CITY OF SARATOGA SPRINGS NY CHAPTER 240 UNIFIED DEVELOPMENT ORDINANCE Draft Document May 19, 2017 3:44 AM : 5-1 Article 5 Application and Review 5.1 PURPOSE 5-2 5.2 PUBLIC HEARING AND NOTIFICATION PROCEDURES 5-2 5.2.1 Public Hearing Notice 5-2 5.2.2 Property Owner Notification 5-3 5.2.3 On-Premise Signage 5-3 5.2.4 Other Referrals 5-3 5.3 SUBDIVISIONS 5-4 5.3.1 Intent and Delegation to Planning Board 5-4 5.3.2 Applicability 5-4 5.3.3 Evaluation Criteria for Subdivision Approval. 5-4 5.3.4 Pre-Application Conference 5-5 5.3.5 Sketch Plat Review and Classification 5-5 5.3.6 Lot Line Adjustments 5-7 5.3.7 Minor Amendments 5-7 5.3.8 Minor Subdivisions 5-7 5.3.9 Major Subdivisions 5-8 5.3.10 Conservation Subdivisions 5-13 5.3.11 Cluster Subdivisions 5-14 5.3.12 Variances, Modifications and Waivers 5-15 5.3.13 Review 5-15 5.4 SPECIAL USE PERMITS 5-16 5.4.1 Intent and Delegation to Planning Board 5-16 5.4.2 Applicability and Exemptions 5-16 5.4.3 Evaluation Criteria for Special Use Permits 5-16 5.4.4 Application Procedures 5-16 5.4.5 Site Plan Review 5-16 5.4.6 Public Hearing Notice and Referrals 5-17 5.4.7 Decisions 5-17 5.4.8 Expiration and Extensions 5-17 5.5 SITE PLAN REVIEW 5-18 5.5.1 Intent and Delegation to Planning Board 5-18 5.5.2 Applicability and Exemptions 5-18 5.5.3 Application Procedures 5-19 5.5.4 Evaluation Criteria for Site Plan Review 5-21 5.5.5 Special Use Permit and Site Plan Approval 5-22 5.5.6 Public Hearing Notice and Referrals 5-22 5.5.7 Decisions 5-22 5.5.8 Expiration and Extensions of Planning Board Ap- proval 5-22 5.5.9 Other Requirements 5-23 5.6 ARCHITECTURAL REVIEW 5-25 ARTICLE 5 APPLICATION & REVIEW PROCESS 5.6.1 Intent 5-25 5.6.2 Delegation to Design Review Commission 5-25 5.6.3 Design Considerations 5-25 5.6.4 Architectural Review Application 5-25 5.6.5 Advisory Opinion 5-25 5.6.6 Architectural Review Decisions 5-26 5.6.7 Demolition 5-26 5.6.8 Expirations and Extensions 5-28 5.7 HISTORIC REVIEW 5-29 5.7.1 Intent and Delegation 5-29 5.7.2 Delegation to Design Review Commission 5-29 5.7.3 Composition of Design Review Commission 5-29 5.7.4 Commission Powers and Duties 5-30 5.7.5 Historic Review Objectives 5-31 5.7.6 Historic Review Standards 5-31 5.7.7 Design Considerations 5-31 5.7.8 Demolition 5-31 5.7.9 Historic Review Application 5-33 5.7.10 Advisory Opinion 5-33 5.7.11 Historic Review Decisions 5-33 5.7.12 Expirations and Extensions 5-34 5.7.13 Designation of Landmarks and Historic Districts5-34 5.7.14 City Landmarks and Historic Districts 5-35 5.8 STORMWATER MANAGEMENT 5-35 5.8.1 Statutory Authority 5-35 5.8.2 Intent 5-35 5.8.3 Findings of Fact 5-36 5.8.4 Stormwater Management Officer 5-36 5.8.5 Applicability 5-36 5.8.6 Stormwater Pollution Prevention Plans (SWPPP) 5-37 5.8.7 Contents of Stormwater Pollution Prevention Plans (SWPPP) 5-37 5.8.8 Other Environmental Permits 5-39 5.8.9 Contractor Certification 5-39 5.8.10 On-Site Copy 5-39 5.8.11 Performance and Design Criteria for Stormwater Management and Erosion and Sediment Control 5-40 5.8.12 Maintenance and Repair of Stormwater Facilities 5-40 5.8.13 Administration and Enforcement 5-41 5.9 LAND DISTURBANCE PERMIT 5-44 5.9.1 Intent 5-44 5.9.2 Activities Requiring Permit and Exemptions 5-44
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ARTICLE 5 APPLICATION & REVIEW PROCESS...5.8.11 Performance and Design Criteria for Stormwater Management and Erosion and Sediment Control 5-40 5.8.12 Maintenance and Repair of Stormwater
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CITY OF SARATOGA SPRINGS NYCHAPTER 240 UNIFIED DEVELOPMENT ORDINANCE
Draft Document May 19, 2017 3:44 AM
: 5-1Article 5 Application and Review
5.1 PURPOSE 5-2
5.2 PUBLIC HEARING AND NOTIFICATION PROCEDURES 5-2
5.9 LAND DISTURBANCE PERMIT 5-445.9.1 Intent 5-445.9.2 ActivitiesRequiringPermitandExemptions 5-44
CHAPTER 240 UNIFIED DEVELOPMENT ORDINANCECITY OF SARATOGA SPRINGS NY
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Purpose : Public Hearing Notice5-2 Article 5 Application and Review
5.1 PURPOSEThepurposeofthisArticleistodetailthelegalprocessandstepsforthereviewandapprovalofanyplansorpermitsrequiredbythis ordinance. The specific design standards whichmust bemetfortheseapprovalsareprovidedintheappropriatesectionasfollows:
Applications for Subdivisions, Site Plan Review, SpecialUsePermits, andVariancesmay require aPublicHearing orother notifications. This section is intended to describe therequirementsforthesehearingsandnotificationsinonecentrallocation for reference.
5.2.1 Public Hearing Notice
A. The PlanningBoard reviewingboardinchargeofthePublic HearingshalladvertisethehearinginaSaratogaSpringsnewspaperofgeneralcirculationatleastfivedayspriortothedatethereof.Theapplicantshallberesponsibleforpaymentforthisnotice.Priortothehearing,theapplicantshallberesponsibleforfilingwiththePlanningBoardanaffidavitfromthenewspaperconfirmingsuchpublicationandpayment.
1. ForsubdivisionswhichincludeajointPublicHearingonthedraftenvironmentalimpactstatement,noticemustbeadvertisednolessthanfourteen(14)daysprior to the hearing.
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B. Anypublichearingscheduledshouldbebenotifiedonthecitywebsite,totheextentfeasible,atleast5dayspriortothedateofthehearing,includinglinkstoanyapplicationmaterialsforpublicviewing.Inaddition,thecityshouldnotifyallpublicresidentswhohavesignedupforvoluntaryemailnotificationsofpublichearingannouncements,directingthemtothewebsiteannouncement.
A. TheapplicantshallobtainfromtheCitythenamesandaddressesofownersofallproperties propertyownerswithin whichwouldintersectwitha250footgeographicradiusfromtheapplicant’ssubjectpropertyboundary.
B. TheapplicantshallreceivefromthePlanningBoard reviewboardapropertyownernotificationnoticeandshallsendonlythisnoticetotheidentifiedpropertyownersbyfirstclassmail.Thisnoticeshallbepostmarkednolessthan7daysbutnotmorethan20 30calendardayspriortothescheduledhearing.##Note:Wouldliketodiscusschangestothis,includinghavingnoticesentoutinofficialcityenvelopemarked“PublicHearingNotice”.
C. Priortothepublichearing,theapplicantshallsubmittothe PlanningBoard reviewingboardconfirmationofthepropertyownernotificationbyobtaininga“certificateofmailing”fromtheU.S.PostalService copiesofthe“CertificateofMailing”receiptforeachrequiredrecipient.
D. FailuretoprovidenoticeinexactconformancewiththeseprovisionsshallnotinvalidateaPlanningBoard reviewboarddeterminationprovidedthePlanningBoard reviewingboardfindsthatsubstantialcompliancehasoccurredandthepublichasbeenfairlyapprisedofthefundamentalcharacteroftheproposedaction.
5.2.3 On-Premise Signage
A. TheapplicantshallobtainfromthecityPlanningOfficea“NoticeofPublicHearing”signwhichshallbepostedandsecuredconspicuouslyatthefrontofthepropertynolessthansevendayspriortothehearing.Suchsignshallincludethesubjectofreview(SpecialUsePermit,Subdivision,SitePlan,UseVariance,AreaVariance,etc)andthedateandtimeofthehearing.SuchsignshallbepostedasdirectedbythePlanningOfficeandshallbereturnedtothecitynolessthan7daysafterthehearing.
The PlanningBoard reviewingboardmayrequestanadvisoryopinionofthePlanningBoard,DesignReviewCommissionoranyadministrativedepartmentoragencyinitsevaluation.ofaspecialusepermit.
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TheCityfindsthattosupportandregulatetheorderlydevelopmentoflotsandfortheprovisionofadequatepublicworksincludingthelayoutofstreets,curbs,streettreesandlighting,sidewalks,bike lanes and pathways, curb cuts and sidewalk ramps andfacilities for vehicles, pedestrians, bicyclists and personswithdisabilitiesalongwithnecessaryutilitiesincludingbutnotlimitedtowatersupply,wastewaterdisposal,energy,communication,drainage and stormwater management, to provide for fireprotectionandotherpublicsafetyservicesandtoestablishanorderly a safe, well-planned and attractive natural and man-made environment is essential to the economic health of thecommunityandtothegeneralsafetyandwelfareofitsresidents.Therefore,theintentofthisArticleistosetforththeprocessbywhich to review the site characteristics to ensure consistencywiththegoalsandobjectivesoftheCity’sComprehensivePlanand to regulate the subdivision of land into lots suitable forconstructionofimprovementsinconformancewiththischapterandthedevelopmentofallassociatedsupportinginfrastructureand environmental design, the Planning Board is herebyauthorizedtoadministerandcarryouttheintentestablishedinthisArticle.
5.3.2 Applicability
A. Subdivision Approval Required. TheseregulationsshallgovernthesubdivisionoflandwithintheCity,andnopersonshallsubdividelandorofferlandforsaleintheCitywithoutfirstcomplyingwiththeseregulationsandobtainingapprovalofthefinalplatfortheproposedsubdivisionasevidencedbytheendorsementofsuchplatinaccordancewiththeproceduresspecifiedinthisArticleandrecordingoftheendorsedfinalplatintheofficeoftheSaratogaCountyClerk.
B. Wheneveranysubdivisionoflandisproposed,beforeanypermitfortheerectionofapermanentbuildinginsuchproposedsubdivisionshallbegranted,andbeforeanysubdivisionplatmaybefiledintheofficeoftheSaratoga
C. Approval Required for Legally Pre-Existing Lot that Has Not Received Subdivision Approval. NopersonshallofferforsaleorerectabuildingonaparceloflandshownonplatalreadyfiledintheofficeoftheSaratogaCountyClerkthathasnotbeenapprovedasasubdivisionassetforthintheseregulationsunlesssuchparcelhasbeendeterminedbytheZoningEnforcementOfficertobealegallypre-existinglotand,furtherthatthelandofsuchlegallypre-existinglothasbeendeterminedbythePlanningBoardtobeofsuchcharacterthatitcanbeusedsafelyforbuildingpurposeswithoutdangertohealthorperilfromfire,flood,drainageorothermenacetoneighboringpropertiesorthepublichealth,safetyandwelfareandthattheStreetfrontageofandproposedaccesstosuchlotmeetstherequirementsforsafeaccess,cansafelyaccommodateallexpectedvehicularandpedestriantrafficandthatadequatewater,sewer,drainageandotherutilitiesareavailabledirectlyfromsuchStreetFrontageandifnot,thataplanacceptabletotheCityEngineerandperformanceguaranteeareprovidedpriortoissuanceofanyapprovalofsuchlotbythePlanningBoard.
5.3.3 Evaluation Criteria for Subdivision Approval.
A. Thateachlotshownontheplatisservedbyanexistingorproposedstreetthathasbeenproperlydesignedofwidth,gradeandconstructiontoprovidesafeandadequateaccessforvehiclesandpedestriansandtoaccommodateexistingandprospectivetrafficandthatanyexistingstreetsandrelatedfacilitiesareadequatelyupgradedtoconformtotheapplicableStreetTypesforthedistrictasrequiredbytheCity.
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B. Proposedstreets,sidewalksandbicyclefacilitiesshallcomposeaconvenientsystemconformingtotheCity’sComprehensivePlan,CompleteStreetsPlan,GreenbeltTrailPlanand/orOfficialMapastheymaybeadopted.
C. Existingandproposedcurbcuts,driveways,roadwaysandinternaltrafficcirculationplacementanddesignforthesubdivisionconsidersandprovidesreasonableconnectionstonearbystreetsandadjacentpropertytominimizeunduetrafficconcentrationandtoimprovepublicsafety.
D. Thatadequatecapacityexistsandthatanyproposedsystemsaresufficienttoprovideforallneededpublicservicesincludingbutnotlimitedtowatersupply,wastewatertreatment,drainageandstormwatermanagementandcommunicationssystems.
E. Thatstreetsandimprovementsaredesignedtoreflecttheappropriatesettingoftheneighborhoodandincludesidewalks,pathways,streettrees,lighting,andotheramenitiesasdeterminednecessaryandappropriate.
F. Thatemergencyservicesincludingbutnotlimitedtofire,police,andambulancecansafelyaccommodatethelotsinthesubdivision.
G. Landtobesubdividedshallbeofsuchcharacterthatitcanbeusedsafelyforroadconstructionandbuildingpurposeswithoutdangertohealthorperilfromfire,floodorothermenace.
H. Alldevelopmentshallbesosituatedonthelottoassurethatthereisprovisionforadequatelightandairforoccupants.
I. Openspaceforparksandplaygroundsshallbeshownonthesubdivisionplatwhereappropriate.
J. Adequateconsiderationhasbeengiventopreservevaluableenvironmentalfeaturestothemaximumextentpracticable,recognizingthatthesubdivisiondevelopmentprocesshasinherentunavoidableimpacttoenvironmentalfeatures.
K. IncaseanyoftheseregulationsshallconflictorbeinconsistentwithanyprovisionoftheGeneralCityLaw,therelevantprovisionsoftheGeneralCityLawshallapply.
