Sand Lake City Zoning Code
ARTICLE IX
Site Plan Review
§ 250-87 Purpose.
The purpose of this article is to authorize the Town Planning Board to review and approve, approve with modifications or disapprove site plans prepared to specifications set forth herein, by examining such design elements which relate to parking, means of access, screening, signs, landscaping, architectural features, location and dimensions of buildings, impact of the proposed use on adjacent land uses and such other elements as may be related to health, safety and general welfare of the community.
§ 250-88 Site plan approval required.
A.
Site plan approval by the Planning Board shall be required for all new permitted land use activities listed on the Use Table[1] of this chapter except for the following uses and activities which shall be exempt from site plan review:
(1)
Construction of single-family dwellings and two-family dwellings.
(2)
Agricultural uses on a parcel located in an Agricultural District as defined by New York State Agriculture and Markets Law Article 25-AA.
(3)
Activities in the Natural Resource Extraction Overlay or a Natural Resource Extraction PDD which are already under permit with the New York State Department of Environmental Conservation and, where applicable, the Town of Sand Lake.
(4)
Customary accessory uses 900 square feet or less, except accessory dwelling units.
(5)
A change of use that shall not result in a new or expanded structure.
(6)
Surface parking increase of up to five spaces.
(7)
Ordinary landscaping or grading that is not conducted in connection with land use reviewable under the provisions of this chapter.
(8)
Ordinary repair or maintenance or interior alterations to existing structures or uses.
[1]
Editor's Note: The Use Table is included as an attachment to this chapter.
B.
Site plan approval shall also be required 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 Articles IV and V of Chapter 225, Subdivision of Land, as well as the provisions of this article.
§ 250-89 Sketch plan.
A sketch plan conference between the Planning Board and applicant shall be held to review the basic site design concept and generally determine the information to be required on the preliminary site plan. At the sketch plan conference, the applicant should provide the data discussed below, in addition to a statement or rough sketch describing what is proposed.
A.
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. Such area map shall be oriented to the nearest street or highway intersection.
B.
A map of site topography at no more than five-foot contour intervals. If general site grades exceed 5% or 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 additionally be provided.
§ 250-90 Preliminary plan submission requirements.
An application for preliminary site plan approval, as prepared by a registered landscape architect, architect or professional engineer, shall be made, on forms supplied by the Town of Sand Lake. Applications shall be accompanied by a plan with information from the following checklist, as determined during sketch plan review:
A.
Title of drawing, including the name and address of the applicant and the person responsible for preparation of such drawing.
B.
North arrow, scale and date.
C.
Boundaries of the property plotted to scale.
D.
Existing watercourses.
E.
Grading and drainage plan, showing existing and proposed contours at an appropriate interval to be specified by the Planning Board.
F.
The location, proposed use and height of all buildings.
G.
The location, design and construction materials of all parking and truck loading areas, with access and egress drives thereto.
H.
Provision for pedestrian access.
I.
The location of outdoor storage, if any.
J.
The location, design and construction materials of all existing or proposed site improvements, including drains, culverts, retaining walls and fences.
K.
Description of the method of sewage disposal and location.
L.
Description of the method of securing water and location.
M.
All service areas, fire lanes, water distribution lines, hydrants, equipment and materials proposed for the protection of the proposed uses from fire.
N.
The location, design and construction materials of all energy distribution facilities, including electrical, gas and solar energy.
O.
The location, size and design and construction materials of all proposed signage.
P.
Landscape planting plan showing planted areas and specifying plant types.
Q.
Illustrations or sketches of proposed street furniture.
R.
Other information as deemed necessary by the Planning Board.
S.
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with Chapter 218, Stormwater Management and Erosion and Sediment Control, shall be required for site plan approval. The SWPPP shall meet the performance, design criteria and standards set forth in Chapter 218. The approved site plan shall be consistent with the provisions of Chapter 218.
§ 250-91 Preliminary plan review and decision.
The Planning Board's review of a preliminary site plan shall include, but is not limited to, the following general considerations:
A.
Layout and design of vehicular and pedestrian access and circulation, including intersections, road widths, pavement surfaces, channelization structures, traffic controls, walkway structures and overall pedestrian convenience.
B.
Layout and design of off-street parking, loading, lighting, signage and general relationship with proposed buildings.
C.
Adequacy of stormwater and drainage facilities, water supply and sewage disposal facilities.
D.
Type and use of trees, shrubbery and other landscape elements for aesthetic, screening or buffering purposes and the relationship with existing trees and vegetation.
E.
Protection of adjacent properties from noise, glare, unsightliness or other objectionable features.
F.
Adequacy of provisions for emergency vehicular zones and firefighting access and equipment.
§ 250-92 Public hearing.
A.
The Planning Board may conduct a public hearing on the preliminary site plan. If a public hearing is considered desirable by a majority of the members of the Planning Board, such public hearing shall be conducted within 62 days of the receipt of the application for preliminary site plan approval.
§ 250-93 Planning Board action on preliminary and final site plan.
A.
Within 62 days of such public hearing or within 62 days after the day of application if no hearing is held, the Planning Board shall act on the site plan. The time in which the Planning Board shall make a decision may be extended by mutual consent. If no decision is made within said sixty-two-day period, the preliminary site plan shall be considered approved. The Planning Board's action shall be in the form of a written statement to the applicant stating whether or not the preliminary site plan is approved, disapproved or approved with modifications.
B.
The Planning Board's statement may include recommendations of desirable modifications to be incorporated in the final site plan or which conformance with said modifications shall be considered a condition of approval. If the preliminary site plan is disapproved, the Planning Board's statement will contain the reasons for such findings. In such a case, the Planning Board may recommend further study of the site plan and resubmission to the Planning Board after it has been revised or redesigned.
C.
Final site plan review and decision.
(1)
After receiving approval from the Planning Board on a preliminary site plan, the applicant shall submit a final site plan. If more than six months has elapsed since the time of the Planning Board's action on the preliminary site plan and conditions have changed significantly in the interim, the Planning Board may require a resubmission of the preliminary site plan for further review and possible revision prior to accepting the proposed final site plan for review.
(2)
The final detailed site plan shall conform substantially to the approved preliminary site plan. It should incorporate any modifications that may have been recommended by the Planning Board in its preliminary review. All such modifications shall be clearly indicated by the applicant on the appropriate submission.
(3)
The following additional information shall accompany an application for final detailed site plan approval:
D.
Planning Board action on final site plan.
(1)
Within 62 days of receipt of the application for site plan approval or from the date of a public hearing, if applicable, the Planning Board shall render a decision to the applicant. If no decision is made within the sixty-two-day period, the final site plan shall be considered approved.
(2)
Upon approval of the final site plan and payment by the applicant of all fees and reimbursable costs due to the Town, the Planning Board shall endorse its approval on a copy of the final site plan and shall forward such copy to the Code Enforcement Officer.
E.
Reimbursable costs. Costs incurred by the Planning Board for reasonable consultation fees or other extraordinary expense in connection with the review of a proposed site plan shall be charged to the applicant.
F.
Inspection of improvements. The designated Town Engineer shall be responsible for the overall inspection of site improvements, including coordination with other officials and agencies having review or approval authority, as appropriate.