A. 
Purpose. This article is hereby enacted in order to ensure that proposed development and use of land within the unincorporated area of the Town of Newburgh will have a harmonious relationship with the existing or permitted use of contiguous land and of adjacent neighborhoods and to ensure that the health, safety, welfare, comfort and convenience of the public is fully considered.
B. 
Authority. In all cases where this chapter requires authorization and approval of plans by the Planning Board, no building permit shall be issued by the Building Code Enforcement Officer except upon authorization of and in conformity with the plans approved by the Planning Board. In all cases where a change of use for a site is proposed to a use identified as a use subject to site plan review by the Planning Board in § 185-10, approval of plans by the Planning Board in accordance with the provisions of this chapter is required, except that for buildings with areas under 2,500 square feet it shall be the Planning Board's determination as to whether or not a review by the Planning Board is required. Such determination shall be made by resolution of the Planning Board following a discussion during a scheduled meeting or work session. Acting under the provisions of § 274-a of the Town Law of the State of New York, the Town Board hereby authorizes the Planning Board to review and approve, to approve with modification or to disapprove site plans and uses as hereinafter set forth.
The application procedure for site plan approval shall involve a four-stage process: presubmission conference, sketch plan review, preliminary site plan review (optional), public hearing (when required) and Architectural Review Board referral (when required) and final site plan review. The Planning Board may adopt such rules and regulations as may be required to implement the application procedure.
A. 
Presubmission conference. Following receipt of an initial site plan application, the applicant shall meet in person with the Planning Board staff. The purpose of such conference shall be to discuss proposed uses or development in order that the necessary subsequent steps may be undertaken with a clear understanding of the Planning Board's requirements in matters relating to site development.
B. 
Sketch plan review.
(1) 
In order to allow the Planning Board and the applicant to reach an understanding on basic design requirements prior to the preparation of detailed plans, the applicant shall submit a sketch plan of the proposed project. Within 10 business days following the applicant's first appearance before the Planning Board, the applicant shall forward a letter prepared by the Planning Board or an authorized agent of the Planning Board to all property owners within 500 feet of the land involved in the application, as the names of such owners appear on the last completed assessment roll of the Town, notifying the property owners of the receipt of the plan and application, by first-class mail. The list of property owners shall be obtained by the applicant from the Town's Assessor. The applicant shall thereafter submit a duly executed, notarized affidavit of mailing to the Planning Board. Further appearances before the Planning Board shall be prohibited until an affidavit meeting the requirements has been delivered. In the event a modification to an application proposes a modification in a proposed use, an increase in the number of buildings or an increase of more than 10% in the height or footprint of a proposed building or structure, other than an accessory building or structure, then a supplementary letter shall be required to be forwarded in the same manner advising of the modification. Said sketch plan shall be drawn to scale, though it need not be to the precision of a finished engineering drawing, and it shall indicate the following information:
[Amended 4-1-2013 by L.L. No. 2-2013]
(a) 
The location and types of the various proposed uses and their area in acres or, if the site is less than two acres, in square feet.
(b) 
Delineation of all residential areas, indicating for each such area its general location, acreage and composition in terms of total number of dwelling units, the mix of dwelling unit types in numbers of each type of unit and as a percentage of each type of the total number of units and the calculation of the residential density in dwelling units per gross acre of the site area and per net acre of the developed area of the site.
(c) 
The general outlines of the interior roadway system and all existing public and private rights-of-way and easements.
(d) 
The location and the area of any common open space.
(e) 
A location map showing uses and ownership of abutting lands.
(f) 
The overall drainage system, including existing water bodies.
(g) 
Provisions for sewers, water supply and other required utilities.
(h) 
Any areas within 200 feet of Chadwick Lake.
(i) 
Any areas within 100 feet of any drainageway tributary to Chadwick Lake.
(j) 
Any areas with slopes between 15% and 20%, between 20% and 25% and in excess of 25%.
(k) 
Any areas within 100 feet of any protected wetland.
(l) 
Any areas within any one-hundred-year floodplain.
(m) 
An outline of all soil types occurring on the property, as mapped by the Orange County Soil and Water Conservation District in Soil Survey of Orange County, New York, published by the United States Department of Agriculture, Soil Conservation Service, in 1981, or a more recent edition, if any, with any areas of alluvial soil types: Alden soils, Barbour fine sandy loam, Basher fine sandy loam, Canandaigua silt loam, Carlisle mucks, Halsey silt loam, Histic humaquepts, Madalin silt loam, Scarboro mucky sandy loam, Suncook sandy loam, Tioga silt loam, Udifluvents-Fluvaquents complex, Wallkill silt loam and Wayland silt loam, shaded in such a way as to distinguish them from all other types.
