[Amended 11-6-1963; 3-17-1976 by L.L. No. 2-1976; 12-21-1976 by L.L. No. 16-1976; 9-6-1977 by L.L. No. 17-1977; 8-5-1980 by L.L. No. 6-1980; 10-3-1989; 8-17-1999 by L.L. No. 12-1999; 4-17-2001 by L.L. No. 4-2001; 11-6-2006 by L.L. No. 10-2006]
The Planning Board is hereby authorized, pursuant to § 7-725-a of the Village Law of the State of New York, to review and approve, approve with modifications or disapprove site development plans in accordance with the provisions given in Chapter 247, Site Plan, of the Municipal Code of the Village of Northport.
The Planning Board is hereby empowered, subject to approval of the Board of Trustees, to adopt site plan regulations to effectuate the purposes and policies of this chapter.
[Amended 7-7-2021 by L.L. No. 7-2021]
An application for site plan approval from the Planning Board is required for:
A. 
All new nonresidential property construction or reconstruction, or the construction or reconstruction of residential property for the use of more than three families;
B. 
Any exterior alteration to and/or expansion of an existing building or property not in residential use;
C. 
Any change in the number of uses or the type of use(s) of an existing property not in residential use; and
D. 
The conversion of a residential use to a nonresidential use.
A. 
The Planning Board may, in appropriate cases and upon written application, dispense with the requirement of a site plan, or may modify the site plan requirements, as described herein and more completely in Chapter 247.
B. 
Applicants seeking a waiver of the requirement to submit a site plan, or any modification to its requirements, shall apply to the Planning Board in writing. Such application shall demonstrate that:
(1) 
Because of the size of the project or circumstances of the site such requirements would not be applicable or would be an unnecessary burden upon the applicant.
(2) 
A waiver would not violate the general intent and purposes of this ordinance or be detrimental to the general health, safety, and welfare of the Village, or aesthetics of the neighborhood.
(3) 
The condition for which a waiver from a design standard is sought is unique to the property.
(4) 
The request for a waiver is not based on mere inconvenience to the applicant or a self-created hardship.
(5) 
A waiver is necessary for the preservation and enjoyment of substantial property rights possessed by the applicant.
C. 
Any waiver or modification of requirements granted by the Planning Board shall provide only the minimum relief necessary to alleviate the hardship.
Applications for building permits requiring both architectural review and site plan approval shall file for such reviews and approvals simultaneously.
A. 
The Planning Board shall submit comments to the Architectural and Historic Review Board on site planning issues relevant to applications for architectural review, when appropriate. These comments shall be made in written form.
B. 
The Planning Board may, on an as-needed basis, designate one of its members to represent the Planning Board at a meeting of the Architectural and Historic Review Board in order to present site plan considerations relevant to applications that are being considered by both boards simultaneously.
In any case where the site plan submitted by the applicant indicates it will require a variance or special permit from the Board of Zoning Appeals in order to construct or use the premises as shown on the aforedescribed site plan, the applicant shall submit an application to the Board of Zoning Appeals either prior to or simultaneously with the filing of the application for approval of the site plan with the Planning Board. In such instances, the Planning Board shall render a decision on the site plan only when a variance has been granted.
A. 
The Planning Board shall provide comments on the variance or special permit application to the Board of Zoning Appeals, when appropriate. Comments shall:
(1) 
Be limited to site planning issues relevant to the consideration of the variance or special permit.
(2) 
Be made in written form.
(3) 
Be submitted within two weeks of the Planning Board meeting at which the application is first considered or, if additional information is requested, within two weeks of the Planning Board meeting at which all necessary information has been provided by the applicant. The Planning Board shall notify the Zoning Board of Appeals if it requires more than two weeks to provide its comments, and also if it has no comments.
B. 
The applicant shall provide the Planning Board with any materials, documents and information necessary for it to comment on the variance or special permit application.
C. 
If the applicant applies to the Board of Zoning Appeals prior to filing for site plan and/or architectural review, complete copies of such application shall be simultaneously provided by the applicant to the Planning Board and the Architectural Review Board, both of which shall submit written comments prior to or at the Board of Zoning Appeals public hearing.
Where an application is made to the Board of Zoning Appeals to obtain a special use permit or variance to legalize an existing business or industrial use, the applicant shall also file for site plan approval pursuant to the provisions of Chapter 247. The provisions of said section shall apply.
The Planning Board is empowered to require the submission of performance bonds, cash bonds or other suitable collateral in the full value of all proposed improvements.
A. 
