Provision of a maximum choice in the types of environment, occupancy tenure (e.g., cooperatives, individual ownership, condominium, leasing), types of housing, lot sizes and community facilities available to existing and potential Town residents at all economic levels.

Conservation of usable open space and recreation areas.

Development of more convenience in location of accessory commercial and service areas.

The preservation of trees, outstanding natural topography and geologic features and prevention of soil erosion.

A creative use of land and related physical development.

An efficient use of land resulting in smaller systems of utilities and streets and thereby lower housing costs.

A development pattern in harmony with the objectives of the Town Comprehensive Plan.

A more desirable environment than would be possible through the strict application of other articles of this code.

One-family dwellings.

Garden apartments.

Townhouses.

Public and private parks, playgrounds, playfields and recreation areas.

Public, private and parochial educational institutions.

Churches and other similar places of worship.

The minimum required land for a planned unit development shall be 15 contiguous acres. If, however, the total number of contiguous acres exceeds 400 and if the Planning Board finds special reasons, conditions or circumstances which justify the consideration of additional areas which are not contiguous but under the same ownership as part of the overall planned development, then the Planning Board, with the approval of the Town Board, may allow the planned unit development to include the noncontiguous land; provided, further, that the entire area to be developed is fully serviced by a system of public services for water, sewage and drainage as set forth in this code and that all other provisions further set forth in this section for planned unit developments shall be extended to apply to the entire area so included.

An individual lot for a detached house shall contain a minimum of 7,500 square feet.

Lot coverage by buildings on individual detached housing lots shall not exceed 30% of the total area.

Residential buildings, except high-rise buildings, shall not exceed 35 feet in height.

Individual lots for townhouses shall have a minimum width of 18 feet, and have a depth of no less than eight feet.

Individual townhouse dwelling unit lots shall have a building coverage of the lot not in excess of 50% of the total individual lot.

Parking, landscaping, fence and access regulations pertaining to the typical business districts shall apply to this section of the code.

The location and extent of all proposed land use, including open space.

All interior streets, roads, easements and their planned public or private ownership, as well as all points of access and egress from existing public rights-of-way.

A specific delineation of all uses, indicating the number of residential units and the density of each residential housing type, as well as the overall project density.

The overall water and sanitary sewer system, with proposed points of attachment to existing systems; the proposed stormwater drainage system and its relation to existing systems; evidence of preliminary discussion and approval of the New York State Department of Health.

A description of the manner in which any areas that are not to become publicly owned are to be maintained, including open space, streets, lighting and others according to the proposals.

If the development is to be phased, a description and graphic representation of the phasing of the entire proposal in terms of length of time, type and number of units or activities completed per phase.

Evidence, as required by the reviewing boards, of the applicant's ability to complete the proposed planned unit development.

A description of any covenants, grants of easement or other restrictions proposed to be imposed upon the use of the land, buildings or structures, including proposed easements for public utilities.

A written statement by the landowner setting forth the reasons why, in his or her opinion, the proposal would be in the public interest and would be consistent with the Town's goals and objectives.

If required for the proposed development under Article XIV of this chapter, a SWPPP, together with the recommendation of the SMO to approve, approve with modifications, or disapprove the SWPPP pursuant to § 245-61B of this chapter.

The Town Board shall, within 45 days following the conclusion of the hearing(s), either:

In the event that tentative approval is granted, either of the proposal as submitted or with conditions, the Town Board shall, as part of its resolution, specify the drawings, specifications and performance bond that shall be required to accompany an application for final approval. The landowner shall, within 30 days, notify the Town Board of his or her acceptance of or refusal to accept all specified conditions. If the landowner refuses to accept the conditions outlined, the Town Board shall be deemed to have denied tentative approval. If the landowner accepts, the proposal shall stand as granted. Tentative approval shall not qualify a proposal for recording nor authorize development or the issuance of building permits.

Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, channelization structures and traffic controls.

Adequacy and arrangement of pedestrian traffic access and circulation, including separation of pedestrian from vehicular traffic, walkway structures, control of intersections with vehicular traffic and pedestrian convenience, as recommended by the Town Public Vehicle Commission.

