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BASICS OF SITE PLAN REVIEW David Nelson & Kari Terwilliger Cayuga County Planning * * Several slides were prepared by the UConn Center for Land Use Education and Research and have been reproduced with permission. ---PAGE BREAK--- AGENDA 1. Definition & Purpose 2. Process 3. Contents 4. Reading & Reviewing Site Plans 5. Site Plan Exercise ---PAGE BREAK--- SITE PLAN - a rendering, drawing, or sketch prepared to specifications and containing necessary elements, as set forth in the applicable ordinance or local law, which shows the arrangement, layout and design of the proposed use of a single parcel of land as shown on said plan. -§27-a NYS General Municipal Law ---PAGE BREAK--- Maps show physical features of the natural or built environment at established scale and orientation. Plans are engineered drawings made to scale showing existing physical features of a site and proposed changes to accommodate development. Maps, Plans What’s the difference? ---PAGE BREAK--- • The purpose of site plan regulations is to ensure that the development of individual parcels of land do not have an adverse impact on adjacent properties or the surrounding neighborhood. • Such regulations also ensure that the parcel's development fits properly into the community and conforms to its planning objectives. - “Land Use Primer” Pace University School of Law SITE PLAN - PURPOSE ---PAGE BREAK--- • The development of individual parcels must conform to the provisions of local zoning which contain use and dimensional requirements for site development. • Site plan specifications go beyond those of zoning, and protect adjacent areas and the community's residents from flooding and erosion, traffic congestion and accidents, design, noise pollution, and the erosion of neighborhood character - “Land Use Primer” Pace University School of Law SITE PLAN - CRITERIA ---PAGE BREAK--- SITE PLANS – FIRST STEPS Sketch Plan Conference • Opportunity to review basic site design concept and determine information that will be needed. • Applicant, PB Chair, and Zoning Officer to attend. Preliminary Site Plan Review • After receiving complete site plan as specified in Sketch Plan Conference, the PB will review. • PB votes to deny, approve, or approve with modifications. Final Site Plan Procedure • Applicant submits a final detailed site plan showing requested modifications for approval. ---PAGE BREAK--- SITE PLANS – PROCESS Review to see if site plan meets Zoning reqs If reqs are met, review site plan in greater detail to ensure harmony with community. If reqs are not met … Discuss with applicant to see if design can be modified to bring into conformance. Board may opt to waive some of the reqs (but not bulk reqs). Last resort: Refer to the ZBA for necessary bulk reqs (area variances). ---PAGE BREAK--- SITE PLAN CHECKLIST ---PAGE BREAK--- • Is this an acceptable site plan? SITE PLAN READING? ---PAGE BREAK--- - NYS Town Law §274-a.4 - NYS Village Law §7-725-a.4 • Disapprove • Approve (as is) • Approve with Conditions • The authorized board shall have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to a proposed site plan. Upon its approval of said site plan, any such conditions must be met in connection with the issuance of permits by applicable enforcement agents or officers of the town. SITE PLAN - DECISIONS ---PAGE BREAK--- • Parking, means of access, screening, signs, • Landscaping, architectural features, location and dimensions of buildings, • Adjacent land uses and physical features meant to protect adjacent land uses • Any additional elements specified by the elected board in such Zoning Ordinance or Local Law. SITE PLAN - CONTENTS ---PAGE BREAK--- BASIC ELEMENTS • Project Name / Title Block • Location Map • Orientation / North Arrow • Scale • Type of Plan • Plan Preparer • Legend ---PAGE BREAK--- Beware of Xerox Distortion! SCALE • Shows relative size of