5.3.4 Pre-Application Conference
A. ThepropertyownerorhisdulyauthorizedrepresentativeshallinitiallyscheduleanappointmentwiththePlanningOfficetoinformallydiscusstheproposedsubdivisionandbecomefamiliarwiththerequirementsofthischapterandotherlaws,ordinances,rules,regulationsorpoliciesoftheCityofSaratogaSprings,CountyofSaratogaortheStateofNewYorkthatmaybepertinenttotheproposedsubdivision.ThePlanningOfficemayinviteanyotherdepartmentalrepresentativesasappropriatetothisconference.
B. Discussionatthepreapplicationconferenceshallincludereviewofbothproceduralandsubmissionrequirementsandthetechnicalapplicationofthestandardsprovidedwithintheregulationsasrelatedtolotlayoutandrequiredimprovements.ThePlanningDepartmentshallmakearecommendationtothePlanningBoardastothesubmissionsrequestforaminorormajorsubdivision.
5.3.5 Sketch Plat Review and Classification
A. Submission of sketch plat. ThepropertyownerorhisdulyauthorizedrepresentativeshallsubmittotheClerkofthePlanningBoard,atleast21dayspriortotheregularmeetingofthePlanningBoard,asketchplatapplicationand12copiesofasketchplatandadigitalcopyofthesubmissionoftheproposedsubdivisionforpurposesofclassificationandpreliminarydiscussion.
B. Initial Review and Classification. ClassificationofthesketchplatistobemadebythePlanningBoardChairinconsultationwiththeCityPlanningofficeandCityEngineerastowhetheritisalotlineadjustment,aminoramendment,aminorormajorsubdivisionasdefinedintheseregulationsanddescribedbelow.
C. Lot Line Adjustment.Subdivisionapprovalisnotrequiredforalotlineadjustment.TheZoningEnforcementOfficershallreviewtheapplicationforaproposedlotlineadjustmentinconsultationwiththeCityPlanningOfficeandPlanningBoardChairpersonandshalldeterminethat
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D. Minor Amendments.MinoramendmentstoapprovedandfiledsubdivisionplatsorlegallyexistinglotsshallrequirereviewbytheCityPlanningOffice,CityEngineerandtheBoardChairpersonandshallberatifiedbythePlanningBoardwhomaydosoaspartofaconsentagenda.Examplesofactionsthatmayqualifyasminoramendmentsincludebutarenotlimitedto:
F. Major Subdivisions.AdeterminationthataproposedsubdivisionshallbeclassifiedasamajorsubdivisionshallbemadebytheZoningEnforcementOfficerafterconsultationwiththeCityPlanningOfficeandCityEngineerbaseduponthefollowingcriteria:
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G. Written Account of Classification Actions. The Chairpersonshallprovideawrittenaccountofclassificationdeterminationactionstaken,includinganyapprovaloflotlineadjustments,atthenextregularmeetingoftheBoardsubsequenttothedateofthedeterminationand/oraction.ThisreportshallbeprovidedtotheClerkoftheBoardandreadintotherecord.
H. Study of sketch plat.ThePlanningBoardshall,within62daysaftersubmission,determinewhetherthesketchplatmeetstheobjectivesoftheseregulationsandshall,whereitdeemsnecessary,make,inwriting,specificrecommendationstobeincorporatedbytheapplicantinthenextsubmissiontothePlanningBoard.Initsreview, thePlanningBoardmayscheduleafieldvisittothesite.Tofacilitatetheinspectionofthesite,thesubdividershallhavethecornersofthepropertymarkedbytemporarystakesandtheCityPlanningOffice,afterconsultationwiththeCityEngineermayrequiretheapproximatecenterlineofanyproposedstreetsmarkedbytemporarystakes.ThesubdividermayberequestedtoaccompanythePlanningBoardduringitssitevisit.
Upondeterminationthatasubdivisionapplicationisapermittedlot line adjustment, the Planning Board Chair is herebyauthorizedtoendorseanddatethefinallotlineadjustmentplatwith the following notation: “Subdivision approval not required for this plat of lot line adjustment per determination of the City of Saratoga Springs on (date).”
5.3.7 Minor Amendments
[##Note:InsertproceduresforMinorAmendments]
5.3.8 Minor Subdivisions
A. Application and Fee. Withinsixmonthsoftheclassificationofaproposedsubdivisionasaminor
1. Number of Copies.Theapplicationforapprovalofaminorsubdivisionplat,completewith[__]copiesofthesubdivisionplatandallfurtherrequireddataassetforthinthisarticle,shallbefiledwiththeZoningEnforcementOfficeratleast21dayspriortotheregularmeetingofthePlanningBoard,atwhichtimeitshallbeintroducedandconsideredofficiallyreceivedbythePlanningBoardforpurposesoftheseregulations.
2. Subdivider to Attend Planning Board Meeting. The subdividerorhisdulyauthorizedrepresentativeshallattendthemeetingofthePlanningBoardtodiscusstheminorsubdivisionplat.
a. Ifconditionalapprovalisgranted,thePlanningBoardshallempowertheChairmanofthePlanningBoardtosigntheplatuponcompliancewithsuchconditionsandrequirementsasmaybestatedinitsresolutionofconditionalapproval.Withinfivebusinessdaysoftheresolutiongrantingconditionalapproval,theplatshallbesocertifiedbytheClerkofthePlanningBoardasconditionallyapproved,andacopyshallbefiledinthePlanningBoardoffice,andacopysocertifiedshallbemailedtothesubdivider.Thecopymailedtothesubdividershallincludeastatementofsuchrequirementswhich,whencompleted,willauthorizethesigningoftheconditionallyapprovedplat.Conditionalapprovalofaplatshallexpire180daysafterthedateoftheresolutiongrantingsuchapprovalunlesstherequirementshavebeencertifiedascompletedwithinthattime.ThePlanningBoardmay,however,extendthetimewithinwhichaconditionallyapprovedplatmaybesubmittedforsignature,if,initsopinion,suchextensioniswarranted,foraperiodnottoexceedtwoadditionalperiodsof90dayseach.
5.3.9 Major Subdivisions
A. Preliminary Plat
1. Application and Fees. PriortothefilingofanapplicationfortheapprovalofamajorsubdivisionplatandwithinsixmonthsoftheclassificationbythePlanningBoardChairofthesketchplatofaproposedsubdivisionasamajorsubdivision,thepropertyownerorhisdulyauthorizedrepresentativeshallfileanapplicationforconsiderationwithapreliminaryplatoftheproposedsubdivision.Suchpreliminaryplatshallbeclearlymarked“preliminaryplat”andshallbeintheformandincludeallthedataprescribedherein.Thepreliminaryplatshall,inallrespects,complywiththerequirementsofsections32and33ofGeneralCityLawandtheseregulations,exceptwhereawaiverofanyspecificrequirementmaybespecificallyrequestedfromandauthorizedbythePlanningBoard.
a. Paymentofafeeshallaccompanyallapplicationsforapprovalofapreliminaryplatforamajorsubdivision.SaidapplicationfeeshallbeinaccordancewiththefeescheduleestablishedbyresolutionoftheCityCouncil.
4. Subdivider to Attend Planning Board Meeting. The subdividerorhisdulyauthorizedrepresentativeshallattendthemeetingofthePlanningBoardtodiscussthepreliminaryplat.
5. Study of Preliminary Plat.ThePlanningBoardshallstudythepracticalityofthepreliminaryplat,takingintoconsiderationtherequirementsofthecommunityandthebestuseofthelandbeingsubdivided.Particularattentionshallbegiventothearrangement,locationandwidthofproposedstreetsandconnectionstoexistingstreetstoprovideaninterconnectednetwork,theirrelationshiptothetopographyofthelandandthelotstobesubdivided,watersupply,sewagedisposal,drainageandstormwatermanagement,lotsizesandconfiguration,thefuturedevelopmenttolandsnotyetsubdividedandtherequirementsoftheComprehensivePlan,theOpenSpacePlan,CompleteStreetsPlan,GreenbeltTrailPlanand/orOfficialMapastheymaybeadopted.
a. Within62daysofreceiptofthecompletepreliminaryplatapplicationbythePlanningBoard,thePlanningBoardshallholdapublichearingonsuchpreliminaryplat.Noticeofthepublichearing,propertyownernotificationsandotherreferralsshallbeconductedasspecifiedinsection5.2.
b. Within62daysofthedateofsuchpublichearing,thePlanningBoardshallact,byresolution,onthepreliminaryplat.ThePlanningBoardshalleitherapprovewithorwithoutmodificationsordisapprovethepreliminaryplat.TheBoardshallspecify,inwriting,itsreasonsforanysuchdisapproval.ThetimeinwhichthePlanningBoardmusttakeactionmayonlybeextendedbymutualconsentoftheownerandthePlanningBoard.Failureofthe
c. Whenapprovingapreliminaryplat,thePlanningBoardshallstate,inwriting,themodifications,ifany,itdeemsnecessaryforsubmissionoftheplatinfinalformwithrespecttothespecificchangeswhichitwillrequireinthepreliminaryplat;theextentofwaiverswhichmayhavebeenspecificallyrequestedandwhich,inthePlanningBoard’sopinion,maybeauthorizedwithoutjeopardytothepublichealth,safetyandgeneralwelfare;andthecategoriesofimprovementandtheestimatedamountofallbondsorsimilarperformanceguarantieswhichthePlanningBoardshallrequireasarequisiteforapprovalofthefinalplat.TheactionofthePlanningBoard,plusanyconditionsattachedthereto,shallseparatedocumentattachedtothepreliminaryplat.Onecopyshallbereturnedtothesubdivider,onecopyshallberetainedbythePlanningBoard.Priortotheapprovalofthefinalplat,thePlanningBoardmayrequireadditionalchangesasaresultoffurtherstudyofthesubdivisioninfinalformorasaresultofnewinformationobtainedatthepublichearing.
1. Application and Fee.Followingapprovalwithorwithoutmodificationsofthepreliminaryplat,thepropertyownerorhisdulyauthorizedrepresentativeshallprepareafinalplat,togetherwithallothersupplementarydocuments,inaccordancewiththischapter.TheapplicationforfinalplatapprovalforamajorsubdivisionoranysectionthereofshallbeaccompaniedbyaprocessingfeeinaccordancewiththeCity’sfeeschedule.
a. ThefinalplatandothersupplementarydocumentsshallbefiledwiththeCityPlanningOffice,togetherwithawrittenapplicationforfinalapproval,within180daysafterapprovalwithorwithoutmodificationsofthepreliminaryplat,unlesssuchtimelimitisextendedbymutualconsentoftheapplicantandthePlanningBoard.
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3. Number of copies.Theapplicationforapprovalofthefinalplat,completewith10copiesofthefinalplat,shallbefiledwiththeCityPlanningOfficeatleast21dayspriortotheregularmeetingofthePlanningBoard,atwhichtimeitshallbeintroducedandconsideredofficiallyreceivedbythePlanningBoardforpurposesoftheseregulations.
a. Within62daysofthereceiptofthefinalplatbythePlanningBoard,thePlanningBoardshallholdapublichearing,ifrequired,onsuchfinalplat.SuchhearingshallbeadvertisedatleastonceinanewspaperofgeneralcirculationintheCity;provided,however,thatwhenthePlanningBoarddeemsthefinalplattobeinsubstantialagreementwithapreliminaryplatapprovedunderprovisionsofthisarticleandmodifiedinstrictaccordancewithrequirementsofsuchapproval,ifsuchpreliminaryplathasbeenapprovedwithmodifications,thePlanningBoardmaywaivebyresolutiontherequirementforsuchpublichearing.
b. Within62daysofthedateofsuchpublichearingorfromthedateofreceiptoftheapplicationbytheClerkofthePlanningBoardifnosuchhearingisheld,thePlanningBoardshallactbyresolutiononthefinalplat.ThePlanningBoardshalleitherapprove,conditionallyapprovewithorwithoutmodificationordisapprovethefinalplat.TheBoardshallspecify,inwriting,itsreasonsforanysuchdisapproval.ThetimeinwhichthePlanningBoardmusttakeactionmayonlybeextendedbymutualconsentoftheownerandthePlanningBoard.
c. Ifconditionalapprovalisgranted,thePlanningBoardshallempowertheChairmanofthePlanningBoardtosigntheplatuponcompliancewithsuchconditionsandrequirementsasmaybestatedinitsresolutionofconditionalapproval.Withinfivedaysoftheresolutiongrantingconditionalapproval,theplatshallbesocertifiedbytheClerkofthePlanningBoardasconditionallyapproved,andacopyshallbefiledinthePlanningBoardoffice,andacertifiedcopyshallbemailedtothesubdividerwhichshallincludeastatementofsuchrequirementswhich,whencompleted,willauthorizethesigningoftheconditionallyapprovedplat.Conditionalapprovalofaplatshallexpireandtheapplicationshallbeconsideredtohavebeenwithdrawn180daysafterthedateoftheresolutiongrantingsuchapprovalunlesstherequirementshavebeencertifiedascompletedwithinthattime.Uponspecificrequestbytheapplicant,thePlanningBoardmay,however,extendthetimewithinwhichaconditionallyapprovedplatmaybesubmittedforsignature,if,initsopinion,suchextensioniswarranted,foratimenottoexceedtwoadditionalperiodsof90dayseach.
5. Final Approval and Filing.Uponcompletionoftherequirementsinthischapterandnotationtothateffectuponthesubdivisionplat,thesubdivisionplatshallbedeemedtowarrantfinalapproval.TwoMylarandtwocopiesasprovidedbytheapplicantshallbeproperlysignedbytheChairmanofthePlanningBoarduponreceiptofnotificationthattherequiredperformanceguarantyandinsurance,asmayberequested,havehadtheapprovaloftheCityAttorney.AdigitalcopyofthefinalplatshallbeprovidedtothePlanningBoardinPDFformat.ThefinalplatmaythenbefiledbytheapplicantintheofficeoftheSaratogaCountyClerk.PlanningBoardapprovalofafinalplatshallnotbedeemedanacceptancebytheCityofanystreetorotherlandshownasofferedforcessiontopublicuse.EachplatshallhaveeachofthefollowingstatementsasshowninFigure5.3-1.
6. Expiration of approval.Theapprovalofafinalplatshallexpirewithin62daysafterthedateofthePlanningBoard’sresolutionauthorizingtheChairman
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a. IfthePlanningBoarddeterminesthatthepreparationofanenvironmentalimpactstatementisnotrequired,thepublichearingontheplatshallbeheldwithin62daysafterthereceiptofacompletepreliminaryplat;orifthePlanningBoarddeterminesthatthepreparationofanenvironmentalimpactstatementisrequiredandapublichearingonthedraftenvironmentalimpactstatementisheld,thepublichearingontheplatandthedraftenvironmentalimpactstatementshallbeheldjointlywithin62daysafterthefilingofthenoticeofcompletionofsuchdraftenvironmentalimpactstatement.Ifnopublichearingisheldonthedraftenvironmentalimpactstatement,thepublichearingontheplatshallbeheldwithin62daysoffilingthenoticeofcompletion.
b. Thepublichearingontheplatshallbeadvertised,withnotificationsandreferrals,asspecifiedinSection5.2.
c. IfthePlanningBoarddeterminesthatanenvironmentalimpactstatementisrequiredandapublichearingisheldonthedraftenvironmentalimpactstatement,thefinalenvironmentalimpactstatementshallbefiledwithin45daysfollowingthecloseofsuchpublichearing.Ifnopublichearingisheldonthedraftenvironmentalimpactstatement,thefinalenvironmentalimpactstatementshallbefiledwithin62daysfollowingthecloseofthepublichearingontheplat.Within30daysofthefilingofsuchfinalenvironmentalimpactstatement,thePlanningBoardshallissuefindingsonthefinalenvironmentalimpactstatementandmakeitsdecisionontheplat.
a. ThePlanningBoardshall,withtheagreementoftheleadagency,holdthepublichearingontheplatjointlywiththeleadagency’shearingonthedraftenvironmentalimpactstatement.Failingsuchagreement,thePlanningBoardshallholdthepublichearingontheplatwithin62daysafterthereceiptofacompleteplatbytheClerkofthePlanningBoard.
b. Thehearingontheplatshallbeadvertised,withnotificationsandreferrals,asspecifiedinSection5.2.ThePlanningBoardmayprovidethatthehearingbefurtheradvertisedinsuchamannerasitdeemsmostappropriateforfullpublicconsiderationofsuchplat.Thehearingonthefinalplatshallbecompletedwithin120daysafterithasbegun.
c. ThePlanningBoardshallactontheplatwithin62daysafterthecloseofthepublichearingonsuchplat.
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5.3.10 Conservation Subdivisions
A. Purpose and Applicability. Thepurposeofthisarticleistoachieveabalancebetweenwell-designedresidentialdevelopment,meaningfulopenspaceconservation,andnaturalresourceprotectioninthecountrysidebyrequiringconservationsubdivisionsinsteadofconventionalsubdivisions.
B. Procedures. TheproceduresforthereviewandapprovalofConservationsubdivisionsshallbethesameasthoseforMajorsubdivisions,inadditiontothefollowingrequirements:
A. Applicability. Clusteringprovisionsarelimitedtosinglefamilydetachedresidentialdevelopmentswithinthe UR-1andSR-2residentialZzoning districtwheresinglefamilydetachedunitsarepermitted.Innocasewillotherhousingtypesbepermitted.Clusteringmaybeappliedtosubdivisionsofanysize.
B. Intent. TheintentofthisArticleistopermitvariationinconjunctionwithaproposedsubdivisionplatinlotsizeandhousingtypeinsuitableareasinordertoencourageflexibilityofdesign,toenablelandtobedevelopedinsuchamannerastopromoteitsmostappropriateuse,tofacilitatetheadequateandeconomicalprovisionofstreetsandutilitiesandtopreservethenaturalandscenicqualitiesofopenspace,inaccordancewithSection37oftheGeneralCityLaw.Thispurposeisachievedbypermittingareductioninlotsizesrequiredforthezoningdistrictwithinwhichsuchdevelopmentoccurswhilemaintainingtheimposeddensitylimitationsthroughtheprovisionofopenspace.Theseregulationsapplytoallpropertieswithin[....]##Note:Existingtextappearstobeunfinished.
C. DelegationtotheBoard.Thepowertoapprove,approvewithmodificationsordisapproveclusterzoninginaccordancewiththeintentestablishedinArticleIIabove,isgrantedtotheBoardinaccordancewithArticle3,Section37oftheGeneralCityLaw. ##Note:TheaboveparagraphshallbedeletedandmovedintoArticle1.
a. Theprojectprovidesexceptionalopenspaceorpublicrecreationbenefits.Examplesofsuchbenefitsincludetheprovisionofanewrecreationalopportunityavailabletothepublicinanareawheretherehasnotbeensuchanopportunity;theprovisionofpublicaccesstoanimportantnaturalorparkarea;andthepermanentprotectionofanimportantenvironmentalresource.
b. Theprojectprovidesadesirablemixofaffordablehousing.Examplesofsuchamixincludetheprovisionofatleast20%ofthehousingmixbelowthemedianhousingprice.Suchhousesorlotsshallbesetasideforpurchasebylowandmoderateincomehouseholds,asthosetermsarecurrentlydefinedbytheCity’sCommunityDevelopmentOffice.TheBoardmayestablishsuchotherconditionswithrespecttothepurchaseandoccupancyofaffordablehousing,asitdeemsappropriate.
c. ThedecisiontoallowsuchbonusshallbeatthesolediscretionoftheBoard.
F. TheapplicantshallnotifytheBoardofitsintentionpriortothegrantoffinalsubdivisionapproval,andshallsupplytheBoardwithsuchreasonabledocumentationthatitmayrequestevidencingitsintentionsandindicatingtheabilityand/orwillingnessonthepartoftheproposedrecipienttoreceivesuchlandsforsuchpurpose.
G. TheapplicantmayberequiredbytheBoardtoincorporateintothedeedsofallpropertywithinthedevelopmentaclausegivingtotheownersaneasementorotherinterestinsuchopenlandwhichshallbeusedforrecreationorotherlikepurposesand,further,providetheCityofSaratogaSpringswithaneasementprovidingforthesame,whichmaybeenforcedbytheCitytoinsurethecontinueduseofthepropertyascommonarea.Nostructuresavethoseincidentaltotherecreationalfunctionsshallbepermittedthereon.
H. Theopenspacelandsshallbesubjecttotaxation,unlessdeededtotheCityortoaqualifiedcharitablecorporation.
5.3.12 Variances, Modifications and Waivers
A. WheretheBoardfindsthatbecauseofunusualcircumstancesofshape,topographyorotherphysicalfeaturesoftheproposedsubdivisionorbecauseofthe
B. Ingrantingchangesandmodifications,theBoardmayrequiresuchconditionsaswill,initsjudgment,securesubstantiallytheobjectivesofthestandardsorrequirementssochangedormodified.
C. TheBoardmaywaive,subjecttoappropriateconditionsorguarantees,forsuchperiodasitmaydetermine,theprovisionofanyorallsuchimprovementsasinitsjudgmentofthespecialcircumstancesofaparticularplatorplatsarenotrequisiteintheinterestsofthepublichealth,safetyandgeneralwelfare.TheBoardmaynotwaiveimprovements,whichthepublicinterestrequires.ThePlanningBoardshallnotapproveexceptionsorwaiversofconditionsunlessitshallmakethefindingsbasedupontheevidencepresentedtotheBoardthatineachspecificcase:
5.4 SPECIAL USE PERMITS##Note:Includesexistingarticle7.1.
5.4.1 Intent and Delegation to Planning Board
The intent of thisArticle Section is to set forth requirementsthat shall apply to certain land uses which, due to theirparticularcharacteristicsandpotential impacts,requirespecialconsideration toensure theprotectionof public health, safetyandwelfareandtomitigateanyadverseimpactsonsurroundingproperties and community character. The Planning Boardis hereby authorized to administer and carry out the intentestablishedinthisArticle Section.
A. TheactiondoesnotresultinanincreaseintherequirednumberofparkingspacesassetforthinArticle6.2
B. Theactiondoesnotalter,eitherindividuallyorincombination,theimpermeableorbuildingcoveragebymorethan2%or1200s.f.,whicheverisless,fromthemostrecent,approvedsiteplan.
A. Toensurethattheproposedusewillnotadverselyaffectsurroundingpropertiesandcommunitycharacter,thePlanningBoard‘sevaluationofSpecialUseapplicationsshallincludethefollowing:
B. Theapprovalofaspecialusepermitshallbelimitedtoitsownfacts,siteconditionsandcircumstancesandshallhavenoprecedentialeffectentitlingorimplyingthatasimilarusewouldbeapprovedelsewhere.
5.4.4 Application Procedures
A. Forallusesthatrequireaspecialusepermit,asindicatedin Article2.2,applicationmaybemadedirectlytothePlanningBoardorasareferralbytheZoningOfficer.
B. ThePlanningBoardshallnotacceptanyapplicationforreviewthatincludesaparcelforwhichthereisanoutstanding,unresolvedwrittenviolationfromtheZoningOfficerthatisnotthesubjectoftheapplication.
C. Aneligibleapplicantforaspecialusepermitmustbetheowner,lesseeorpurchaserundercontractforinvolvedparcel.Alesseeandpurchaserundercontractmusthavewrittenpermissionofthecurrentpropertyowner(s)tosubmitanapplication.
D. ApplicationsforSpecialUsePermitshallbeonformsprescribedbythePlanningBoardandshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.
5.4.5 Site Plan Review
A. AnapplicationsubjecttospecialusepermitmayalsobesubjecttositeplanreviewasindicatedinArticle2.2.
B. ThePlanningBoardmaywaivesiteplanreviewasaconditionofaspecialusepermitifthePlanningBoarddeterminesthatconsiderationscustomarilyevaluatedundersiteplanreviewhavebeenappropriatelyconsideredaspartofthespecialusepermitprocess.ASpecialUsePermit,however,cannotbewaivedasaconditionofSitePlan.
5.4.6 Public Hearing Notice and Referrals
A. Within62daysofthesubmissionofacompleteapplication,thePlanningBoardshallconductapublichearing on that application.
B. APublicHearingshallbescheduled,withnotificationsandreferralsasspecifiedinSection5.2.
A. Inrenderingitsdecisiononanyapplication,thePlanningBoardshallcomplywillallapplicableprovisionsoftheStateEnvironmentalQualityReviewActunderArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.
B. ThePlanningBoardshallissueawrittendecisiononanapplicationwithin62daysofthecloseofthepublichearing.ThistimeframemaybeextendedbymutualconsentoftheapplicantandPlanningBoard.
C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforethePlanningBoard.
D. ThePlanningBoardmaygrantoneofthreetypesofpermits:
1. A Permanent Special Use Permit allowsaspecificusetocontinueindefinitelyuntilthespecificuseceasesforanyreasonforaperiodof12consecutivemonths.
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2. A Temporary Special Use Permit allowsaspecificusetocontinueuntilaspecificdateatwhichtimethespecialusepermitshallautomaticallyterminateandtheuseshallbepermanentlydiscontinued.Atemporarypermitshallnotberenewednorextended.
3. A Renewable Special Use PermitallowsaspecificusetocontinueuntilaspecificdateunlessrenewedbythePlanningBoardforanadditionalperiodoftime.Arequestforrenewalshallbesubmittedpriortotheexpirationoftherenewablespecialusepermit.Ifnotrenewed,theuseshallbepermanentlydiscontinued.
E. ThePlanningBoardshallhavetheauthoritytoimposesuchreasonableconditionsandrestrictionsasaredirectlyrelated,andincidental,totheproposedspecialusepermit.Uponitsgrantingofsaidspecialusepermit,anysuchconditionmustbemetinconnectionwiththeissuanceofpermitsbytheCity.
F. Administrative Approval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexistingspecialuseapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtothePlanningBoardinatimelymanner.
G. EveryspecialusepermitdecisionshallbesignedanddatedbytheChairpersonandshalldocumentthecircumstancesoftheapplicationandthefindingsonwhichthedecisionisbased.
H. EveryspecialusedecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.
5.4.8 Expiration and Extensions
A. UnlessotherwisespecifiedorextendedbythePlanningBoard,adecisiononanyrequestforaspecialusepermitshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithany
B. ThePlanningBoardmaygrantuptotwo18-monthextensionsforanapprovedspecialusepermitprovidedthattheapplicationwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalspecialusepermitorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytoprovethattherehavebeennosignificantchangestothesiteorneighborhoodandthatthecircumstancesandfindingsoffactbywhichtheoriginalapprovalwasgrantedhavenotsignificantly
changed.
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5.5 SITE PLAN REVIEW##Note:Includesexistingarticle7.2
5.5.1 Intent and Delegation to Planning Board
TheCityfindsthatasafe,well-plannedandattractivenaturalandman-madeenvironmentisessentialtotheeconomichealthofthecommunityandtothegeneralsafetyandwelfareofitsresidents.Therefore,theintentofthisArticleistosetforththeprocessbywhich to review the site characteristics toensure consistencywiththegoalsandobjectivesoftheCity’sComprehensivePlanandtoregulatethepreservation,conservationandefficientuseofCityresources.ThePlanningBoardisherebyauthorizedtoadministerandcarryouttheintentestablishedinthisArticle.
5.5.2 Applicability and Exemptions
A. Applicability.SitePlanReviewshallbeconductedforthefollowingactions:
## Note: The following is added to replace the previouslyproposeddraftof‘AdministrativeReview’.
B. Consent Agenda. Administrative,noncontroversialorroutineitemsmaybeplacedonthePlanningBoardConsentAgendaifitisanticipatedthattherewillbenopubliccommentontheitemandthereisnoneedforboarddiscussion.
2. Theapplicant,orauthorizedrepresentative,shallattendthePlanningBoardmeetingtodiscusstheproposedprojectandsatisfactionof satisfy the requirementsofthisArticle.
3. UnlessauthorizedbythePlanningBoard,theapplicantwillbelimitedto2sketchplandiscussions. The PlanningBoardmayrequireajointmeetingwiththeDRC/ZBAattheSketchPlanstageinordertoprovidetimelyguidanceearlyintheprocess.Theintentistoprovideapplicantswithabetterunderstandingofwhattheindividualboardsarelookingforinanefficientmanner.
D. Prior Determination of Compliance. Prior to the schedulingofformalSitePlanreview,thePlanningandEngineeringDepartmentsshallreviewtheapplicationtodetermineifitisingeneralconformancewiththerequirementsofthisChapter,fulfillstherequirementsoftheSitePlanReviewChecklistandissufficientforthepurposesofreview.Ifdeemedinsufficientorincomplete,thePlanningDepartmentshallreturntheapplicationtotheapplicantwithamemooutliningthedeficienciesandrequestingresubmittal.
E. Required Technical Advisory Committee (TAC) Review.AtthediscretionofthePlanningBoardChair,largerormorecomplexprojectsmayberequiredtoconductacoordinatedreviewwithaTechnicalAdvisoryCommitteepriortocommencingformalSitePlanapplication.
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4. ThePlanningBoardmayrecoupfromanapplicantcostsincurredbythePlanningBoardforconsultationfees,specialstudiesorotherexpensesinconnectionwiththereviewofaproposedsiteplan by city registeredengineers.Anescrowaccountmustbeestablishedforthispurposewhenutilized.
a. ReviewandapprovalofconstructiondetailsandfinalsiteplansbytheCityEngineer.FinalPlansubmissionshallbeinaccordancewiththerequirementsidentifiedinAppendixB.
b. SubmissionofaperformanceguaranteeproperlyissuedtotheCityassetforthinSection7.2.15.
c. Documentationofconformancewithallrequiredapprovalconditions.
d. Proofofpaymentforanyandallrequiredfees.
5.5.4 Evaluation Criteria for Site Plan Review
A. Toensurethatthedevelopmentofaproposedsitewillbeinkeepingwiththeprovisionsofthischapterandwillnotadverselyimpactsurroundingproperties,communitycharacterorthegeneralhealth,safetyandwelfareofthecommunity,thePlanningBoard’sevaluationofSitePlanReviewapplicationsshallincludethefollowing:
4. That thelocation,arrangement,size,designandgeneralsitecompatibilityofbuildingsandsignstructuresiscompatiblewiththeneighborhoodandmeettherequirementsforthedistrict.
B. Design and Construction Standards. The Planning Boardshalladoptandmaintainasetofdesignandconstructionstandardswhichshallapplytoallactionsthat
requiresiteplanreview.Theywill be areavailableintheOfficeofPlanningandEconomicDevelopmentandontheCity’swebsite.
5.5.5 Special Use Permit and Site Plan Approval
A. Review. ThePlanningBoardshallconductsiteplanreviewindependentlyorinconjunctionwithspecialusepermitasrequiredbyArticle2.2.Suchreviewmayoccurconcurrentwithorsubsequenttospecialusepermitreview.Separateapplicationsandapplicationfeesarerequiredforeachreview.
B. Waiver.ThePlanningBoardmaywaivesiteplanreviewasaconditionofaspecialusepermitifthePlanningBoarddeterminesthatconsiderationscustomarilyevaluatedundersiteplanreviewhavebeenappropriatelyconsideredaspartofthespecialusepermitprocess.
5.5.6 Public Hearing Notice and Referrals
A. ThePlanningBoardmayholdapublichearingonanysiteplanatthedirectionoftheChairoruponamajorityvoteofthePlanningBoard.
B. APublicHearingshallbescheduled,withnotificationsandreferralsasspecifiedinSection5.2.
A. Inrenderingitsdecisiononanyapplicationforsiteplanreview,thePlanningBoardshallcomplywill with allapplicableprovisionsoftheStateEnvironmentalQualityReviewActunderArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.
B. ThePlanningBoardshallissueawrittendecisiononanapplicationwithin62daysofthecloseofthepublichearing,ifscheduled,oroftheofficialsubmissiondate.ThistimeframemaybeextendedbymutualconsentoftheapplicantandPlanningBoard.
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C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforethePlanningBoard.
D. ThePlanningBoardshallhavetheauthoritytoapprove,approvewithmodificationsordisapprovesiteplansandmayimposesuchreasonableconditions,easements,covenantsandrestrictionsasaredirectlyrelated,andincidental,totheproposedsiteplan.
E. EverysiteplannoticeofdecisionshallbesignedanddatedbytheChairpersonandshalldocumentthecircumstancesoftheapplicationandthefindingsonwhichthedecisionisbased.
F. EverysiteplanreviewdecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.
G. Administrative Approval. TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexistingsiteplanapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtothePlanningBoardinatimelymanner.
5.5.8 Expiration and Extensions of Planning Board Approval
A. InordertomaintainPlanningBoardapproval,theofficialsignatureofthePlanningBoardChairpersonmustbeplacedonthefinalsiteplannolaterthan18monthsfromthedateoftheBoard’sdecision.ThesignedsiteplanshallbefiledintheofficeofPlanningandEconomicDevelopment.
B. ThePlanningBoardmaygrantuptotwo18-monthextensions[##Note:ThiswasquestionedbyTRACforfurtherdiscussion]inadditiontotheinitial18monthperiodinwhichtheapplicantmustobtainsignature [## Note:Whatdoesthismean?Shoulditbeclarified?] of the finalplansprovidedsuchrequestisproperlysubmittedpriortoexpirationoftheinitial18monthperiodorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytoprovethattherehavebeennosignificantchangestothesiteorneighborhood
C. Final Site Plan Expiration.RegardlessofthetermsofanyproperlyissuedBuildingPermit,finalsiteplanapprovalshallexpireifactualconstructionhasnotcommencedwithin18monthsofthesigningofthefinalsiteplan.Actualconstructionisdefinedasthefasteningorplacingofconstructionmaterialsinapermanentmanner,theexcavationofabasementorthedemolitionorremovalofanyexistingstructureifnonewconstructionisapproved.
5.5.9 Other Requirements
A. Performance Guarantees##Note:Wasrequestedtocombineallperformanceguaranteesfromothersectionsintoonecombinedsection,butthisisonlyplaceitappears.Willmovetouniquesectiontoreferenceit.
Aletterofcreditoracceptableequivalentsecurity cashescrowshallbedeliveredtotheCitytoguaranteethattheapplicantshallconstructandcompletethe any requiredimprovementsasindicatedontheapprovedfinalsiteplan.Cashescrowsrequireanescrowagreement. ThePlanningBoardmaywaivetherequirementforaperformanceguaranteeiftheestimatedcostofsiteimprovementsislessthan$10,000.
1. EstablishmentofPerformanceGuarantee
a. Theperformanceguaranteeshallcoverthefullestimatedcostofrequiredoff-siteimprovementswithinthepublicright-of-wayand25%ofthefullestimatedcostofrequiredon-siteimprovements.Theseimprovementsmayincludegrading,excavating,curbs,sidewalks,utilities,streetlighting,driveways,parkinglots,drainageimprovements,plantings,signs,andthelike.
b. EstimatesofconstructioncostsaretobesubmittedtothePlanningBoardbytheapplicant’sNewYorkStatelicensedprofessionalengineer/architect or landscapearchitect.TheCityEngineershallreviewandreviseestimatedcostsinaccordancewithcurrentconstructionstandardsandpracticesorasmodifiedbythePlanningBoard.
c. TheperformanceguaranteeshallidentifytheCityofSaratogaSpringsasthebeneficiaryandwill
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d. Theperformanceguaranteeshallbevalidfornolessthan12monthsandshallexpireatquarterlyintervals[##Note:TWsuggestededithereaboutexception?Needtoconfirm].Uponcompletionofallrequiredconstruction,theCityshallcanceltheperformanceguaranteebywrittennoticetotheapplicant.
2. Amendment and/or Extension to Performance Guarantee. Anapplicantmayrequesttoextendand/oramendtheoriginalperformanceguarantee.TheCityEngineer,inconsultationwiththePlanningBoardChairperson,inconsultationwithstaff,mayactupontherequestadministrativelyandreportsuchactiontotheBoardinatimelymanner,ormayrefertherequesttothePlanningBoardforitsreview.AllapplicationsforamendmentorextensionshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.Extensionand/or[amendmentsapplications?]alongwithsupportingdocumentationareduenolessthan30daysfromexpirationdate.
2. Construction Notifications.TheownerordesignatedrepresentativeshallnotifytheCityEngineer48hourspriortocommencinganyworkandpriortoresumingworkifthecontractorisabsentfromthesiteformorethan7days.Inaddition,theCityEngineershallbenotifiedpriortoanyofthefollowingconstructionactivities.FailuretonotifytheCityEngineeroftheseactivitiespriortocompletionshallmaketheworksubjecttorejection,excavationandinspectionattheapplicant’sexpense:
a. Thestopworkordershallbeinwritingandshallstatetheconditionsunderwhichtheactivitymayresume.
b. Thestopworkordershallbepresentedtothepersonperformingtheworkand,ifdifferent,thepropertyownerinpersonorbycertifiedorregisteredmail,andmaybeplaceduponaconspicuousportionofthebuildingorpremisesinuse.
D. Recreation Land Requirements forSitePlansContainingResidentialUnits
Forsiteplanscontainingresidentialunits,ifitisdeterminedthatUponfindingthatapropercaseexistsforrequiringaparkorotherrecreationalfacilitywithintheCity,thePlanningBoardshallrequireanofferingofusableland,orfeeinlieuofland,forthispurpose.Suchafindingshallincludeanevaluationofthepresentandanticipatedfutureneedforparkandrecreationalfacilitiesbasedonprojectedpopulationgrowthtowhichtheparticularsiteplan will contribute.
1. Class A Type Usable Land.ClassATypeusablelandreferstodevelopablelandgenerallydevoidofwetlands,drainagecourses,steepslopes,andthelike.TheownershalloffertotheCityClassATypeUsableLandequalinsizetoatleast10%ofthesubjectparcel(s)foruseasparkland.ThePlanningBoardmayspecifywhichlandswithinthesiteplanshallbededicatedforparklandandmayseekrecommendationsfromtheCityRecreationCommissiononsuchoffers.TheBoardmayrequirethattheownersuitablygradetheofferedland.
2. Class B Type Usable Land.ClassBTypeusablelandreferstolandnotsuitablegenerallyfordevelopmentexceptforpassiveopenspace.Uniqueandscenicareasandthoseareasborderingstreams,lakesorotherwatercoursesmaybegivenspecialconsiderationbythePlanningBoardand,shouldtheybedeemedessentialordesirableforpublicopenspaces,theBoardmayinsteadrequestthattheownerofferClassBTypeUsableLandtotheCitytobedefinedandpreservedaspassiveopenspace.
3. Payment of Fee in Lieu of Usable Land.Intheeventthe authorizedboard[##Note:ThiswasquestionedbyTRAC-unsureifPBhasjurisdiction]makesafindingthattheproposedsiteplanpresentsapropercaseforrequiringaparkorparkssuitablylocatedforplaygroundsorotherrecreationalpurposes,butthatasuitableparkorparksofadequatesizetomeettherequirementcannotbeproperlylocatedonsuchsiteplan,theauthorizedboardmayrequireasumofmoneyinlieuthereoftobeestablishedbythelegislativebody.ThefeeshallberequiredforeachnewresidentialunitcreatedbythesiteplanandshallbeusedbytheCityexclusivelyforneighborhoodpark,pedestrian/biketrails,playgroundorrecreationpurposesincludingtheacquisitionandimprovementofproperty.
4. Combination of Land and In-Lieu of Fee.IfthePlanningBoarddeterminesthatonlyaportionofthe10%areaofferedbytheownerisacceptableforpublicuse,thentheownershalldedicatetheacceptablelandandpayafeeequaltothedifferenceinthepercentageoflandofferedandthe10%required.
5. Prior Land Set Aside for Subdivision.Ifthelandincludedinasiteplanisaportionofapreviouslyapprovedsubdivision,thePlanningBoardshallcredittheapplicantforanylandsetasideormoneydonatedinlieuthereofundersuchsubdivisionplatapproval.Intheeventofre-subdivisionofsuchplat,nothingshallprecludetheadditionalreservationofparklandormoneydonatedinlieuthereof.
The intent of this Section is to provide for the properadministration and review of projects within the designatedArchitecturalReviewDistricts,asdefinedinArticle2.4.3.
5.6.1 Delegation to Design Review Commission
The Design Review Commission is hereby charged with theresponsibilities of administering and carrying out the intent,process and actions established in this Article Section andArticle7.4 Section5.4“HistoricReview”.
5.6.2 Design Considerations
For actions subject to review, theCommission shall evaluateand determine if the design considerations of Article 2.4.3ArchitecturalReviewOverlay aswellastheGuidingPrinciplesoftheunderlyingdistrictarebeingmet.
5.6.3 Architectural Review Application
A. ItshallbethedutyoftheZoningOfficertorefertotheCommissionallactionsidentifiedinthisArticlethatrequirearchitecturalreviewapproval.
B. TheCommissionshallnotacceptanyapplicationforreviewthatincludesaparcelforwhichthereisanoutstanding,unresolvedwrittenviolationfromtheZoningOfficerthatisnotthesubjectoftheapplication.
C. Aneligibleapplicantforarchitecturalreviewapprovalmustbetheowner,lesseeorpurchaserundercontractfortheinvolvedparcel.Alesseeandpurchaserundercontractmusthavethepermissionofthecurrentpropertyownerstosubmitanapplicationforarchitecturalreviewapproval.
D. TheCityshallcollectafeeforallapplicationstotheCommissionasestablishedbytheCityCouncil.
5.6.4 Advisory Opinion
The Commission may request an advisory opinion of thePlanningBoardoranyadministrativedepartmentoragencyinitsevaluationofanapplicationforarchitecturalreview.
5.6.5 Architectural Review Decisions
A. Inrenderingitsdecisiononanyapplication,theCommissionshallcomplywithallapplicableprovisionsoftheStateEnvironmentalQualityReviewAct(SEQRA)underArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.
B. Within62daysofthedeterminationbytheCommissionthattheapplicationiscomplete,orthecloseofthepublichearing,awrittendecisionwillbeissued.ThistimeframemaybeextendedbymutualconsentoftheapplicantandtheCommission.
C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforetheCommission.Iffouraffirmativevotescannotbeattainedonamotionwithinthis62-dayperiod,unlessextendedbymutualconsentoftheapplicantandtheCommission,theapplicationshallbedeniedbydefault.
D. TheCommissionmayissueanyofthefollowingdecisions:
1. Approve as submitted.
2. Approve with conditions. TheCommissionmayimposeappropriateconditionsinconnectionwithitsapprovalincludingthoserelatedto:
E. EveryCommissiondecisionshallbesignedanddatedbytheChairpersonandshalldocumentthecircumstancesofthecaseandthefindingsonwhichthedecisionisbased.
F. EveryCommissiondecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.
G. AdministrativeApproval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexistingCommissionapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtotheCommission in atimelymanner.
H. BuildingPermits,InspectionsandCertificatesofOccupancy
TheCommissionshalldeterminewhethertheproposedstructurehasarchitecturalorhistoricsignificance.“Significance”includeshavingparticularimportantassociationswithinthecontextofthearchitecture,historyorcultureofSaratogaSpringsorregionandmay include listingas“contributing”ontheStateandNationalRegistersofHistoricPlaces.
A. Structures with no architectural or historic significance.TheCommissionmayapproveanapplicationfordemolitionifitfindsthatthedemolitionisconsistentwiththeintentandobjectivesofthisArticleandthatthestructureproposedtobedemolishedhasnohistoricorarchitecturalsignificance.
B. Structures with architectural or historic significance. Fortheproposeddemolitionofastructurewitharchitecturalorhistoricalsignificance,theapplicantmustdemonstrate“goodcause”astowhysuchstructurecannotbepreserved.
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C. Afterreceiptofapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificance,theCommissionshallenacta30-dayreviewperiodandscheduleapublichearing onanapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceandshallprovidenoticeasfollows:
1. Public Hearing Notice.TheCommissionshalladvertisethehearinginaSaratogaSpringsnewspaperofgeneralcirculationatleastfivedayspriortothedatethereof.Theapplicantshallberesponsibleforpaymentforthisnotice.Priortothehearing,theapplicantshallberesponsibleforfilingwiththeCommissionanaffidavitfromthenewspaperconfirmingsuchpublicationandpayment.
a. TheapplicantshallobtainfromtheCitythenamesandaddressesofpropertyownerswithina250feetgeographicradiusfromtheapplicant’ssubjectproperty.
b. TheapplicantshallreceivefromtheCommissionapropertyownernotificationnoticeandshallsendonlythisnoticetotheidentifiedpropertyownersbyfirstclassmail.Thisnoticeshallbepostmarkednolessthan7butnomorethan20calendardayspriortothescheduledhearing.
c. Priortothepublichearing,theapplicantshallsubmittotheCommissionconfirmationofthepropertyownernotificationbyobtaininga“certificateofmailing”providedbytheU.S.PostalService.
d. FailuretoprovidenoticeinexactconformancewiththeseprovisionsshallnotinvalidateaCommissiondeterminationprovidedtheCommissionfindsthatsubstantialcompliancehasoccurred.
D. Determination of Jeopardy to Health, Safety and Welfare of Community.Incaseswhereanapplicanthassoughtdemolitionapprovalonthebasisthatastructurerepresentsanimminentdangertothehealth,safetyandwelfareofthecommunity,theCommissionshallrefertheapplicationtotheBuildingInspectorforreviewandreportpursuanttoCityCodeSection118UnsafeStructures.TheBuildingInspector’sreportshallbeadvisorytotheCommission.TheCommissionshallreviewtheBuildingInspector’sreportandmakeadeterminationthatthestructurecanorcannotreasonablyberepairedinsuchawayastoremovetheimminentdanger.Aspartofthisreport,considerationshouldbegiventothealternativeofpreservingprominentportionsofthestructure,suchasthefacade,forfutureadaptivere-use.
E. Court Action.TheCommissionshallhavenoauthoritytoactotherwiseincaseswhereanappropriatelegalactionorprocedurehasresultedinajudgmentororderbyaCourtofcompetentjurisdictionthatastructureendangersthehealth,safetyandwelfareofthepublicandshallbedemolished.
5.6.7 Expirations and Extensions
A. UnlessotherwisespecifiedorextendedbytheCommission,Commissionapprovalsshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithanyrequiredconditionsandstartedactualconstruction,orotherwiseimplementedthisapproval.Actualconstructionisdefinedasthefasteningorplacingofconstructionmaterialsinapermanentmanner,theexcavationofabasement,orthedemolitionorremovalofanyexistingstructureifnonewconstructionisapproved.
B. TheCommissionmaygrantuptotwo18monthextensionsforarchitecturalreviewapprovalprovidedthattheapplicationforextensionwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalarchitecturalreviewapprovalorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytodemonstratethattherehavebeennosignificantchangestothesiteorneighborhood,andthatthecircumstancesandfindingsoffactbywhichtheoriginalarchitecturalreviewapprovalwasgrantedhavenotsignificantlychanged.
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TheintentofthisSectionistoprovidefortheproperadministrationand review of projects within the designated Historic ReviewDistricts,asdefinedinArticle2.4.3.
DelegationtoDesignReviewCommission
The Design Review Commission (“Commission”) is herebychargedwith the responsibilitiesofadministeringandcarryingout the intent, process and actions established in thisArticle SectionandArticle7.5“ArchitecturalReview”.
A. Appointments.TheCommissionshallconsistofsevenmembers,tobeappointedbytheMayor,torepresenttotheextentpossibleabroadcross-sectionofthecommunitywithdemonstratedexperienceinhistoricpreservation,architecturaldevelopmentandlocalhistoryinadditiontothefollowing:
B. TermofOffice.ThetermofeachCommissionmembershallbefiveyearsbeginningonJuly1andmembersshallserveonarotatingschedule.Initialtermsmaybeforlesseryearssoastoeffectuateastaggeredsequencingofmemberterms.Onanalternatingbasis,twomember
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C. Vacancy.Ifavacancyoccursotherthanbyexpirationofaterm,itshallbefilledbyappointmentbytheMayorfortheunexpiredterm.
D. Removal.Anymember,oralternatemember,mayberemovedbytheMayorforcauseandafterpublichearing.
E. AlternateMembers.TheMayormayappointuptotwoalternatememberstoserveintheplaceofCommissionmemberswhoareunavailabletoattendameetingduetorecusalorotherabsence.
A. ReviewandissuedecisionsonapplicationsforhistoricreviewasrequiredbythisArticle.
B. ReviewandissuedecisionsonapplicationsforarchitecturalreviewasrequiredbythisChapter.
C. PromulgaterulesandregulationsforthetransactionofCommissionbusiness.
D. SubmitanannualreportofCommissionactivitiestotheMayorandCityCouncil.
E. SubmitanannualbudgetrequesttotheMayorforapprovalbytheCityCouncil.
F. Employexperts,staffandlegalcounsel,orappointsuchcitizenadvisorycommitteesasmayberequiredtocarryoutCommissiondutieswithintheCouncil-approvedbudget.
G. Administeronbehalf,andattherequest,oftheCityCouncilanyfullorpartialinterestinrealpropertythattheCitymayhavereceived.
H. AcceptandadministeronbehalfoftheCitysuchgrantsandfundingasmaybeappropriateforthepurposesofthisArticle.
I. RecommendtotheCityCounciltheadoptionofordinancesdesignatingpropertiesorstructureshavingspecialhistoric,community,culturalorarchitecturalvalueaslandmarksorHistoricDistricts.
J. Keeparegisterofallpropertiesandstructuresthathavebeendesignatedaslandmarksorhistoricdistrictsincludingallinformationrequiredforeachdesignation.
K. ProposeorsponsorthenominationoflandmarksandhistoricdistrictstotheNationalRegisterofHistoricPlacesandreviewandcommentonanyNationalRegisterproposednominationssubmittedtotheCityCouncilorStateHistoricPreservationOffice.
L. Maintainadirectoryofarchitecturalstyles.
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M. Developspecificdesignguidelinesforthealteration,constructionorremovaloflandmarksorpropertyandstructureswithinhistoricdistricts.
N. Conductsurveystoidentifyhistoricallyandarchitecturallysignificantproperties,structures,landmarksandareasthatexemplifythecultural,social,economic,politicalorarchitecturalhistoryoftheNation,StateorCity.
O. InformandeducatethecitizensofSaratogaSpringsconcerningthehistoricandarchitecturalheritageoftheCity.
P. Adviseandguidepropertyownersonphysicalandfinancialaspectsofpreservation,renovation,rehabilitationandreuse,onproceduresforinclusionontheNationalRegisterofHistoricPlaces,andonparticipationinStateandFederalhistoricpreservationprograms.
R. RequestadvisoryopinionsfromtheCityCouncil,thePlanningBoardandanyotherbody,agencyordepartmentoftheCity onanymatterbeforetheCommission.
S. ReviewandmakeadvisoryrecommendationsonanymatterreferredtotheCommissionbytheCityCouncil,theZoningBoardofAppeals,thePlanningBoardandanyotherbody,agencyordepartmentoftheCity.
T. RecommendtotheCityCouncilzoningamendments,policyinitiativesandprogramstoprotecthistoricpropertiesandimplementtheintentandobjectivesofthisArticle.
U. DevelopapreservationcomponentintheComprehensivePlanoftheCityofSaratogaSpringsandrecommendittothePlanningBoardandtheCityCouncil.
V. ExerciseallotherpowersconferreduponitbytheCityCouncil.
5.7.3 Historic Review Objectives
The Design Review Commission shall promote the followingobjectives:
A. Topreventthedemolitionordestructionofsignificantstructures,terrain,trees,landscapeorscenicviews.
B. Toeliminateexistingincongruousstructuresorotherblightingfactorsandpreventthecreationofanynewsuchconditions.
C. TopreserveandenhancethehistoriccontextandsettingwithintheHistoricDistrict.
D. Toassurearchitecturalcompatibilitysuchasaesthetic,historicalandarchitecturalvalues,architecturalstyle,design,arrangement,texture,materialandcolor.
E. Toencourageandmaintainappropriateprotectiverestrictionssuchaseasements,covenantsorsimilaragreements.
F. ToimprovetheintegrityoftheHistoricDistrictsthrougheconomicandotherincentives.
A. Preserve rather than remove. Distinguishingoriginalfeaturesofastructureorsiteareessentialtothehistoricqualityandcharacterofthatsite.Distinguishingoriginalqualitiesorcharacterofastructure,siteand/oritsenvironmentshallbepreservedandprotectedtothemaximumextentpossible.Destructionoralterationofanyhistoricmaterialordistinctivearchitecturalfeatureshouldbeavoided.
B. Repair rather than replace. Distinctivearchitecturalfeaturesthatcharacterizeastructureorsiteshallberepairedratherthanreplacedwheneverpossible.Ifreplacementisnecessary,thereplacementmaterialsshouldmatchtheoriginalincomposition,design,color,textureandothervisualqualities.
C. Promote historical accuracy. Repairorreplacementofarchitecturalfeaturesshouldbebasedonhistoricalevidenceratherthanonconjecturaldesignsortheincorporationofelementsfromotherstructures.
D. Recognize the significance of historical time periods.
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E. Compatible contemporary design may be encouraged. Contemporarydesignforalterationsandadditionstoexistingpropertiesmaybeencouragedprovideditdoesnotdestroysignificanthistorical,architectural,orculturalmaterialandiscompatiblewiththesize,scale,color,material,andcharacterofthesiteorsurroundingneighborhood.Incompatiblealterationsshallbediscouraged.
F. Structures and sites are to be treated with sensitivity. Archaeologicalresourcesaffectedbyanyprojectshallbeprotectedandpreservedtothemaximumextentpossible.Activitiesthatwilldamagehistoricbuildingmaterialsorsitefeaturesshallbediscouraged.Historicstructuresaretobecleanedwiththegentlestmeanspossible.
5.7.5 Design Considerations
For actions subject to review, theCommission shall evaluateand determine if the design considerations of Article 2.4.2HistoricReviewOverlay aswellastheGuidingPrinciplesoftheunderlyingdistrictarebeingmet.
5.7.6 Demolition
ConsiderationofanapplicationfordemolitionwithinanyHistoricDistrict shall be the same as provided in section 5.6.7 for demolitionwithinanArchitecturalReviewDistrict.
TheCommissionshalldeterminewhethertheproposedstructurehasarchitecturalorhistoricsignificance.“Significance”includeshavingparticularimportantassociationswithinthecontextofthearchitecture,historyorcultureofSaratogaSpringsorregionandmay include listingas“contributing”ontheStateandNationalRegistersofHistoricPlaces.
A. Structureswithnoarchitecturalorhistoricsignificance.TheCommissionmayapproveanapplicationfordemolitionifitfindsthatthedemolitionisconsistentwiththeintentandobjectivesofthisArticleandthatthestructureproposedtobedemolishedhasnohistoricorarchitecturalsignificance.
B. Structureswitharchitecturalorhistoricsignificance.Fortheproposeddemolitionofastructurewitharchitecturalorhistoricalsignificance,theapplicantmustdemonstrate“goodcause”astowhysuchstructurecannotbepreserved.
C. TheCommissionshallscheduleapublichearingonanapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceandshallprovidenoticeasfollows:
a. TheapplicantshallobtainfromtheCitythenamesandaddressesofpropertyownerswithina250feetgeographicradiusfromtheapplicant’ssubjectproperty.
b. TheapplicantshallreceivefromtheCommissionapropertyownernotificationnoticeandshallsendonlythisnoticetotheidentifiedpropertyownersbyfirstclassmail.Thisnoticeshallbepostmarkednolessthan7butnomorethan20calendardayspriortothescheduledhearing.
c. Priortothepublichearing,theapplicantshallsubmittotheCommissionconfirmationofthepropertyownernotificationbyobtaininga“certificateofmailing”providedbytheU.S.PostalService.
d. FailuretoprovidenoticeinexactconformancewiththeseprovisionsshallnotinvalidateaCommissiondeterminationprovidedtheCommissionfindsthatsubstantialcompliancehasoccurred.
D. DeterminationofJeopardytoHealth,SafetyandWelfareofCommunity.Incaseswhereanapplicanthassoughtdemolitionapprovalonthebasisthatastructurerepresentsanimminentdangertothehealth,safetyandwelfareofthecommunity,theCommissionshallrefertheapplicationtotheBuildingInspectorforreviewandreportpursuanttoCityCodeSection118UnsafeStructures.TheBuildingInspector’sreportshallbeadvisorytotheCommission.TheCommissionshallreviewtheBuildingInspector’sreportandmakeadeterminationthatthestructurecanorcannotreasonablyberepairedinsuchawayastoremovetheimminentdanger.
E. Courtaction.TheCommissionshallhavenoauthoritytoactotherwiseincaseswhereanappropriatelegalactionorprocedurehasresultedinajudgmentororderbyaCourtofcompetentjurisdictionthatastructureendangersthehealth,safetyandwelfareofthepublicandshallbedemolished.