Prior to issuance of the building permit, the Planning Board shall make a determination as to the need for performance bonds, cash bonds or other collateral. Such bonds or collateral may be required in an amount representing the full value of the proposed improvements, as determined by the Planning Board, for submission to the Village of Northport as follows:
(1) 
On-site improvements, including curbs, drainage, paving, landscaping, site lighting and any other on-site improvements shown on the site plan. An inspection fee of 4% of the amount of said bond shall be required and shall be paid prior to the issuance of a building permit or, where no permit is required, the fee is payable before construction commences.
(2) 
Street improvements, including curbs, sidewalks, drainage, road widening and any other off-site improvements shown on the site plan. An inspection fee of 5% of the amount of said bond shall be required and shall be paid, as required in Subsection A(1) above.
B. 
In the event that the Planning Board requires that a performance bond be supplied, such performance bond shall be issued by a bonding or surety company, approved by the Board of Trustees of the Incorporated Village of Northport, or by the owner, with security acceptable to the Board of Trustees as to form, sufficiency and manner of execution, following review of the same by the Village Attorney. Such performance bond shall run for a term to be fixed by the Planning Board, but in no case for a term longer than one year. In the event that any required improvements have not been installed within the term of the performance bond, the Planning Board may recommend to the Village Board of Trustees that it declare the bond to be in default, and the Village Attorney shall take whatever steps are necessary to collect on said bond. Upon receipt of the proceeds therefrom, the Village shall install such improvements as are covered by such performance bond, but not exceeding in cost the amount of such proceeds.
C. 
In the event that the Planning Board permits the use of a cash bond or other suitable collateral, the Village Attorney shall review the form and content of said cash bond or the agreement regarding the suitable collateral, after which the same shall be submitted to the Board of Trustees for its approval as to form, sufficiency and manner of execution following review of the same by the Village Attorney. Such cash bond or other suitable collateral shall run for a term to be fixed by the Planning Board, but in no case for a term longer than one year.
D. 
In the event that any required improvements have not been installed within the term of said cash bond and other suitable collateral, the Planning Board may recommend to the Village Board of Trustees that it declare the cash bond to be in default or the agreement regarding the other suitable collateral to be in default, and the Village Attorney shall thereupon take whatever steps are necessary to collect on said cash bond or other suitable collateral. Upon receipt of the proceeds therefrom, the Village shall install such improvements as are collected by such cash bond or other suitable collateral, but not exceeding in cost the amount of such proceeds.
A. 
Prior to the issuance of the building permit, the owner shall obtain a public liability policy in an amount commensurate with the size, degree of difficulty of construction and risks inherent in the construction of the proposed building or alteration, as determined by the Planning Board, but at a minimum, the insurance requirements for independent contractors obtaining a permit to work within the Village shall be as set forth below. The Village shall be named as additional insured on this policy.
B. 
The contractor shall maintain at a minimum the following giving evidence of same to the owner in the form of certificates of insurance or copies of policies. The insurance carrier must be New York State licensed carrier with A.M. Best Rating of at least A IX. All subcontractors must adhere to workers' compensation, comprehensive liability, umbrella liability and auto liability and provide 30 days' notice of cancellation or material change.
(1) 
Worker's compensation and New York State disability:
(a) 
Coverage: statutory.
(b) 
Extensions:
[1] 
Voluntary compensation.
[2] 
All states coverage employers.
[3] 
Employers liability: unlimited.
(2) 
Commercial general liability:
(a) 
Coverage, occurrence: 1988 ISO or equivalent.
(b) 
Limits:
[1] 
General aggregate: $2,000,000.
[2] 
Products-Comp/Ops Aggreg.: $1,000,000.
[3] 
Personal and advert. injury: $1,000,000.
[4] 
Each occurrence: $1,000,000.
[5] 
Fire damage (any one fire): $50,000.
[6] 
Medical expenses (any one person): $5,000.
[7] 
Or such other limits as may be set from time to time by the Board of Trustees.
(c) 
Additional insured: municipality using ISO form CG2012 or equivalent.
(d) 
Special: hold harmless as per sample or equivalent.
(3) 
Automobile insurance:
(a) 
Coverage: standard New York policy insuring all owned, hired and nonowned vehicles.
(b) 
Limits (minimum limit): $1,000,000 CSL.
(c) 
Additional insured: municipality.
(d) 
Or such other limits as may be set from time to time by the Board of Trustees.
(4) 
Umbrella liability (recommended):
(5) 
Sample hold-harmless agreement/contractor. The contractor shall indemnify and hold the municipality harmless against any claim of liability or loss including the cost of defense for personal injury or property damage resulting from or arising directly or indirectly out of or resulting from the permit holders operations within the municipality, including losses arising out of the negligent acts or omissions of the contractor, its servants or agents, and any subcontractors, its servants or agents.