(n) 
Utility and other easements.
(o) 
Any environmentally sensitive or unique features, such as, but not limited to, rock escarpments and stands of mature trees.
(2) 
The Planning Board shall review the sketch plan and related documents and shall render either a favorable report or an unfavorable report to the applicant. A favorable report shall in no way imply immediate or eventual approval status, it is merely intended to convey to the applicant the relative assurance that the development as conveyed is basically conforming to the Master Plan[1] of the Town of Newburgh and its implementing land use regulations, with or without suggested modifications.
[1]
Editor's Note: The Master Plan is on file in the Town offices.
C. 
Preliminary site plan review. If a particular application is, in the opinion of the Planning Board, of sufficient complexity to warrant review in stages, the Planning Board may defer the submission of certain requirements and detailed engineering work, rendering a preliminary decision on the basis of a less-than-complete submission, similar to the review of a major subdivision according to the Town Subdivision Regulations.[2]
[2]
Editor's Note: See Ch. 163, Subdivision of Land.
D. 
Final site plan review. Within six months, or such longer period as is required to complete any required environmental or other regulatory review, of the presubmission conference, 16 copies of the application for preliminary (see Subsection C above) or final site plan approval shall be filed with the Secretary of the Planning Board accompanied by a detailed development plan prepared by a licensed architect or professional engineer under his/her professional seal, provided on a certified survey of the site, which shall be prepared by a licensed surveyor, which plan and application shall contain all the information included on the sketch plan in addition to that specified below:
(1) 
The name and address of the owner of the lot, the applicant, if different, the applicant's agent or representative, if any, and all professionals involved in the preparation of material submitted in connection with the application; if the owner is not the applicant, clear, written permission is required from the owner stating that he/she consents to the application, further indicated by the owner cosigning the application.
(2) 
A location map at a scale not smaller than one inch equals 2,000 feet showing nearby roads, neighborhoods and water bodies.
(3) 
A survey of the lot at a scale not smaller than one inch equals 100 feet, prepared to scale and certified by a professional engineer or licensed land surveyor, showing all boundary lines, bearings, measurements, areas, existing structures, water bodies, rock outcrops, vegetation and contours at two-foot intervals. The data shall extend at least 100 feet beyond the boundaries of the lot.
(4) 
The locations, names and present widths of existing and proposed streets, highways, easements, curblines, alleys, parks and other proposed public open spaces and similar facts regarding adjacent properties.
(5) 
The location of any existing sewage collection or sewage treatment and disposal systems and the location and size of any water main, culvert or drain on or immediately adjacent to the property.
(6) 
The provisions of this chapter applicable to the property and any zoning district boundaries affecting the property and any proposed change in such chapter as it affects the property.
(7) 
The locations and owners of all adjoining lands as shown on the latest tax records.
(8) 
A recorded deed or ownership and recorded copies of all existing and proposed deed restrictions and covenants applying to the property, including mortgages, and location of all existing and proposed easements.
(9) 
The location and width of any streets or other public ways or places within or adjacent to the property shown upon the Official Map of the Town and the Master Plan[3] of the Town, if any, and the location, width, grades and profile of any street or other public way proposed by the applicant.
[3]
Editor's Note: The Official Map and the Master Plan are on file in the Town offices.
(10) 
The location of all access points to the property and the distance of each to the center line of the nearest intersecting street.
(11) 
Typical cross sections of the proposed final grading, roadways, sidewalks and any unusual topographic conditions, including detailed information relative to methods to be used to retain, stabilize and/or refurbish regraded areas.
(12) 
The approximate boundary of any wetland and of any one-hundred-year floodplain or other area subject to flooding or stormwater overflow and, within any such area, the water surface elevation of the one-hundred-year base flood.
(13) 
The location of all trees over eight inches in diameter, measured four feet above ground level.
(14) 
A list of all special improvement districts affecting the property and boundaries of such districts within the property.
(15) 
A description of all existing buildings and structures not designated for demolition or removal and all changes or improvements proposed on the subject lot, including the locations, dimensions, design, floor plans and all elevations of any proposed buildings or structural improvements.
(16) 
Any proposed division of buildings and structures, including the proposed division of any building into units of separate occupancy.
(17) 
The location of all uses not requiring a structure, including the locations, dimensions and materials of proposed parking or loading areas and the number of spaces provided, including the proposed location and design of all parking and access facilities as are required for the handicapped pursuant to the New York State Uniform Fire Prevention and Building Code, and the location of traffic safety devices and directional flow of on-site traffic.
(18) 
The locations, height, design, directions, power and schedule of usage of any proposed outdoor lighting, public address systems or power and communication facilities.
(19) 
The locations, dimensions, materials, plans and elevations of any proposed outdoor sign.
(20) 
Any proposed grading, fencing, screening or other landscaping, including types and locations of proposed trees, and location, height, quality and design of all landscaping and buffer areas.
(21) 
The source of water supply and the location of all proposed waterlines, valves, hydrants and available fire protection, including the location of fire and other emergency zones.
(22) 
Unless or until a public or central sanitary sewer system is available, the alternative means of treatment and disposal of sewage proposed, including the locations and results of percolation and other tests to ascertain subsurface soil, rock and groundwater conditions, and the depth to groundwater and bedrock shall be shown. If a public or central sanitary sewer system is available or proposed, the location of all proposed sewer lines, pump stations and any treatment plant shall be shown.
(23) 
The provisions for controlling storm drainage in the form of a drainage plan.
(24) 
The location of all proposed gas, electric power and communication lines.
(25) 
The location of any outdoor storage, including the location and type of trash and rubbish collection facilities.
(26) 
The location, height, design and direction of all exterior and rooftop structures and facilities, including the placement of noise baffles and appropriate screening.
(27) 
The location of temporary markers adequate to locate and evaluate the basic layout in the field.
(28) 
If the property is to be developed in stages and the applicant wishes approval for only one stage, a supplementary plan shall be submitted showing the ultimate development and all other stages.
(29) 
Any other information deemed necessary for the Planning Board to determine conformity of the site plan with the intent and regulations of this chapter.
(30) 
Evidence of compliance with the State Environmental Quality Review Act (SEQRA),[4] Environmental Conservation Law § 8-0113 and 6 NYCRR Part 617.
[4]
Editor's Note: See Environmental Conservation Law § 8-0101 et seq.
(31) 
Letters, permits and approvals of any other agencies having jurisdiction over the proposed project, with their comments on the site plan.
(32) 
For any site requiring side or rear yard buffers, a contextual map which includes topography, vegetation associations, buildings, roads, and natural features such as wetlands and streams for a distance of 200 feet beyond the property boundary. The contextual map may be based on aerial photographs and/or topographic maps. The Planning Board may determine to extend the distance up to 500 feet beyond the boundary depending on location, terrain and cultural uses.
[Added 3-5-2007 by L.L. No. 1-2007]
E. 
Waiver of requirements. Upon a finding by the Planning Board that, due to the particular character or limited nature of a development, or change in use, or to special conditions peculiar to a site, the submission of a sketch plan or preliminary and/or final site plan or of certain portions of the information normally required as part of the site development plan as set forth in Subsections B and D of this section are inappropriate or unnecessary or that strict compliance with said submission requirements will cause extraordinary and unnecessary hardship, the Planning Board may vary or waive such submission requirements wherever, in the opinion of the Planning Board, such variance or waiver will be consistent with the goal of promoting the public health, safety, comfort, convenience and general welfare of the community. The findings for granting such waiver of submission requirements shall become a part of the public record.
[Amended 9-23-1998 by L.L. No. 10-1998]
F. 
Applications requiring a variance or a special permit. Because applications for site plan approval must comply in full with this chapter, any application requiring a variance or a special permit must show that such variance or special permit has been granted (or, where permitted by this chapter, that such special permit application is simultaneously submitted to the approving agency) by the appropriate agency prior to the filing of the final site plan application with the Secretary of the Planning Board.
G. 
Fees. Every application for site plan approval shall be accompanied by a fee as prescribed by Chapter 104, Fees, of this Code to help defray the costs of processing the site plan application. Additionally, should the approving agency deem it necessary to hire consultants for technical review, the applicant shall be required to bear the expense, not to exceed the total cost to the Town. In addition, if deemed necessary by the approving agency, the applicant shall be required to bear the costs of on-site inspection by technical consultants employed by the Town.
H. 
General considerations.
(1) 
In authorizing any use, the Planning Board shall take into consideration the public health, safety and general welfare and the comfort and convenience of the public in general and of the residents of the immediate neighborhood in particular and may attach reasonable conditions and safeguards as a condition to its approval.
