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.

Miscellaneous standards.

Submission of an application. An application for site plan approval shall initially be submitted to the Building Department and Town Planner, who shall have a preapplication meeting(s) with the applicant. The applicant should have a conceptual plan and sketch plan for the preapplication meeting. Should the submitted plans conform to the Comprehensive Plan of the Town of Lloyd, be complete in that the plans address Subsection E, Criteria, above, and comply with zoning ordinances of the Town of Lloyd, the application will receive a zoning verification from the Code Enforcement Officer and the Town Planner will then transmit the application to the Planning Board for its review. The application shall:

Determination by the Planning Board that all information required hereunder is included in the site plan application and that the application is therefore complete.

Public hearing. A public hearing shall be held within 62 days of the acceptance of the application as complete, on notice:

Planning Board decision. The Board shall make its decision on the application to approve, disapprove or approve with conditions within 62 days of the date that the public hearing is closed. This time limit may be extended upon the consent of the applicant.

All fees due to the Town shall be paid in full before the Planning Board Chair signs an approved site plan.

Expiration of approval. Planning Board approval of a site plan shall expire if any of the following circumstances occurs: