The site plan shall include the following data, details and supporting plans. The number of pages submitted will depend of the proposal’s size and complexity. All of the requirements must be met in each plan, with notations explaining the reasons for any omission.
Site plans shall be prepared by a registered professional engineer, architect or landscape architect at a scale of 1 inch equals 20 feet on standard 24" x 36" sheets, with continuation on 8 ½” x 11" sheets as necessary for written information.
ITEMS REQUIRED FOR SUBMISSION INCLUDE:
1. Name of the project, boundaries and locus maps showing site’s location in town, date, north arrow and scale of the plan.
2. Name and address of the owner of record, developer and seal of the engineer, architect or landscape architect.
3. Names and addresses of all owners of record of abutting parcels and those within three hundred (300) feet of the property line.
4. All existing lot lines, abutting land uses, and the location and use of structures within three hundred (300) feet of the site.
5. The location and use of all existing and proposed buildings and structures within the development include all dimensions of height and floor area, and show all exterior entrances, and all anticipated future additions and alterations.
6. The location of all present and proposed public and private ways, parking areas, driveways, sidewalks, ramps, curbs, fences, paths, landscaping, walls and fences. Location, type and screening details for all waste disposal containers shall also be shown.
7. The location, height, intensity and bulb type (e.g. fluorescent, sodium incandescent) of all external lighting fixtures. The direction of illumination and methods to eliminate glare onto properties must also be show.
8. The location, height, size, materials and design of all proposed signage.
9. The location of all present and proposed utility systems including:
--sewage or septic systems;
--water supply system;
--telephone, cable and electrical systems; and
--storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls, hydrants, manholes and drainage swales.
10. Plans to prevent all the pollution of surface or ground water, erosion of soil both during and after construction, excessive run-off, excessive raising or lowering of the water table, and flooding of other properties as applicable.
11. A landscape plan showing all existing natural land features, trees, forest cover, and water sources, and all proposed changes to these features including size and type of plant material. Water sources will include ponds, lakes, brooks, streams, wetlands, flood plains and drainage retention areas.
12. Zoning district boundaries within five hundred (500) feet at the site’s perimeter shall be drawn and identified on the plan.
13. Traffic flow patterns within the site, entrances and exits, loading and unloading areas, curb cuts on the site and within one hundred (100) feet of the site.
14. For new construction or alterations to any existing building, a table containing the following information must be included:
(a) area of building to be used for a particular use such as retail operation, office, storage, etc.;
(b) maximum number of employees;
(c) maximum seating capacity, where applicable; and
(d) number of parking spaces existing and required for the intended use.
MODEL DESIGN GUIDELINES AND PERFORMANCE STANDARDS FOR REVIEW OF SITE PLAN FOR THE VILLAGE OF NEW MIDDLETOWN.
1. PARKING
Parking lots shall be provided only at the side or to the rear of buildings.
The visual impact of parking areas upon the community character can be easily reduced through landscaped buffers, whose width at the roadside edge shall be based upon the length of the parking area exposed to the street (but which shall in no case be less than six (6) feet in width).
Locating buildings near the front edge of parking lots reduces the amount of required landscaping, as it minimized the exposed area of parking.
Parking lots containing ten or more spaces shall be planted with at least one tree per eight spaces, no smaller than 2" caliper (trunk diameter at chest height), each tree being surrounded by no less than 40 sq. ft. of permeable, unpaved area.
Parking areas must also be screened along lot lines bordering institutional or residential uses. Screening shall consist of landscaped area at least six (6) feet wide, densely planted with a mixture of deciduous and evergreen trees and shrubs, and shall create an effective visual barrier. All trees shall be deciduous and evergreen trees and shrubs, and shall create an effective visual barrier. All trees shall be a minimum 2" caliper (trunk diameter) when planted. Native trees and shrub shall be planted wherever possible, in order to capture the “spirit of the locale” through indigenous species (such as lilac, viburnum, day lilies, ferns, red-twig dogwood, oak, maple, sycamore, linden, hawthorne, birch, shadbush, etc.)
In instances where healthy plant material exists on the site prior to its development in part or in whole, for purposes of off-street parking or other vehicular use areas, the zoning map may adjust the application of the above mentioned standards to allow credit for such plant material if, in its opinion, such an adjustment is in keeping with and will preserve the intent of these standards.
2. STANDARDS
Open storage areas, exposed machinery, and outdoor areas used for the storage and collection of rubbish, must be visually screened from roads and surrounding land uses. Suitable types of screening include opaque wood fences and dense evergreen hedges of five (5) feet or more in height. Where evergreen hedges are proposed, a temporary fence should be built to provide screening until the evergreens are of sufficient height.
In locations where potential health or safety hazards may arise (such as rubbish storage/collection areas), a solid wooden fence, six (6) feet in height is required (to deter children and animals from entering the premises).
Where new fencing would create a continuous surface greater than ten (10) feet in length, it shall be softened visually with tree and shrub plantings.
3. ROADSIDE TREES
Because roadside trees are extremely important to the character of any community, removal of trees over five (5) inches in diameter (at breast height) must be absolutely minimized, especially along roadways. Removal of existing trees can usually be lessened by shifting the site of the building, parking lot or the entrance/exit drive. In addition, planting of new or replacement trees every thirty (30) feet along side roads is encouraged, to reinforce rural character. Such trees should be deciduous hardwoods, such as maple, oak, linden, sycamore, etc., (not conifers or flowering ornamentals), in order that a stately atmosphere may ultimately be created.
Roadside tree plantings should meet the following criteria:
(a) cast moderate to dense shade in summer;
(b) long-lived; i.e., over 60 years;
(c) be tolerant of pollution and direct or reflected heat;
(d) require little maintenance, by being mechanically strong and insect and disease resistant;
(e) be able to survive two (2) years with no irrigation after establishment; and
(f) be of native origin, provided that they meet the above criteria.
4. DUST, FUMES, VAPORS, GASES AND ODORS
Emission of dust, direct flyash, fumes, vapors or gases which could be injurious to human health, animals or vegetation; detrimental to the enjoyment of adjoining or nearby properties; or which could soil or stain persons or property, at any point beyond the line of the commercial or industrial establishment, creating that emission shall be prohibited. In addition, no land use or establishment shall be permitted to produce harmful, offensive or bothersome odors, scents or aromas (such as, but not limited to, those produced by manufacturing processes, food preparation, food processing, fish sales, rendering, fermentation processes, decaying organic matter and incinerators) perceptible beyond their lot lines, either at ground or habitable elevation. The location and vertical height of all exhaust fans, vents, chimneys or any other sources discharging or emitting smoke, fumes, gases, vapors, odors, scents or aromas shall be shown on the plan, with a description of the source materials.
5. GLARE
No land use or establishment shall be permitted to produce a strong, dazzling light or reflection of that light beyond its lot lines onto neighboring properties, or onto any town way so as to impair the vision of the driver of any vehicle upon that way. All such activities shall also comply with applicable Federal and State regulations.
6. NOISE
(a) Excessive noise at unreasonable hours shall be required to be muffled so as not to be objectionable due to intermittence, heat frequency, shrillness or volume.
(b) The maximum permissible sound pressure level of any continuous, regular or frequent source of sound produced by any activity regulated by this bylaw shall be established by the time period and type of land use district listed below. Sound pressure levels shall be measured at all major lot lines, at a height of at least four (4) feet above the ground surface.
Sound from any source controlled by this bylaw shall not exceed the following limits at the property line of said source.
Sound Pressure Level Limits Measured in dB(A)s:
7:00 a.m. - 10:00 a.m. | 10:00 a.m. - 7:00 p.m. | |
Industrial Districts | 70 | 65 |
Commercial Districts | 65 | 55 |
Residential Districts | 55 | 45 |
1. Where the emitting and receiving premises are in different zones, the limits governing the stricter zone shall apply to any regulated noise entering that zone.
2. The levels specified may be exceeded to 10 dB(A) for a single period, no longer than 15 minutes in any one day.
7. ACCESS CONTROL
Subdivisions with frontage on state-numbered highways shall be designed into shared access points to and from the highway. Normally a maximum of two accesses shall be allowed (one ingress, one egress, for example), regardless of the number of lots or businesses served.
8. STORM WATER RUN-OFF
Surface water run-off shall be minimized and detained on-site if possible or practicable. If it is not possible to detain water on-site, downstream improvements to the channel may be required of the developer to prevent flooding caused by his project. The natural state of watercourses, swales, floodways, or rights of way shall be maintained as nearly as possible. The design period is the 50 year storm.
9. EROSION CONTROL
Erosion of soil and sedimentation of watercourses and water bodies shall be minimized by employing the following “best management” practices:
(a) stripping of vegetation, soil removal and regrading or other development shall be accomplished in such a way as to minimize erosion;
(b) the duration of exposure of the disturbed area shall be kept to a practical minimum;
(c) temporary vegetation and/or mulching shall be used to protect exposed critical areas during development;
(d) permanent (final) vegetation and mechanical erosion control measures shall be installed as soon as practicable after construction end;
(e) until a disturbed area is established, sediment in run-off water shall be trapped by the use of debris basins, sediment basins, silt traps, or other acceptable methods as determined by the County Engineer;
(f) during grading operation, methods of dust control shall be employed wherever practicable. (Ord. 1996-20. Passed 7-8-96.)
10. A site review committee shall be established consisting of eight members. The members shall be composed of the Chairman of the Zoning Commission, an engineer appointed by the Mayor of the Village and one Councilperson and five residents of the Village appointed by the Mayor and confirmed by Council.
(Ord. 1998-4. Passed 3-9-98.)