F. Demolition of Historic Structures by City. The City,throughitsCodeEnforcementOfficersorotherappropriatemunicipalofficials,mayseekdemolitionofastructurelistedindividuallyorasacontributingstructureinanhistoricdistrictontheNationalRegisterofHistoricPlacesinNewYorkSupremeCourtunderN.Y.Executive
A. ItshallbethedutyoftheZoningOfficertorefertotheCommissionallactionsidentifiedinthisArticle Chapter thatrequirehistoricreviewapproval.
B. TheCommissionshallnotacceptanyapplicationforreviewthatincludesaparcelforwhichthereisanoutstanding,unresolvedwrittenviolationfromtheZoningOfficerthatisnotthesubjectoftheapplication.
C. Aneligibleapplicantforhistoricreviewapprovalmustbetheowner,lesseeorpurchaserundercontractfortheinvolvedparcel.Alesseeandpurchaserundercontractmusthavethepermissionofthecurrentpropertyownerstosubmitanapplicationforhistoricreviewapproval.
D. TheCityshallcollectafeeforallapplicationstotheCommissionasestablishedbytheCityCouncil.
5.7.8 Advisory Opinion
The Commission may request an advisory opinion of thePlanningBoardoranyadministrativedepartmentoragencyinitsevaluationofanapplicationforhistoricreview.
5.7.9 Historic Review Decisions
A. Inrenderingitsdecisiononanyapplication,theCommissionshallcomplywithallapplicableprovisionsoftheStateEnvironmentalQualityReviewAct(SEQRA)underArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.
B. Within62daysofthedeterminationbytheCommissionthattheapplicationiscomplete,orthecloseofthepublichearing,awrittendecisionshallbeissued.ThistimeframemaybeextendedbymutualconsentoftheapplicantandtheCommission.
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C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforetheCommission.Iffouraffirmativevotescannotbeattainedonamotionwithinthis62-dayperiod,unlessextendedbymutualconsentoftheapplicantandtheCommission,theapplicationshallbedeniedbydefault.
D. TheCommissionmayissueanyofthefollowingdecisions:
1. Approve as submitted.
2. Approve with conditions.TheCommissionmayimposeappropriateconditionsinconnectionwithitsapprovalincludingthoserelatedto:
E. EveryCommissiondecisionshallbesignedanddatedbytheCommissionChairpersonandshalldocumentthecircumstancesofthecaseandthefindingsonwhichthedecisionisbased.
F. EveryCommissiondecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.
G. AdministrativeApproval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexisting
CommissionapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtotheCommission in atimelymanner.
H. BuildingPermits,InspectionsandCertificatesofOccupancy
A. UnlessotherwisespecifiedorextendedbytheCommission,Commissionapprovalsshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithanyrequiredconditionsandstartedactualconstruction,orotherwiseimplementedthisapproval.Actualconstructionisdefinedasthefasteningorplacingofconstructionmaterialsinapermanentmanner,theexcavationofabasement,orthedemolitionorremovalofanyexistingstructureifnonewconstructionisapproved.
B. TheCommissionmaygrantuptotwo18monthextensionsforhistoricreviewapprovalprovidedthattheapplicationforextensionwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalhistoricreviewapprovalorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytodemonstratethattherehavebeennosignificantchangestothesiteorneighborhood,andthatthecircumstances
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C. AnyproposeddesignationoflandmarksorhistoricdistrictsshallconstituteanamendmenttothisChapterandshallbesubjecttoallpublichearing,propertyownernotificationandotherapplicableprovisionsofthisChapter.
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5.8 STORMWATER MANAGEMENT
## Note: This subsection includes Chapter 242 StormwaterManagement,and7.3.2StormWaterPollutionPrevention.
5.8.1 Statutory Authority
InaccordancewithArticle10oftheMunicipalHomeRuleLawoftheStateofNewYork,theCityCouncilofSaratogaSpringshastheauthoritytoenactlocallawsandamendlocallawsandforthepurposeofpromotingthehealth,safetyorgeneralwelfareof the City of Saratoga Springs and for the protection andenhancementof itsphysicalenvironment.TheCityCouncilofSaratogaSpringsmayincludeinanysuchlocallawprovisionsfor the appointment of any municipal officer, employees, orindependent contractor to effectuate, administer and enforcesuchlocallaw.
##Note:Haveomitted242-2StatutoryAuthorityhere,asithasinstead been incorporatedmore globally to entire Chapter inArticle1TitleandAuthority.
5.8.2 Intent
ThisSection is intended toprotectandsafeguard thegeneralhealth,safety,andwelfareofthepublicbyestablishingminimumstormwatermanagementrequirementsandcontrols, regulating certainactivitiestopreventpollution,andmanagestormwaterrunoffduringlanddevelopmentandaddressthefindingsoffactherein.ThisSectionseekstomeetthosepurposesbyachievingthefollowingobjectives:
ThepurposeofthisChapteristoestablishminimumstormwatermanagement requirements and controls to protect andsafeguardthegeneralhealth,safety,andwelfareofthepublicresidingwith in this jurisdictionand toaddress thefindingsoffactin242-1hereof.ThisChapterseekstomeetthosepurposesbyachievingthefollowingobjectives:
A. MeettherequirementsofMinimumControlMeasures4and5oftheSPDESGeneralPermitforStormwaterDischargesfromMunicipalSeparateStormwaterSewerSystems(MS4s),Permitno.GP-0-10-002 GP-0-15-003 or asamendedorrevised;
B. RequirelanddisturbanceactivitiestoconformtothesubstantiverequirementsoftheNYSDepartmentofEnvironmentalConservationStatePollutantDischarge
C. Minimizeincreasesinstormwaterrunofffromlanddisturbanceactivitiesinordertoreduceflooding,siltation,increasesinstreamtemperature,andstream-bankerosionandmaintaintheintegrityofstreamchannels;
D. Minimizeincreasesinpollutioncausedbystormwaterrunofffromlanddisturbanceactivitieswhichwouldotherwisedegradelocalwaterquality;
E. Minimizethetotalannualvolumeofstormwaterrunoffwhichflowsfromanyspecificsiteduringandfollowingdevelopmenttothemaximumextentpracticable;and
F. Reducestormwaterrunoffratesandvolumes,soilerosionandnon-pointsourcepollution,whereverpossible,throughstormwatermanagementpracticesandtoensurethatthesemanagementpracticesareproperlymaintainedandeliminatethreatstopublicsafety.
5.8.3 Findings of Fact
Itisherebydeterminedthat:
A. Landdisturbanceactivitiesandassociatedincreasesinsiteimperviouscoveroftenalterthehydrologicresponseoflocalwatershedsandincreasestormwaterrunoffratesandvolumes,flooding,streamchannelerosion,orsedimenttransportanddeposition;
B. Thisstormwaterrunoffcontributestoincreasedquantitiesofwater-bornepollutants,includingsiltationofaquatichabitatforfishandotherdesirablespecies;
C. Clearingandgradingduringconstructiontendstoincreasesoilerosionandaddtothelossofnativevegetationnecessaryforterrestrialandaquatichabitat;
D. Improperdesignandconstructionofstormwatermanagementpracticescanincreasethevelocityofstormwaterrunofftherebyincreasingstreambankerosionandsedimentation;
E. Impervioussurfacesallowlesswatertopercolateintothesoil,therebydecreasinggroundwaterrechargeandstream
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F. Substantialeconomiclossescanresultfromtheseadverseimpactsonthewatersofthemunicipality;
G. Stormwaterrunoff,soilerosionandnon-pointsourcepollutioncanbecontrolledandminimizedthroughtheregulationofstormwaterrunofffromlanddisturbanceactivities;
H. Theregulationofstormwaterrunoffdischargesfromlanddisturbanceactivitiesinordertocontrolandminimizeincreasesinstormwaterrunoffratesandvolumes,soilerosion,streamchannelerosion,andnon-pointsourcepollutionassociatedwithstormwaterrunoffisinthepublicinterestandwillminimizethreatstopublichealthandsafety.
I. Regulationoflanddisturbanceactivitiesbymeansofperformancestandardsgoverningstormwatermanagementandsitedesignwillproducedevelopmentcompatiblewiththenaturalfunctionsofaparticularsiteoranentirewatershedandtherebymitigatetheadverseeffectsoferosionandsedimentationfromdevelopment.
J. TheboundariesoftheCity’sMunicipalSeparateSewerSystem(MS4)isdefinedastheentireCityofSaratogaSprings,andalllandswithinitscorporatelimits.
5.8.4 Stormwater Management Officer
A. TheCitydesignatestheCityEngineerastheStormwaterManagementOfficer.TheStormwaterManagementOfficershallacceptandreviewallStormwaterPollutionPreventionPlansandforwardsuchplanstotheapplicableCityboard.TheStormwaterManagementOfficermay:
A. AlllanddisturbanceactivitiessubjecttoreviewandapprovalbytheCityPlanningBoardundersubdivision,siteplan,specialusepermit,and/orlanddisturbanceactivityregulationsshallbereviewedsubjecttothestandardscontainedinthisChapter.
B. AllotherlanddisturbanceactivitiesnotsubjecttoreviewbythePlanningBoardbutsubjectto242-7AshallalsoberequiredtosubmitaStormwaterPollutionPreventionPlan(SWPPP)totheStormwaterManagementOfficerwhoshallapprovetheSWPPPifitcomplieswiththerequirementsofthisChapter.
C. Exemptions.ThefollowingactivitiesmaybeexemptfromreviewunderthisChapter Section.
3. Routinemaintenanceactivitiesthatdisturblessthanoneacreandareperformedtomaintaintheoriginallineandgrade,hydrauliccapacityororiginalpurposeof a facility.
A. Applicability.ThefollowinglanddisturbanceactivitiesshallbesubjecttothestormwatermanagementrequirementsandcontrolsasestablishedinChapter242oftheCodeoftheCityofSaratogaSprings thissubsection,includingthesubmissionofaStormwaterPollutionPreventionPlan(SWPPP)asfollows:
1. Residential Development (consisting of Single and Two-Family Development):
a. Residentialdevelopmentactivitiesthatinvolvelanddisturbanceof1.0acreto5.0acresshallrequirethesubmissionofa“Basic”SWPPP.
b. Residentialdevelopmentactivitiesthatinvolvelanddisturbanceexceeding5.0acresshallrequirethesubmissionofa“Full”SWPPP.
2. Non-residential and Mixed-use Development:
a. Non-residentialandmixed-usedevelopmentactivitiesthatinvolvelanddisturbanceexceeding0.1acreormoreshallrequirethesubmissionofa“Full”SWPPP.
3. All Development Types:StormwaterrunofffromlanddisturbanceactivitiesdirectlydischargingapollutantofconcerntoeitheranimpairedwateridentifiedontheDepartment’s303(d)listofimpairedwatersoraTotalMaximumDailyLoad(TMDL)designatedwatershedforwhichpollutantsinstormwaterhavebeenidentifiedasasourceoftheimpairmentshallrequirethesubmissionofa“Full”SWPPP.
##Note:Provisionsfrom7.3.2abovewerekeptbecausetheyare less ambiguous than conflicting provisions from Ch. 242showndeletedbelow:
1. Basic SWPPP (soil and sediment control) required forresidentialactivitiesdisturbinglandof1.0to5.0acres.
2.FullSWPPP(soilandsedimentcontrolandpostconstructioncontrols) required for residentialactivitiesdisturbing5.0acresormore.
3.FullSWPPP(soilandsedimentcontrolandpostconstructioncontrols) required for non-residential activities disturbing 0.1acreormore.
5.8.7 Contents of Stormwater Pollution
Prevention Plans (SWPPP)
A. Contents of Basic SWPPP.BasicSWPPPsshallprovidethefollowingbackgroundinformationanderosionandsedimentcontrols:
B. Contents of Full SWPPP. LanddisturbanceactivitiesasdefinedinthisChapterandmeetingCondition“A”,“B”or“C”belowshallalsoberequiredtoprepareandsubmitaFullSWPPPwhichincludesBasicSWPPPrequirementsinadditiontowaterquantityandwaterqualitycontrols
ConditionA-Stormwaterrunofffromlanddisturbanceactivitiesdirectlydischargingapollutantofconcerntoeitheranimpairedwater identified on the Department’s 303(d) list of impairedwaters or a Total Maximum Daily Load (TMDL) designatedwatershed for which pollutants in stormwater have beenidentifiedasasourceoftheimpairment.
ConditionB -Stormwater runoff from residential developmentactivitiesinvolvinglanddisturbanceoffive(5)ormoreacres.
Condition C - Stormwater runoff from non-residentialdevelopmentinvolvinglanddisturbanceof0.1acreormore.
A. EachcontractorandsubcontractoridentifiedintheSWPPPwhowillbeinvolvedinsoildisturbanceand/orstormwatermanagementpracticeinstallationshallsignanddateacopyofthefollowingcertificationstatementbeforeundertakinganylanddisturbanceactivity:
B. Thecertificationmustincludethenameandtitleofthepersonprovidingthesignature,addressandtelephonenumberofthecontractingfirm;theaddress(orotheridentifyingdescription)ofthesite;andthedatethecertificationismade.
C. Thecertificationstatement(s)shallbecomepartoftheSWPPP.
5.8.10 On-Site Copy
Acopyof theSWPPPshallberetainedat thesiteof the landdisturbance activity from the date of initiation of construction
activitiestothedateoffinalsoilstabilization.
A. Performance&DesignCriteria
B. ReferencetoEnforcementsectioninArticle8
5.8.11 Performance and Design Criteria for Stormwater Management and Erosion and Sediment Control
All landdisturbanceactivitiesshallbesubject to the followingperformanceanddesigncriteria:
A. Technical Standards.ForthepurposeofthisChapter Section,thefollowingdocumentsshallserveastheofficialguidesandspecificationsforstormwatermanagement.Stormwatermanagementpracticesthataredesignedandconstructedinaccordancewiththesetechnicaldocumentsshallbepresumedtomeetthestandardsimposedbythislaw:
B. Equivalence to Technical Standards.Wherestormwatermanagementpracticesarenotinaccordancewithtechnicalstandards,theapplicantordevelopermustdemonstrateequivalencetothetechnicalstandardssetforthinthisChapter SectionandtheSWPPPshallbepreparedbyalicensedprofessional.
C. WaterQualityStandards.AnylanddisturbanceactivityshallnotcauseanincreaseinturbiditythatwillresultinsubstantialvisiblecontrasttonaturalconditionsinsurfacewatersoftheStateofNewYork.
