The preservation and enhancement of the natural features of the site.

The accommodation of land uses and physical site arrangements which are not contemplated under conventional zoning but which would further the development goals of the Town.

The creation of more usable open space and/or recreation area.

The preservation of trees, scenic vistas, outstanding natural topography and geologic features, the retention of productive agricultural land and/or the prevention of soil erosion.

The provision of a more desirable environment than what would be possible through the strict application of existing zoning.

The promotion of the general health, safety and welfare of the Town.

The suitability of the tract(s) for the general type of open space or farmland preservation proposed, the physical characteristics of the land and the relation of the proposed development to surrounding existing and probable future development.

The adequacy of major roads, utilities and other facilities and services to serve the development.

That the proposal is conceptually sound and that it meets local and area-wide needs and it conforms to accepted design principles in the proposed functional roadway and pedestrian system, land use configuration, open space system, hiking trail system and drainage system.

The Town's Comprehensive Plan and!or other plans or policies used to guide development in the Town.

The location and extent of all proposed land uses, including development areas and open spaces, with areas shown in acres.

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

An area map showing adjacent parcels; that portion of the applicant's property under consideration; all properties, zoning districts, subdivisions, streets, access easements, watercourses and other significant natural and built features within 500 feet of the applicant's property; and all uses of abutting lands.

The area water, sanitary and storm sewer systems with proposed points of connection and their impact on existing systems.

A description of the manner in which any common areas that are not to become publicly owned are to be maintained, including open space, streets, lighting and other considerations relevant to the proposal.

A narrative 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 applicant setting forth the reasons why, in his opinion, the proposal would be in the public interest and would be consistent with the Town's goals and objectives.

A generic environmental impact statement pursuant to the provisions of 6 NYCRR 617.15 (to be paid for by the applicant) to accompany a long form environmental assessment form (EAF) which addresses at least the following:

The Town Board may grant open space preservation zoning only after finding that the open space has community value and that the development area has adequate resources and public facilities, including transportation, water supply, waste disposal and fire protection, to handle the density being proposed. The Town Board must also determine that there will be no significant environmentally damaging consequences and that the development area incentives or bonuses are compatible.

If the Town Board grants open space preservation zoning, the Zoning Map shall be so revised. The Town Board may, if it feels it necessary, in order to fully protect the public health, safety and welfare of the community, attach to its zoning resolution any additional conditions or requirements for the applicant to meet. If the applicant refuses to accept the conditions outlined, the Town Board shall be deemed to have denied approval. The Town Board shall also determine in each case the appropriate density and area requirements for the individual projects and shall consider any recommendation on the same from the Planning Board. In no case shall such density exceed the amount that would have been permitted under conventional zoning for the total amount of land which is being considered. The determination of land use density shall be documented, including all facts, opinions and judgments justifying the proposed project.

Public hearings shall be held on any application submitted pursuant to this article, and public notice shall thereby be given thereof by the publication in the official newspaper of such hearing at least five days prior to the date thereof

The intent of this district is to permit the development of land for specialized purposes where tracts of land suitable in location, area and character for the uses and structures proposed are to be planned and developed on a unified basis. Suitability of land proposed for such development shall be guided by the Comprehensive Plan, other plans and official policies used to guide development in the Town, and the existing and prospective character of surrounding land uses. The application of a planned development district shall result in development with certain advantages over that which would be obtained under conventional zoning; result in the preservation and enhancement of the natural, cultural or historic features of the site; result in land uses and physical site arrangements which are not contemplated under conventional zoning but which would further the development goals of the Town; reduce improvement costs through more efficient arrangement of varied land uses, buildings, circulation systems and infrastructure; and result in the promotion of the general health, safety and welfare of the Town.

Where planned development is deemed appropriate through the rezoning of land to a Planned Development District by the Town Board, the set of use and dimensional specifications elsewhere in the zoning regulations are herein replaced by an approval process in which an approved development plan becomes the basis for continuing land use controls.

Residential uses. In developing a balanced community, the use of a variety of housing types and densities shall be deemed most in keeping with this article.

Accessory commercial, service and other nonresidential uses. Commercial, service and other nonresidential uses may be permitted in residential zones (or required) where such uses are scaled primarily to serve the residents of the PDD and the immediate surrounding area. In general the uses first identified within the Mixed Use Zoning District are considered appropriate. Consideration shall be given to the project as it exists in its larger setting in determining the appropriateness of such uses. In addition to residential uses, if the proposed project is located in a nonresidential zone, then the uses permitted in those districts are considered appropriate.

Public buildings and grounds. Public buildings and grounds, as defined within this Code, shall be deemed to be a permitted use within the PDD.

Planned Development Districts may be established by amendment to the Official Zoning Map, and may be approved in any developed or undeveloped areas of the Town where appropriate conditions exist.

An application must be filed by the owner or jointly by owners of all properties to be included in the district. All approved plans shall be binding on all successors in interest of the applicants.

The site shall be suitable for development in the manner proposed without hazards to persons or property, on or off the site, from probability of flooding, erosion, subsidence or slipping of the soil or other dangers, annoyances or inconveniences. Soil conditions, groundwater level, drainage and topography and other factors shall all be appropriate to support both the kind and pattern of the intended use.

All uses within an area designated as a Planned Development District are determined by the provisions of this section and the approved site plan of the subject project.

The appropriate types of uses within the Planned Development District shall be guided by the Comprehensive Plan goals and objectives.

The planned development regulations that follow shall apply generally to the initiation and regulation of all Planned Development Districts. The new regulations shall apply within the Planned Development District, where for a particular application, general zoning, subdivision or other regulations or requirements are waived or altered.

The Town of Perinton Design Criteria and Construction Specifications for land development are adopted herein by reference, and shall establish the standard for project design and construction as appropriate.

Tract perimeter standards. All dimensional requirements of conventional zoning districts shall apply to the perimeter of planned development projects on the sides where said planned development project abuts a conventional zoning district; these shall include setbacks and buffering requirements.

General site development guidelines. These guidelines provide some direction to the designer to understand the maximum intensity of lot coverage envisioned by this Code; if the designer exceeds these guidelines he must provide a written rationale supported by the Comprehensive Plan's goals and objectives to substantiate the design.

Standards for off-street parking, loading and signs for planned development district uses shall be guided by those for equivalent or similar uses in conventional zoning districts, but may be modified to better achieve site development objectives, during the site plan and subdivision approval process. If the designer proposes a variation from these conventional standards, they shall be presented as part of the district and approved by the Town Board.

It is the intent of this section to allow Planned Development Districts based on three phases of review.