(2) 
Prior to authorizing any application subject to site plan review by the Planning Board, the Board shall make such application available for review to the Building and Code Enforcement Officer of the Town of Newburgh and other relevant agencies of the Town who shall have a period of 10 days to report their recommendations to the Planning Board. The Board shall consider such recommendations and the special conditions set forth for any use requiring site plan review by the Planning Board as provided by Articles V and VI of this chapter and the following general objectives:
(a) 
That all proposed structures, equipment or material shall be readily accessible for fire and police protection.
(b) 
That the proposed use shall be of such location, size and character that, in general, it will be in harmony with the appropriate and orderly development of the district in which it is proposed to be situated and will not be detrimental to the orderly development of adjacent properties in accordance with the zoning classifications of such properties.
(c) 
That, in addition to the above, in the case of any use located in or directly adjacent to a residential district:
[1] 
The location and size of such use, the nature and intensity of operations involved in or conducted in connection therewith, its layout on the site and its relation to access streets shall be such that both pedestrian and vehicular traffic to and from the use and the assembly of persons in connection therewith will not be hazardous or inconvenient to or incongruous with said residential district or conflict with the normal traffic of the neighborhood.
[2] 
The location and height of buildings, the location, materials and height of any walls and fences and the types and extent of landscaping on the site shall be such that the use will not hinder or discourage the appropriate development and use of adjacent land and buildings or impair the value thereof.
I. 
Development standards. In approving the plans for a particular use, the Planning Board shall give specific consideration to the design of the following:
(1) 
Traffic access. Proposed traffic accessways shall be:
(a) 
Adequate but not excessive in number.
(b) 
Adequate in width, grade, alignment and visibility.
(c) 
Not located near street corners or other places of public assembly.
(d) 
In conformity with other similar safety considerations that the Planning Board may deem relevant.
(2) 
Circulation and parking. Adequate off-street parking and loading spaces shall be provided to prevent parking in public streets of vehicles of any person connected with or visiting the use. The interior circulation system shall be adequate to provide safe accessibility to all off-street parking spaces.
(3) 
The site shall be well drained and shall have such grades and soil as to make it suitable for the purpose intended.
(4) 
Drainage. Storm runoff shall be controlled in such a manner that no person, property or facilities are vulnerable to injury or damage by the discharge of stormwater or its effects. Wherever possible, runoff shall be controlled on the land surface by the use of broad, gentle swales. The site plan shall provide for retention basins sufficient to maintain discharge from the site at the predevelopment rate, as calculated by the Soil Cover Complex Method outlined in Technical Release 55 (TR 55) of the United States Department of Agriculture, Soil Conservation Service. Erosion shall be strictly controlled by adequate grading, energy dissipators and ground cover. Silt basins or barriers shall be constructed where necessary to control siltation in downstream water bodies. Whenever possible, drainage shall be piped through or diverted around construction areas to minimize erosion and transport of sediment during construction.
(5) 
Landscaping and screening. All playgrounds, parking and service areas shall be reasonably screened at all seasons of the year from the view of the adjacent residential lots and streets, and the general landscaping of the site shall be in character with that generally prevailing in the neighborhood. Existing trees over 12 inches in diameter shall be preserved to the maximum extent possible.
(6) 
Character and appearance. The character and appearance of any proposed use, building or outdoor sign shall be in general harmony with the character and appearance of the Town of Newburgh and shall not adversely affect the general welfare of the inhabitants of the Town of Newburgh.
(7) 
Open space in residential developments. The site development plan shall make provisions for open space and recreational facilities. Existing drainage courses, water bodies and scenic features shall be preserved in residential developments to the maximum extent possible. Greenbelts and pedestrianways shall be preserved or provided wherever appropriate.
(8) 
Americans with Disabilities Act. The site and structures shall comply with the requirements and standards of the "Americans with Disabilities Act," 42 U.S.C. § 12101 et seq., and any regulations promulgated thereunder. Where, however, this chapter or other applicable laws, codes, rules or regulations impose stricter requirements for accommodation for the disabled, those stricter standards shall apply.
[Added 9-23-1998 by L.L. No. 10-1998]
J. 
Referral. The Planning Board may forward one copy of the site plan application to the Town Engineer, the Building and Code Enforcement Officer, the Water Department, the Fire District, the Police Department, the County Planning Department and the State Department of Transportation (if the site plan shows frontage along a state highway) and any other local, county, state, regional and federal agencies having jurisdiction, as well as to any technical consultants that the Planning Board, in its discretion, deems necessary or appropriate for a thorough review of the application.