Location, arrangement, appearance and sufficiency of off-street parking and loading.

Location, arrangement, size and design of buildings, lighting and signs; adequacy, type and arrangement of trees, shrubs and other landscaping constituting visual and/or noise-deterring buffers between adjacent uses and adjoining lands.

In the case of multiple-family dwellings, the adequacy of usable open space for playgrounds and informal recreation.

Adequacy of stormwater management facilities and sanitary waste disposal facilities, in accordance with any SWPPP approved by the Town pursuant to § 245-61 of the Town Code.

Adequacy of structures, roadways and landscaping in areas with moderate to high susceptibility to flooding and ponding and/or erosion.

Protection of adjacent properties against noise, glare, unsightliness or other objectionable features.

The relationship of the proposed land uses to adjacent land uses and the use of buffer areas and open space to provide a harmonious blending of existing and proposed uses.

Conformance with other specific recommendations of the Town Board which may have been required in the Town Board's examination of the proposed plan for development.

Conformance with the requirements of Article XIV of this chapter.

An application for final approval may be for land included in a plan or, to the extent set forth in the tentative approval, for a section thereof. Said application shall be made to the Town Board and to the Town Planning Board and within the time or times specified by the resolution granting tentative approval. The application shall include such drawings, specifications, covenants, easements, conditions and form of performance bond as were set forth by written resolution of the governing body at the time of tentative approval. A public hearing on the application for final approval of the plan, or part thereof, shall be required unless the plan, or the part thereof, submitted for final approval is, in the judgment of the Town Board, in substantial compliance with the plan theretofore given tentative approval.

In the event that a public hearing is not required for final approval, and the application for final approval has been filed, together with all drawings, specifications and other documents in support thereof, and as required by the resolution of tentative approval, the Town Board shall, within 30 days of such filing and after receipt of a report thereon by the Town Planning Board, grant such plan as submitted. If a plan is filed containing variations from the plan given tentative approval, but remains in substantial compliance with the plan as submitted for tentative approval, the Town Board may, after a meeting with the landowner, refuse to grant final approval and shall, within 30 days from the filing of the application for final approval, so advise the landowner in writing of said refusal, setting forth in said notice the reasons why one or more of said variations are not in the public interest. In the event of said refusal, the landowner may:

In the event that the plan as submitted for final approval is not in substantial compliance with the plan as given tentative approval, the Town Board shall, within 30 days of the date the application for final approval is filed, so notify the landowner in writing, setting forth the particular ways in which the plan is not in substantial compliance. The landowner may:

A plan, or any part thereof, which has been given final approval by the Town Board shall be so certified without delay by the Town Clerk and shall be filed on record forthwith in the office of the Niagara County Clerk before any development shall take place in accordance therewith. Upon the filing of record of the plan, the zoning and subdivision regulations otherwise applicable to the land included in the plan shall cease to apply thereto. Pending completion within five years of said planned unit development or of that part thereof, as the case may be, that has been finally approved, no modification of the provisions of said plan, or part thereof, as finally approved, shall be made nor shall it be impaired by actions of the Town with or without the consent of the landowner.

In the event that a plan, or section thereof, is given final approval, and thereafter the landowner abandons said plan or the section thereof that has been finally approved, and so notifies the Town Board in writing; or, in the event that the landowner shall fail to commence and carry out the planned unit development within a reasonable period of time after final approval has been granted, no further development shall take place on the property included in the plan until after said property is resubdivided and is reclassified in accordance with the applicable provisions of law.

Minor changes in the location, siting and height, length and width of buildings and structures may be authorized by the Planning Board if required by engineering or other circumstances not foreseen at the time the final plan was approved. No change authorized by this section may increase the cube of any building or structure by more than 10%.

All other changes in use, any rearrangement of lots, blocks and building tracts, any changes in the provision of common open spaces and all other changes in the approved final plan must be approved by the Town Board under the procedures authorized by this code for the amendment of the Zoning Map. No amendments may be made in the approved final plan unless they are shown to be required by changes in the development policy of the community.