5.8.12 Maintenance and Repair of Stormwater Facilities
A. MaintenanceandInspectionDuringConstruction
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B. Maintenance Easement(s). Priortotheissuanceofanyapprovalthathasastormwatermanagementfacilityasoneoftherequirements,theapplicantordevelopermustexecuteamaintenanceeasementagreementthatshallbebindingonallsubsequentlandownersservedbythestormwatermanagementfacility.TheeasementshallprovideforaccesstothefacilityatreasonabletimesforperiodicinspectionbytheCityofSaratogaSpringstoensurethatthefacilityismaintainedinproperworkingconditiontomeetdesignstandardsandanyotherprovisionsestablishedbythisChapter Section. The easementshallberecordedbythegrantorintheofficeoftheCountyClerkafterapprovalbythecounselfortheCityofSaratogaSprings.
C. Maintenance After Contstruction Construction. The owneroroperatorofpermanentstormwatermanagementpracticesinstalledinaccordancewiththisChapter Section shallensurethattheyareoperatedandmaintainedtoachievethegoalsofthisChapter Section. Proper operationandmaintenancealsoincludesasaminimum,
D. Maintenance Agreements. TheCityofSaratogaSpringsshallapproveaformalmaintenanceagreementforstormwatermanagementfacilitiesbindingonallsubsequentlandownersandrecordedintheofficeoftheCountyClerkasadeedrestrictiononthepropertypriortofinalplanapproval.ThemaintenanceagreementshallbeconsistentwiththetermsandconditionsofScheduleAofthisChapterentitledSampleStormwaterControlFacilityMaintenanceAgreement.TheCityofSaratogaSprings,inlieuofamaintenanceagreement,atitssolediscretionmayacceptdedicationofanyexistingorfuturestormwatermanagementfacility,providedsuchfacilitymeetsalltherequirementsofthisChapter Sectionandincludesadequateandperpetualaccessandsufficientarea,byeasementorotherwise,forinspectionandregularmaintenance.
5.8.13 Administration and Enforcement
A. ConstructionInspection
1. Erosion and Sediment Control Inspection. The CityofSaratogaSpringsStormwaterManagementOfficermayconductsuchinspectionsasnecessarytodeterminecompliancewiththislawandmayeitherapprovethatportionoftheworkcompletedornotifytheapplicantwhereintheworkfailstocomplywiththerequirementsofthislawandtheStormwaterPollutionPreventionPlan(SWPPP)asapproved.Toscheduleinspections,theapplicantmustnotifytheStormwaterManagementOfficeratleast48hoursinadvancebeforeanyofthefollowingasrequiredbytheStormwaterManagementOfficer:
a. Startofconstruction
b. Installationofsedimentanderosioncontrol
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measures
c. Completionofsiteclearing
d. Completionofroughgrading
e. Completionoffinalgrading
f. Closeoftheconstructionseason
g. Completionoffinallandscaping
h. Successfulestablishmentoflandscapinginpublicareas.
2. Stormwater Management Practice Inspections. The CityofSaratogaSpringsStormwaterManagementOfficerisresponsibleforconductinginspectionsofstormwatermanagementpractices(SMPs)afterfinalconstructioniscompleted.Allapplicantsarerequiredtosubmit“asbuilt”plansforanystormwatermanagementpracticeslocatedon-site.TheplanmustshowthefinaldesignspecificationsforallstormwatermanagementfacilitiesandmustbecertifiedbyaprofessionalengineerverifyingallpracticeshavebeenconstructedinconformancewiththeSWPPPandareoperational.
3. Inspection of Stormwater Facilities After Project Completion. Inspectionprogramsshallbeestablishedonanyreasonablebasis,includingbutnotlimitedto:routineinspections;randominspections;inspectionsbaseduponcomplaintsorothernoticeofpossibleviolations;inspectionofdrainagebasinsorareasidentifiedashigherthantypicalsourcesofsedimentorothercontaminantsorpollutants;inspectionsofbusinessesorindustriesofatypeassociatedwithhigherthanusualdischargesofcontaminantsorpollutantsorwithdischargesofatypewhicharemorelikelythanthetypicaldischargetocauseviolationsofstateorfederalwaterorsedimentqualitystandardsortheSPDESstormwaterpermit;andjointinspectionswithotheragenciesinspectingunderenvironmentalorsafetylaws.Inspectionsmayinclude,butarenotlimitedto:reviewingmaintenanceandrepairrecords;samplingdischarges,surfacewater,groundwater,andmaterialorwaterindrainagecontrolfacilities;and
4. Submission of Reports. TheCityofSaratogaSpringsStormwaterManagementOfficermayrequiremonitoringandreportingfromentitiessubjecttothisChapter SectionasarenecessarytodeterminecompliancewiththisChapter Section.
5. Right-of-Entry for Inspection. Whenanynewstormwatermanagementfacilityisinstalledonprivatepropertyorwhenanynewconnectionismadebetweenprivatepropertyandthepublicstormwatersystem,thelandownershallgranttotheCityofSaratogaSpringstherighttoenterthepropertyatreasonabletimesandinareasonablemannerforthepurposeofinspectionasspecifiedinsubsection3 above.
B. Performance Guarantee.
1. Construction Completion Guarantee.InordertoensurethefullandfaithfulcompletionofalllanddisturbanceactivitiesrelatedtocompliancewithallconditionssetforthbytheCityofSaratogaSpringsinitsapprovaloftheStormwaterPollutionPreventionPlan,theCityofSaratogaSpringsmayrequiretheapplicantordevelopertoprovide,priortoconstruction,cashescrow,orirrevocableletterofcreditfromanappropriatefinancialorsuretyinstitutionwhichguaranteessatisfactorycompletionoftheprojectandnamestheCityofSaratogaSpringsasthebeneficiary.ThesecurityshallbeinanamounttobedeterminedbyCityofSaratogaSpringsbasedonsubmissionoffinaldesignplans,withreferencetoactualconstructionandlandscapingcosts.TheperformanceguaranteeshallremaininforceuntilthesuretyisreleasedfromliabilitybytheCityofSaratogaSprings,providedthatsuchperiodshallnotbelessthanoneyearfromthedateoffinalacceptanceorsuchothercertificationthatthefacility(ies)havebeenconstructedinaccordancewiththeapprovedplansandspecificationsandthataoneyearinspectionhasbeenconductedandthefacilitieshavebeenfoundtobeacceptabletotheCityofSaratogaSprings.Perannuminterestoncashescrowdepositsshallbereinvestedintheaccountuntilthesuretyisreleasedfromliability.
C. EnforcementandPenalties.##Note:IthadbeenintendedthatallenforcementandpenaltiesoftheUDOwouldbecollectedandcombinedunderArticle8,howeveritisnolongerclearifthatisthebestsolution.Shoulddiscuss.
1. Notice of Violation. WhentheCityofSaratogaSpringsdeterminesthatalanddisturbanceactivityisnotbeingcarriedoutinaccordancewiththerequirementsofthisChapter Section,itmayissueawrittennoticeofviolationtothelandowner.Thenoticeofviolationshallcontain:
a. Thenameandaddressofthelandowner,developerorapplicant;
b. Theaddresswhenavailableoradescriptionofthebuilding,structureorlanduponwhichtheviolationisoccurring;
c. Astatementspecifyingthenatureoftheviolation;
d. AdescriptionoftheremedialmeasuresnecessarytobringthelanddisturbanceactivityintocompliancewiththisChapter Sectionandatimescheduleforthecompletionofsuchremedialaction;
e. Astatementofthepenaltyorpenaltiesthatshallormaybeassessedagainstthepersontowhomthenoticeofviolationisdirected;
f. Astatementthatthedeterminationofviolationmaybeappealedtothemunicipalitybyfilingawritten
5. Withholding of Certificate of Occupancy. IfanybuildingorlanddisturbanceactivityisinstalledorconductedinviolationofthisChapter Section the StormwaterManagementOfficermaypreventthe
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occupancyofsaidbuildingorland.
6. Restoration of lands. Anyviolatormayberequiredtorestorelandtoitsundisturbedcondition.Intheeventthatrestorationisnotundertakenwithinareasonabletimeafternotice,theCityofSaratogaSpringsmaytakenecessarycorrectiveaction,thecostofwhichshallbecomealienuponthepropertyuntilpaid.
D. Fee for Services. TheCityofSaratogaSpringsmayrequireanypersonundertakinglanddisturbanceactivitiesregulatedbythislawtopayreasonablecostsatprevailingratesforreviewofSWPPPs,inspections,orSMPmaintenanceperformedbytheCityofSaratogaSpringsorperformedbyathirdpartyfortheCityofSaratogaSprings.
E. Sample Maintenance Agreement.PleaserefertoAppendixBforasample“StormwaterControlFacilityMaintenanceAgreement”.
5.9 LAND DISTURBANCE PERMIT
ThissectionisintendedtoprotecttheCity’snaturalenvironmentbyminimizing the adverse effects which site preparation andassociatedconstructionactivitiesmayhaveonsoil,water,andvegetativeresources.
5.9.1 Activities Requiring Permit and Exemptions
A Land Disturbance Activity Permit shall be required beforeundertakingthefollowingactivities:
A. WithintheRuralResidential-1district:anyactivityaffecting1.5ormoreacresthatchangesthenaturaltopography,removesordisturbsthetopsoil,orremovesmorethan15%oftreesover4inchesindiameteratbreastheight(dbh).
B. Anyotherdistrict:anyactivityaffecting0.5ormoreacresthatchangesthenaturaltopography,removesordisturbsthetopsoilorremovesmorethan15%oftreesover4inchesindiameter.
5.9.2 Exempt Activities Activities Exempt From Permit
Thefollowingactivitiesshallbeexemptfrompermit:
A. Agriculturalactivitiesdirectlyrelatedtotheproductionofcropsorlivestock,excludingtimberharvesting.
B. Forestmanagementpracticesornoncommercialtreecuttingforfirewoodthatdoesnotremovemorethan15%oftreesover4inchesindiameter.
C. Authorizedgovernmentalactivities.
D. Bonafideemergencies.
5.9.3 Permit Application Process
A. Forallactivitiesthatrequirealanddisturbanceactivitypermit,applicationmaybemadedirectlytothePlanningBoardorasareferralbytheZoningEnforcementOfficer.Totheextentpracticable,thePlanningBoardshallcoordinatereviewofthelanddisturbanceactivity
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B. ApplicationsforlanddisturbanceactivitypermitsshallbeonformsprescribedbythePlanningBoard,shallincludeasoilerosionandsedimentcontrolplan(basicSWPPP),andshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.ThePlanningBoardmaywaivethefeeifreviewisconductedinassociationwithsubdivisionorsiteplanreview.RefertoSectionX.X.X fortherequirementsofasoilerosionandsedimentcontrolplan.
C. Initsreview,thePlanningBoardmayapprovetheapplicationifitfindsthatthesoilerosionandsedimentcontrolplanwilladequatelyminimizetheimpactoftheproposedlanddisturbanceactivityupontheCity’slandandwaterresources.
D. ASoilErosionandSedimentControlPlanshallincludeasketchplanthatfullyidentifiestheproposedactivity,extentofsoilandvegetativealterationsortreeharvesting,andthelandprotectionandstructuralsoilconservationmeasurestominimizesoilerosionandsedimentloss.Suchplanshouldbeatascaleof1”=100’andincludethefollowing:
E. ThePlanningBoardmayrequireaperformanceguaranteetoensurethatallnecessaryerosionandsedimentcontrolmeasuresarecompletedandmaintainedadequately.Theamountoftheletterofcredit,orotherfinancialsecurity,will shallnotexceed$1,000peracre.
F. UnlessotherwisespecifiedorextendedbythePlanningBoard,alanddisturbanceactivitypermitshallexpire18monthsfollowingthefilingdateofsuchdecisionifthe
G. ThePlanningBoardmaygrantuptotwo18-monthextensionsforanapprovedlanddisturbanceactivitypermitprovidedthattheapplicationwasproperlysubmittedpriortotheexpirationdateofeithertheoriginallanddisturbanceactivitypermitorthefirstextension.Whenrequestinganextension,Itshallbetheapplicant’sresponsibilitytoprovethattherehavebeennosignificantchangestothesiteorneighborhoodandthatthecircumstancesandfindingsoffactbywhichtheoriginalapprovalwasgrantedhavenotsignificantlychanged.
H. UnlesswaivedbythePlanningBoard,constructioninspectionsbytheStormWaterManagementOfficer,ordesignee,shallberequiredforalllanddisturbanceactivitypermits.TheconstructioninspectionsrequirementsshallbeidenticaltothosesetforthinArticle7.2.16.
I. UnlesswaivedbythePlanningBoard,uponcompletionoftheapprovedactivityanas-builtdrawingshallbefiledwiththePlanningBoard.TherequirementsforanasbuiltdrawingshallbeidenticaltothosesetforthinAppendixB.
5.9.4 Fines
A. ViolationofthisSectionbyremovalorclearingwithoutaLandDisturbancePermitispunishablebyafineuptobutnotexceeding$1000peracreofaffectedland. ## Note: AlsomaywanttodiscussanadditionalpenaltyofhavingsuchpropertyforgoanySitePlanapprovalsforaperiodof 1 year.
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Watercourse Activity Permits are administered by the CityPlanning Board, and are required for certain activities withintheWatercourseProtectionOverlayDistrict.RefertoArticle2.4formore information.WatercourseActivityPermit applicationscanbefoundonthecitywebsite,under[Department]. ## Note: Currentlythesearenotavailable.
##Note:Thefollowingisfromexistingsection3.6.4
5.10.1 Permit Application Process
A. Forallactivitiesthatrequireawatercourseactivitypermit,applicationmaybemadedirectlytothePlanningBoardorasareferralbytheZoningOfficer.Totheextentpracticable,thePlanningBoardshallcoordinatereviewofthewatercourseactivitypermitwithassociatedsubdivisionorsiteplanreviewapplications.
B. ApplicationsforwatercourseactivitypermitsshallbeonformsprescribedbythePlanningBoard,shallincludeplansanddetailsasrequired,andshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.
C. Initsreview,thePlanningBoardmayapprovetheapplicationifitfinds:
D. ThePlanningBoardmayrequireaperformanceguaranteetoensurethatallnecessaryerosionandsedimentcontrolmeasuresarecompletedandmaintainedadequately.