objects • Types: – Written Scale • Ratio Scale (1:12,000) • Equivalent = 1,000ft) – Graphic Scale • Most reliable ---PAGE BREAK--- • Cover Sheet • Existing Conditions Plan • Demolition Plan • Utilities Plan • Site Plan • Landscape Plan • Detail Sheets • Drainage • Erosion & Sediment Control / Stormwater Management • Building Elevations SITE PLAN SHEETS ---PAGE BREAK--- ZONING COMPLIANCE CHART ---PAGE BREAK--- NOTES ---PAGE BREAK--- SITE PLAN READING • Survey • Layout Plan • Stormwater • Utilities • Construction Activity • Details ---PAGE BREAK--- 03/12/05 PLAN READING - SURVEY ---PAGE BREAK--- Contours: an imaginary line that connects points of equal elevation TOPOGRAPHY ---PAGE BREAK--- contours far apart show a gentle slope contours close together show a steep slope a series of concentric contours ending in a small closed circle or oval shows a local hilltop a spot elevation is a point of known elevation used as a point of reference for surveys. a benchmark (BM): point of known position & elevation used as a point of reference for surveys. contour lines of a ridge are in a that always points downhill ---PAGE BREAK--- Slope direction is calculated perpendicular to the contour lines. But how do you measure it? TOPOGRAPHY AND SLOPE ---PAGE BREAK--- Percent Slope = Change in Elevation Distance X 100 (10’ / 20’ ) X 100 = 50% slope SLOPE Distance = 20’ Elevation = 10’ ---PAGE BREAK--- If too Steep: - potential erosion - soil stability - safety 10 ft 20 ft WHY IS SLOPE IMPORTANT? ---PAGE BREAK--- If too flat: - storm water may not drain - may flood 0 ft 20 ft WHY IS SLOPE IMPORTANT? ---PAGE BREAK--- 03/12/05 Steeper More Level PLAN READING - SURVEY Question: Where’s the steepest and the flattest areas? ---PAGE BREAK--- 03/12/05 HP LP Question: Where are the high and low points? PLAN READING - SURVEY ---PAGE BREAK--- 03/12/05 Question: What direction does the water flow on the road? HP PLAN READING ---PAGE BREAK--- 03/12/05 Is this a copy? Is that really the scale? PLAN READING - LAYOUT ---PAGE BREAK--- What’s the lot size? Regulations: 1 ac. Lot is 1.34 ac. ask questions … PLAN READING ---PAGE BREAK--- Is that enough frontage? Regulations: 100’ min. 122’ Double Frontage PLAN READING ---PAGE BREAK--- Is the building within setbacks? Regulations: 40’ front, 10’ side 46’ 131’ PLAN READING ---PAGE BREAK--- PLAN READING – TRAFFIC CIRCULATION right-in/right-out r+l-in/right-out full access one way drive-thru stacking ---PAGE BREAK--- How many parking spaces? 9 4 5 8 8 2 Regulations: 41 + 2 accessible 34 + 2 PLAN READING ---PAGE BREAK--- What is the curb cut distance from the intersection? Regulations: 75’ 62’ 108’ PLAN READING ---PAGE BREAK--- PLAN READING - GRADING ---PAGE BREAK--- Site Plan Review Grading Plan New Spot Elevations are indicated with an arrow to the exact spot B C Bottom of Curb T C Top of Curb T S Top of Stair B S Bottom of Stair T W Top of Wall B W Bottom of Wall Original grade is shown as dashed line 610 Grade changes MUST be within property boundary Proposed Grade is shown as a solid line and as 610 ---PAGE BREAK--- SITE PLAN REVIEW - STORMWATER ---PAGE BREAK--- Utility connections SITE PLAN REVIEW – UTILITIES gas water fire sanitary ---PAGE BREAK--- Sediment and Erosion Control CONSTRUCTION ACTIVITY Hay bale filters at catch basins Anti-tracking pad or graveled entrance ---PAGE BREAK--- SITE PLAN REVIEW – DETAILS ---PAGE BREAK--- • Help is available: – Municipalities may hire an engineer at the applicant’s expense to review and advise on site plans. – Make sure your code stipulates this option and get approval from your Town/Village Board! A FINAL NOTE … ---PAGE BREAK--- • James A. Coon Local Government Technical Series: Review.pdf • Tug Hill Planning Commission: http://www.tughill.org/wp- content/uploads/2011/09/4SiteReviewSpecialPermit Packet.pdf • Cayuga County Planning Department: – (315) 253-1276 – [EMAIL REDACTED] – [EMAIL REDACTED] SITE PLAN RESOURCES