Traffic access. All proposed traffic access will be adequate but not excessive in number; adequate in width, grade, alignment and visibility; not located too near street corners or other major access points; and other similar safety considerations.

Circulation and parking. Adequate off-street parking and loading spaces will be provided to prevent parking of vehicles on public streets. The interior circulation system will be adequate to provide safe accessibility to all required off-street parking.

Landscaping and screening. All recreation areas, parking and service areas shall be reasonably screened from the view of adjacent residential lots and streets at all seasons of the year.

Compatibility. Signs and lights will be compatible and in scale with building elements and will not dominate the overall visual impact of the project. Textures of buildings and paved areas will be sufficiently varied to prevent a massive or monolithic appearance, particularly areas of asphaltic paving for parking.

Environment. The design, layout and operational characteristics of the proposed use will not represent significant impact on the environment or result in a waste of the land and other natural resources of the Village. To the greatest possible extent, development will be in harmony with the natural environment and adequate compensatory devices will be prescribed to offset potential significant deterioration resulting from the project.

Development. The site development plan elements, including buildings, parking, drainage, circulation, utilities, provision for emergency services, signs and lighting, will not adversely affect the potential of adjacent properties or the property under review from its highest and best use.

Prior to application for a building permit, certificate of occupancy or certificate of use, where required, site development plan approval shall be secured from the Planning Board. The applicant has the option of choosing between a formal application for approval and an informal submission for review. The site development plan rules and regulations provide detailed specifications as to application materials. For purposes of an informal submission, the applicant should provide as much information as possible, keeping in mind the specific criteria specified in the site development plan rules and regulations. The preapplication review by the Planning Board shall not constitute a formal application, and no approval can be granted based on it. At this time the applicant should outline any modifications that are requested from the requirements specified in the site development plan rules and regulations.

Submissions for site development plan review shall be made on forms prescribed by the Planning Board and accompanied by a fee in accordance with the Standard Schedule of Fees of the Village of Montebello.[1] Such submission shall be submitted to the Clerk of the Planning Board at least three weeks prior to the Planning Board meeting at which review is sought. The Clerk shall determine if the submission is in proper form and if so shall cause it to be referred to such Village departments, agencies and consultants as are necessary to evaluate the proposal and shall cause a consolidated report to be prepared for the next available Planning Board agenda. Applications not in proper form shall be rejected, in writing, within 10 days after submission. A copy of such rejection shall be sent to the Planning Board.

Prior to a formal application for final site development plan approval, an application for preliminary site development plan approval shall be referred to the Community Development Review Committee (CDRC), for review, pursuant to the procedures of § 195-61. The applicant shall submit all application materials provided for in the site development plan rules and regulations in as much detail as the applicant believes is warranted to enable the CDRC to come to a preliminary conclusion as to the merits of the proposal and readiness for submission to the Planning Board. Should variances from the requirements of this chapter be contemplated, their nature and degree should be specified. The application for preliminary approval shall be made and processed in the manner specified in the preceding section.

The Planning Board will review the proposed plan and may grant concept approval with such conditions as are necessary to ensure conformity of said plans with the general and specific criteria set forth in this chapter and other applicable rules and regulations of the Village of Montebello. The Planning Board shall authorize the setting of a public hearing for consideration of final site development plan approval. In the event that a special permit is required, the Planning Board shall simultaneously consider both applications.

An application for final site development plan approval shall be made in the same manner as prescribed for preliminary approval as specified in the site development plan rules and regulations.

The final site development plan and all supporting materials shall be subject to review and consultation in the same manner as the preliminary site development plan. The Planning Board shall conduct a public hearing on the application for final site development plan approval within 62 days from the day a complete application is received. The Planning Board shall mail notice of said hearing to the applicant at least 10 days before such hearing and shall give public notice of said hearing in a newspaper of general circulation in the Village at least five days prior to the date thereof. The Board shall make a determination on the application within 62 days of the close of the public hearing. In the event no determination is made within 62 days and the applicant has not waived the time requirements, the application shall be deemed approved. The Board shall include such conditions of approval as were required and in addition:[1]