E. UnlessotherwisespecifiedorextendedbythePlanningBoard,awatercourseactivitypermitshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithanyrequiredconditionsandhasnotbegunactualconstruction,orotherwiseimplementedthisapproval.
5.11 SIGN PERMITSignPermitsareadministeredbytheBuildingDepartment.Allsigns requiringaSignPermit shall be inaccordancewith thedesignstandardsofArticle4.13Signs.SignPermitapplicationforms may be found on the city website under BuildingDepartment.##Note:Currentlythesearenotavailable.
5.11.1 General
A. SignsproposedforpropertieswithintheArchitecturalReviewDistrict,HistoricDistrictoronCityLandmarksshallrequirereviewandapprovalbytheDesignReviewCommissionpriortoapermitbeingissued.
B. SignPermitapplicationsforforsandwichboardsignsareadministeredseparatelyfromothersigns.ApplicationformsforthesecanbefoundonthecitywebsiteunderBuildingDepartment.
A. UponfindingthatasignorsignstructureisinviolationofthisArticle Chapter,theZoningOfficershallgivewrittennoticetothepropertyownerorresponsibleentitynoting the following:
1. Thenatureandspecificdetailsoftheviolation;
2. Therecommendedactiontocorrecttheviolation;and,
3. Thedatebywhichtheviolationmustbecorrected.
B. Shouldthepropertyownerorresponsibleentityfailtocomplywiththenoticewithin10days, bytheduedate, theyshallbefinedupto$50perdayforeachsubsequentdayuntiltheviolationiscorrectedorthesignisremoved.
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Shouldtheownerorresponsibleentitycontinuetofailtocomplywiththenotice,thesignorsignstructureshall may beremovedoralteredtocomplywiththenoticeattheexpenseofthepropertyownerorresponsibleentity.
C. Uponfindingthatasignorsignstructurepresentsanimmediatethreattopublichealth,welfareandsafety,theZoningOfficermayremovethisthreatwithoutnotice.Anyexpenseincurredshallbepaidbythepropertyownerorresponsibleentity.
5.12 RENEWABLE ENERGY PERMITS
5.12.1 Solar Photovoltaic (PV) Permits
Solar PV Permits are administered by the City BuildingDepartment.SolarPermitapplicationscanbefoundonthecitywebsiteunderBuildingDepartment.
A. SolarinstallationsproposedforpropertieswithintheArchitecturalReviewDistrict,HistoricDistrictoronCityLandmarksshallbeinaccordancewiththedesignstandardsofArticle4andshallrequirereviewandapprovalbytheDesignReviewCommissionpriortoapermitbeingissued.
B. Small Scale Roof Installations. SmallScaleRoofMountsolarinstallationsmaybeeligibletoapplyforapermitusingtheNewYorkStateUnifiedSolarPermitapplicationfromthecity,whichallowsforexpeditedadministrativeapproval.Todetermineifyouareeligible,youmayusetheeligibilitychecklistintheapplication,whichisavailableonthecitywebsiteunderBuildingDepartment.
C. Other Installations.Solarinstallations,includingSmallScaleGroundMount,LargeScaleRoofMountandLargeScaleGroundMountwhicharenoteligibletoapplyforapermitusingtheUnifiedSolarPermitaboveshallinsteadobtainabuildingpermitandmayberequiredtoobtainsiteplanandspecialpermitapproval.RefertoArticle3forspecificuserequirements.
5.12.2 Solar Thermal Permits
Solar (Thermal)Permitsareadministeredby theCityBuildingDepartment.SolarPermitapplicationscanbefoundonthecitywebsiteunderBuildingDepartment.
A. TherequirementsforSolarThermalPermitsshallbethesameasthoseidentifiedaboveforSolarPhotovoltaicPermitsabove.
5.12.3 Geothermal & Heat Pump Permits
##Note:ThissubsectionwasrecommendedtobeaddedbytheTRAC to coverother renewableenergy installations, howeverthere does not appear to be a current permitting system inplaceforthesebythecity.Needtodiscussifthesewouldbeaseparatepermit,combinedundera larger ‘renewables’permit,whattherequirementsmightbe,orifitisneeded.
Geothermal andHeat PumpPermits are administered by theCityBuildingDepartment.PermitapplicationscanbefoundonthecitywebsiteunderBuildingDepartment.
5.12.4 Electric Vehicle Charging Permit
##Note:This subsectionwas recommended by theTRAC tocreateapermittingprocessforelectricvehiclechargingstations,forbothcommercialandresidentialinstallations.Itisnotknownifthisisreallynecessary.Alternately,itisrecommendedthatthisnot requirementnotbe included,and that insteadanyVehicleCharging Terminals be simply required to meet New YorkStateand localelectricalcodesandbe installedbya licensedelectricianasoutlinedinArticle3.
Electric Vehicle Charging Permits (also known as ElectricVehicleSupplyEquipment-EVSE)areadministeredbytheCityBuildingDepartment.Permitapplicationscanbe foundon thecitywebsiteunderBuildingDepartment.
A. Level1ChargingStations,permittedinprivateresidentialhomesandnotintendedforpubicuse,donotrequireapermit.Level1ChargingStationsarenotpermittedforcommercialinstallationsorthosedesignedforpublicuse.
B. Level2ChargingStations,forbothresidentialandcommercialinstallation,requireanElectricVehicleChargingPermit,andshallsubmitthefollowinginformation:
C. Afterreviewandapprovalofthepermitapplication,theinstallationshallbeinspectedbytheBuildingDepartmentforcompliancebeforethesystemmaybeauthorizedforuse.
##Note: the above information and requirements need to becarefully reviewed,andshouldbe instead listedon theactualpermitapplicationwhenitiseventuallycreated.
5.13 TREE WORK PERMITTreeWorkPermitsareadministeredbytheCityDepartmentofPublicWorks. TreeWorkPermitapplicationscanbe foundonthecitywebsite,under[INSERT]##Note:Currentlythesearenotavailable.
5.13.1 Permit Required
A. NoworkshallbeconductedonoradjacenttoanytreeswithinthepublichighwaysorpublicplacesoftheCityofSaratogaSpringswithoutapermitfromtheDepartmentofPublicWorks.
B. Activities Requiring a Permit. ThefollowingactivitiesshallrequireaTreeWorkPermit:
## Note: The following paragraphs have been moved fromexistingcodeChapter220.Chapter220willneedtoberevisedaccordingly,withareferenceaddedtopermitsrequired inthischapter.
A. ExceptuponorderoftheDepartmentofPublicWorks,itshallbeunlawfulforanyperson,firmorcorporationortheofficeroremployeeofacorporationwithoutawrittenpermitfromtheDepartmentofPublicWorkstoremove,destroy,cut,break,climborinjureanytree,plantorshrubor portion thereof ormisuseorremoveanydevicesetfortheirprotection,thatisplantedorgrowinginoruponanypublichighwayorpublicplacewithintheCityofSaratogaSpringsorcause,authorizeorprocureanypersontodothesame.remove,destroy,cut,break,climborinjureanysuchtreeorshruborportionthereofortoinjure,misuseorremoveorcause,authorizeorprocureanypersontoinjure,misuseorremoveanydevicesetfortheprotectionofanytree,plantorshrubinoruponanypublichighwayor public place. FinesforwillfullyconductingsuchactionswithoutpriorapprovaloftheDepartmentofPublicWorksshallbeasfollows:
B. Finescollectedunderthisprovisionshallbeaddedtoandusedforthefundingforthepurchaseandplantingofnewtreeswithinthepublichighwaysandpublicplacesofthecity.
5.13.3 Responsibility & Liability
A. Nothingcontainedinthissectionshallbedeemedtoimposeanyliabilityuponthecity,itsofficersoremployees,nortorelievetheownerofanyprivatepropertyfromthedutytokeepanytree,shruborplantuponanystreettreeareaonhispropertyorunderhiscontrolinsuchconditionastopreventitfromconstitutingahazardoranimpedimenttotravelorvisionuponanystreet,park,pleasureground,boulevard,alleyorpublicplacewithinthe city.
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5.14 DEMOLITION PERMITDemolition Permits are administered by the City BuildingDepartment as a type of Building Permit. All Building orDemolitionPermits shall be requiredand issuedaccording totheprovisionsofCityCodeChapter§118-4.DemolitionPermitapplications canbe foundon the citywebsite, underBuildingDepartment.
##Note: Currently these are not available. Need to considerwhatadditional informationcanbeprovidedherewhichwouldbe helpful to applicants without duplicating material alreadyfoundin§118-4.
5.14.1 General
A. DemolitionPermitsforstructureswithinanArchitecturalReviewDistrict,HistoricDistrictoronCityLandmarksshallrequirepriorreviewandapprovaloftheDesignReviewCommission,andshallfollowthespecificproceduressetforthforthosedistrictsinthisArticle.
B. AllotherapplicationsforDemolitionPermitsshallrequirea30-daycommentperiodtodetermineifthestructurehasarchitecturalorhistoricsignificance.
2. The [CityPlanningDepartment/DesignReviewCommission]shalldeterminewhethertheproposedstructurehasarchitecturalorhistoricsignificance.“Significance”includeshavingparticularimportantassociationswithinthecontextofthearchitecture,historyorcultureofSaratogaSpringsorregionandmayincludelistingas“contributing”ontheStateandNationalRegistersofHistoricPlaces.
3. Structures with no architectural or historic significance.TheDesignReviewCommissionmayapproveanapplicationfordemolitionifitfindsthatthestructureproposedtobedemolishedhasnohistoricorarchitecturalsignificance.
4. Structures with architectural or historic significance.Fortheproposeddemolitionofastructuredeterminedtohavesignificance,theproceduresshallbethesameasthosefordemolitionofsignificantstructureswithintheArchitecturalReviewDistrict,Article5.4.7B.
A. Purpose.Afloodplaindevelopmentpermitisherebyestablishedforallconstructionandotherdevelopmenttobeundertakeninareasofspecialfloodhazardinthiscommunityforthepurposeofprotectingitscitizensfromincreasedfloodhazardsandensuringthatnewdevelopmentisconstructedinamannerthatminimizesitsexposuretoflooding.Itshallbeunlawfultoundertakeanydevelopmentinanareaofspecialfloodhazard,asshownontheFloodInsuranceRateMapenumeratedin CityCodeChapter§120-6,withoutavalidfloodplaindevelopmentpermit.Applicationforapermitshallbemadeonformsfurnishedbythelocaladministratorandmayinclude,butnotbelimitedto,plans,induplicate,drawntoscaleandshowingthenature,location,dimensionsandelevationsoftheareainquestion;andexistingorproposedstructures,fill,storageofmaterials,drainagefacilitiesandthelocationoftheforegoing.
B. AllworkrequiringaFloodplainDevelopmentPermitshallcomplywiththedesignandconstructionstandardsfordevelopmentwithinareasofspecialfloodhazardasspecifiedinArticle2.4.
C. Fees.Allapplicationsforafloodplaindevelopmentpermitshallbeaccompaniedbyanapplicationfeeof$50.Inaddition,theapplicantshallberesponsibleforreimbursingtheCityofSaratogaSpringsforanyadditionalcostsnecessaryforreview,inspectionandapprovalofthisproject.Thelocaladministratormayrequireadepositofnomorethan$500tocovertheseadditionalcosts.
5.15.2 Application for Permit
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The applicant shall provide the following information asappropriate. Additional information may be required on thepermitapplicationform.
A. Theproposedelevation,inrelationtomeansealevel,ofthelowestfloor(includingbasementorcellar)ofanyneworsubstantiallyimprovedstructuretobelocatedinZoneA1-A30,AEorall,orZoneAifbasefloodelevationdataareavailable.Uponcompletionofthelowestfloor,thepermitteeshallsubmittothelocaladministratortheas-builtelevation,certifiedbyalicensedprofessionalengineerorsurveyor.
B. Theproposedelevation,inrelationtomeansealevel,towhichanyneworsubstantiallyimprovednonresidentialstructurewillbefloodproofed.Uponcompletionofthefloodproofedportionofthestructure,thepermitteeshallsubmittothelocaladministratortheas-builtfloodproofedelevation,certifiedbyaprofessionalengineerorsurveyor.
C. Acertificatefromalicensedprofessionalengineerorarchitectthatanyutilityfloodproofingwillmeetthecriteriain CityCodeChapter§120-16C,Utilities.
D. AcertificatefromalicensedprofessionalengineerorarchitectthatanynonresidentialfloodproofedstructurewillmeetthefloodproofingcriteriainCityCodeChapter§120-18,Nonresidentialstructures.
E. Adescriptionoftheextenttowhichanywatercoursewillbealteredorrelocatedasaresultofproposeddevelopment.Computationsbyalicensedprofessionalengineermustbesubmittedthatdemonstratethatthealteredorrelocatedsegmentwillprovideequalorgreaterconveyancethantheoriginalstreamsegment.Theapplicantmustsubmitanymaps,computationsorothermaterialrequiredbytheFederalEmergencyManagementAgency(FEMA)torevisethedocumentsenumeratedinCityCodeChapter§120-6,whennotifiedbythelocaladministrator,andmustpayanyfeesorothercostsassessedbyFEMAforthispurpose.Theapplicantmustalsoprovideassurancesthattheconveyancecapacityofthealteredorrelocatedstreamsegmentwillbemaintained.
F. Atechnicalanalysis,byalicensedprofessionalengineer,ifrequiredbythelocaladministrator,whichshowswhetherproposeddevelopmenttobelocatedinanareaofspecial
G. InZoneA,whennobasefloodelevationdataisavailablefromothersources,basefloodelevationdatashallbeprovidedbythepermitapplicantforsubdivisionproposalsandotherproposeddevelopments(includingproposalsformanufacturedhomeandrecreationalvehicleparksandsubdivisions)thataregreaterthaneither50lotsorfiveacres.
5.16 BUILDING PERMITBuilding Permits are administered by the City BuildingDepartment.AllBuildingPermitsshallbe requiredand issuedaccordingtotheprovisionsofCityCodeChapter§118-4.
##Note:Need toconsiderwhatadditional informationcanbeprovided here which would be helpful to applicants withoutduplicatingmaterialalreadyfoundin§118-4.
5.17 CERTIFICATE OF OCCUPANCY
Certificates of Occupancy are issued by the City BuildingDepartment.AllCertificatesofOccupancyshallberequiredandissuedaccordingtothespecificprovisionsofCityCodeChapter§118-7.