K. 
Public hearings.
(1) 
Before authorizing any use or approving any plan, the Planning Board may hold a public hearing, the notice for which shall be subject to the same requirements established by this chapter for hearings by the Zoning Board of Appeals in § 185-55. Such notice shall additionally include the following information, as of the date of publication: the size of the lot(s), the number of buildings and size of each building's footprint, number of stories and height of each building or structure, and a detailed description of the proposed use provided by the applicant, or where the use classification is generic and the applicant cannot commit to a particular use at the time of the application, a description of the possible uses to which the site might be put as permitted by the applicable Table of Use and Bulk Requirements[5] for the classification of use subject to site plan approval for which approval is requested.
[Amended 4-1-2013 by L.L. No. 2-2013]
[5]
Editor's Note: The Table of Use and Bulk Requirements is included at the end of this chapter.
(2) 
When the Planning Board finds that a public hearing is required, it shall set a date for a public hearing on site plan approval within 45 days of determining that the application for site plan approval is complete.
L. 
Performance guaranty. The approving agency may require that public improvements and landscaping be secured by a performance guaranty in the same manner prescribed for such improvements in the Town Subdivision Regulations[6] and/or through the use of letters of credit approved as to form by the office of the Town Attorney and as to substance by the Planning Board.
[6]
Editor's Note: See Ch. 163, Subdivision of Land.
[Added 3-1-2010 by L.L. No. 3-2010]
See Chapter 157 of the Town of Newburgh Municipal Code regarding stormwater management. A stormwater management plan consistent with the requirements of Chapter 157 shall be required for preliminary site plan approval and final site plan approval. The stormwater management plan shall meet the performance and design criteria and standards in Chapter 157. The approved site plan shall be consistent with the provisions of Chapter 157.
A. 
Decision. The Planning Board shall render a decision on an application for site plan approval within 45 days of closing the public hearing on site plan approval or, if no public hearing on site plan approval is held, within 45 days of determining that the application for site plan approval is complete. The decision of the Planning Board shall be filed immediately in the office of the Town Clerk, and a copy shall be mailed to the applicant. The time within which a decision must be rendered by the Planning Board may be extended by mutual consent of the Planning Board and the applicant.
B. 
Filing of approved site plan with Building and Code Enforcement Officer. The approved site plan shall be revised by the applicant to include all conditions imposed by the Planning Board. It may then be signed and dated by the Chairman of the Planning Board. The Planning Board shall submit a signed copy of the approved site plan, revised as set forth above, to the Building and Code Enforcement Officer.
C. 
Subsequent alteration or amendment. After approval of a complete site plan, subsequent applications for alterations which are referred to the Planning Board by the Building and Code Enforcement Officer need only contain documents and information which directly relate to the alteration under consideration. However, the alteration will be considered in relation to the entire site plan as previously approved.
D. 
Renewal. The Planning Board may require that its approval be periodically renewed. Such renewal shall be granted following due public notice and hearing where required by the Planning Board and may be withheld only upon a determination by the Building and Code Enforcement Officer to the effect that such conditions as may have been prescribed by the Board in conjunction with the issuance of the original permit have not been or are no longer being complied with. In such cases, a period of 60 days shall be granted the applicant for full compliance prior to the revocation of said permit.
E. 
Time period. Approval of a site plan shall be valid for two years from the date the Planning Board decision is filed in the office of the Town Clerk, after which time the approval shall be null and void unless a building permit has been issued. If no building permit has been issued within that time, the plan must be resubmitted to the Planning Board for approval. If there is not substantial change in the condition of the site, and/or its environs and/or the zoning requirements, site plan approval may be extended by the Planning Board for one year. This provision is intended to and does amend § 274-a of the Town Law as last amended by Chapter 805 of the Laws of 1977 in its application to the Town of Newburgh.
[Amended 9-23-1998 by L.L. No. 10-1998]
F. 
Authorized use deemed to be conforming. Any use authorized by the Planning Board shall be deemed to be a conforming use, provided that:
(1) 
The provision in this chapter under which such permit was issued is still in effect.
(2) 
Such permit was issued in conformity with the provisions of this chapter.
(3) 
Such permit shall be deemed to affect only the lot or portion thereof for which such permit shall have been granted.
G. 
Penalties. Any violation of this Article is subject to the same penalties as set forth in Article VII of this chapter.