Sites to be developed shall be of such character that they can be safely used for building purposes without danger to the public health or safety or peril from fire, flood or other causes. New development shall be compatible with the rural, small town character of the community.
The Planning Board's review of site plans shall include (as applicable) the following:
A. 
Location, arrangement, size, design and general site compatibility of buildings, lighting and signs;
B. 
Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, pavement surfaces, dividers and traffic controls;
C. 
Location, arrangement, appearance and sufficiency of off-street parking;
D. 
Adequacy of snow storage, stormwater and drainage facilities;
E. 
Adequacy of water supply and sewage disposal facilities.
F. 
Adequacy of site design for fire protection;
G. 
Adequacy and arrangement of pedestrian access;
H. 
Compatibility with and protection of adjacent uses;
I. 
Consideration of aesthetics in the project design; and
J. 
Reduction of potential nuisances such as noise, smoke and glare.
In general, sites to be developed should avoid areas where the following conditions are present:
A. 
Slopes greater than 15%;
B. 
Bedrock less than five feet from the surface and areas of frequent rock outcrops;
C. 
Areas of high groundwater (seasonal or permanent);
D. 
Soils with excessively slow or fast percolation;
E. 
Flood hazard areas; and
F. 
Regulated freshwater wetlands (New York State Department of Environmental Conservation and the Army Corps of Engineers).
To help ensure that new development is compatible with the rural, small town character of the Town, the Planning Board shall apply the following design guidelines to its review of site plans:
A. 
Whenever feasible, retain and reuse old farm roads and country lanes instead of constructing new roads and driveways;
B. 
Whenever feasible, new buildings should be placed at the edges of fields or in cleared areas next to fields instead of in the middle of fields. Septic systems and leach fields, however, may be located in fields;
C. 
Unless buildings are designed traditionally and located close to the road in the manner historically found in rural areas and small towns, use existing vegetation and topography to buffer and screen them;
D. 
Minimize clearing of vegetation;
E. 
Whenever feasible, situate parking lots to the side and rear of buildings; and
F. 
Lighting should be designed and arranged so as to minimize glare on adjacent properties and onto public places.
Site plan approval should be conditional upon the applicant(s) obtaining any necessary curb-cut permits. In addition, site plans should comply (if applicable) with the following site access guidelines:
A. 
Access drives shall be constructed and maintained so as to provide for year-round access;
B. 
In cases where sites have frontage on more than one road, the principal point of access shall be from the secondary road (whenever feasible);
C. 
Driveways shall be combined (whenever feasible) to minimize the number of access points onto roadways;
D. 
There shall be a maximum to two driveway entrances per developed lot;
E. 
No driveway center line shall intersect a street line less than 70 feet from the intersection of any two roadways; and
F. 
Driveway grade and width shall be such that adequate and safe access is provided for emergency and service vehicles during all seasons.
A. 
Guarantees. A certificate of occupancy shall only be issued when all improvements shown on the site plan are installed in accordance with site plan approval or a performance guarantee has been provided by the applicant(s) for uncompleted improvements. Such guarantees may include one or a combination of the following:
(1) 
A bond executed by a surety company equal to the cost of such improvements. Any such bond shall require the approval of the Town Board in consultation with the Attorney for the Town as to form, sufficiency, manner of execution and surety.
(2) 
A certified check in a sufficient amount up to the cost of the improvements. The certified check shall be placed in an escrow account established by the Town for this purpose.
(3) 
A letter of credit that is of sufficient amount to cover 110% of the costs of the improvements. Letters of credit shall require the approval of the Town Board in consultation with the Attorney for the Town as to form, sufficiency, and manner of execution and shall be duly notarized.
(4) 
A waiver under appropriate certain circumstances.
B. 
Schedule and approval of improvements. The Planning Board shall specify the time frame for completion of improvements in its decision on the application. When a certified check or performance bond is issued, the Town and the applicant(s) shall enter into a written agreement itemizing the schedule of improvements in sequence with the cost opposite each phase of construction or installation. Each cost as listed shall be repaid to the applicant(s) upon completion and approval after inspection by the Town of the improvement. The Planning Board shall send a letter to the applicant(s) that provides sufficient evidence for the release by the Town of the portion of the performance bond or certified check as designated in the contract to cover the cost of the completed improvement.