ARTICLE 5 APPLICATION & REVIEW PROCESS...5.8.11 Performance and Design Criteria for Stormwater...

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

5.2.1 Public Hearing Notice 5-25.2.2 PropertyOwnerNotification 5-35.2.3 On-PremiseSignage 5-35.2.4 OtherReferrals 5-3

5.3 SUBDIVISIONS 5-45.3.1 IntentandDelegationtoPlanningBoard 5-45.3.2 Applicability 5-45.3.3 EvaluationCriteriaforSubdivisionApproval. 5-45.3.4 Pre-ApplicationConference 5-55.3.5 SketchPlatReviewandClassification 5-55.3.6 LotLineAdjustments 5-75.3.7 MinorAmendments 5-75.3.8 MinorSubdivisions 5-75.3.9 MajorSubdivisions 5-85.3.10 ConservationSubdivisions 5-135.3.11 ClusterSubdivisions 5-145.3.12 Variances,ModificationsandWaivers 5-155.3.13 Review 5-15

5.4 SPECIAL USE PERMITS 5-165.4.1 IntentandDelegationtoPlanningBoard 5-165.4.2 ApplicabilityandExemptions 5-165.4.3 EvaluationCriteriaforSpecialUsePermits 5-165.4.4 ApplicationProcedures 5-165.4.5 SitePlanReview 5-165.4.6 PublicHearingNoticeandReferrals 5-175.4.7 Decisions 5-175.4.8 ExpirationandExtensions 5-17

5.5 SITE PLAN REVIEW 5-185.5.1 IntentandDelegationtoPlanningBoard 5-185.5.2 ApplicabilityandExemptions 5-185.5.3 ApplicationProcedures 5-195.5.4 EvaluationCriteriaforSitePlanReview 5-215.5.5 SpecialUsePermitandSitePlanApproval 5-225.5.6 PublicHearingNoticeandReferrals 5-225.5.7 Decisions 5-225.5.8 ExpirationandExtensionsofPlanningBoardAp-

proval 5-225.5.9 OtherRequirements 5-23

5.6 ARCHITECTURAL REVIEW 5-25

ARTICLE 5 APPLICATION & REVIEW PROCESS

5.6.1 Intent 5-255.6.2 DelegationtoDesignReviewCommission 5-255.6.3 DesignConsiderations 5-255.6.4 ArchitecturalReviewApplication 5-255.6.5 AdvisoryOpinion 5-255.6.6 ArchitecturalReviewDecisions 5-265.6.7 Demolition 5-265.6.8 ExpirationsandExtensions 5-28

5.7 HISTORIC REVIEW 5-295.7.1 IntentandDelegation 5-295.7.2 DelegationtoDesignReviewCommission 5-295.7.3 CompositionofDesignReviewCommission 5-295.7.4 CommissionPowersandDuties 5-305.7.5 HistoricReviewObjectives 5-315.7.6 HistoricReviewStandards 5-315.7.7 DesignConsiderations 5-315.7.8 Demolition 5-315.7.9 HistoricReviewApplication 5-335.7.10 AdvisoryOpinion 5-335.7.11 HistoricReviewDecisions 5-335.7.12 ExpirationsandExtensions 5-345.7.13 DesignationofLandmarksandHistoricDistricts5-345.7.14 CityLandmarksandHistoricDistricts 5-35

5.8 STORMWATER MANAGEMENT 5-355.8.1 StatutoryAuthority 5-355.8.2 Intent 5-355.8.3 FindingsofFact 5-365.8.4 StormwaterManagementOfficer 5-365.8.5 Applicability 5-365.8.6 StormwaterPollutionPreventionPlans(SWPPP)

5-375.8.7 ContentsofStormwaterPollutionPreventionPlans

(SWPPP) 5-375.8.8 OtherEnvironmentalPermits 5-395.8.9 ContractorCertification 5-395.8.10 On-SiteCopy 5-395.8.11 PerformanceandDesignCriteriaforStormwater

ManagementandErosionandSedimentControl 5-40

5.8.12 MaintenanceandRepairofStormwaterFacilities 5-40

5.8.13 AdministrationandEnforcement 5-41

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


Purpose : Public Hearing Notice5-2 Article 5 Application and Review

5.1 PURPOSEThepurposeofthisArticleistodetailthelegalprocessandstepsforthereviewandapprovalofanyplansorpermitsrequiredbythis ordinance. The specific design standards whichmust bemetfortheseapprovalsareprovidedintheappropriatesectionasfollows:

Article2.1-ResidentialDistricts

Article2.2-MixedUseDistricts

Article2.3-SpecialtyDistricts

Article2.4-OverlayDistricts

Article3-RequirementsforSpecificUses

Article4-DesignofSites,BuildingsandSigns

5.2 PUBLIC HEARING AND NOTIFICATION PROCEDURES

##Note:ThissubsectioncombinestheduplicatePublicHearingandNotificationrequirementsforSitePlan,Subdivision,SpecialPermitandVariances.Thecorrespondingtextineachofthosesectionshasbeenremoved.

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.

5.9.3 ExemptActivitiesActivitiesExemptFromPermit 5-44

5.9.4 PermitApplicationProcess 5-445.9.5 Fines 5-45

5.10 WATERCOURSE ACTIVITY PERMIT 5-45

5.10.1 PermitApplicationProcess 5-45

5.11 SIGN PERMIT 5-465.11.1 General 5-465.11.2 Enforcement 5-46

5.12 RENEWABLE ENERGY PERMITS 5-465.12.1 SolarPhotovoltaic(PV)Permits 5-465.12.2 SolarThermalPermits 5-465.12.3 Geothermal&HeatPumpPermits 5-475.12.4 ElectricVehicleChargingPermit 5-47

5.13 TREE WORK PERMIT 5-485.13.1 PermitRequired 5-485.13.2 Fines 5-485.13.3 Responsibility&Liability 5-49

5.14 DEMOLITION PERMIT 5-495.14.1 General 5-49

5.15 FLOODPLAIN DEVELOPMENT PERMIT 5-50

5.15.1 DevelopmentPermitRequired;FeesGeneral 5-505.15.2 ApplicationforPermit 5-50

5.16 BUILDING PERMIT 5-51

5.17 CERTIFICATE OF OCCUPANCY 5-51

5.18 OTHER PERMITS & APPROVALS 5-51



Public Hearing and Notification procedures : Property Owner Notification 5-3Article 5 Application and Review

B. Anypublichearingscheduledshouldbebenotifiedonthecitywebsite,totheextentfeasible,atleast5dayspriortothedateofthehearing,includinglinkstoanyapplicationmaterialsforpublicviewing.Inaddition,thecityshouldnotifyallpublicresidentswhohavesignedupforvoluntaryemailnotificationsofpublichearingannouncements,directingthemtothewebsiteannouncement.

5.2.2 Property Owner Notification

Theapplicantshallprovidenoticeofahearing toneighboringpropertyownersasfollows.

A. TheapplicantshallobtainfromtheCitythenamesandaddressesofownersofallproperties propertyownerswithin whichwouldintersectwitha250footgeographicradiusfromtheapplicant’ssubjectpropertyboundary.

1. Hearingnoticesforminorsubdivisions(notmajor)andareavariances(notusevariances)shallonlyberequiredtonotifypropertyownerswithin100feet.

2. Forsubdivisionswithinfivehundred(500)feetofparklandsunderthejurisdictionoftheRegionalStateparkCommission,noticesofthehearingshallalsobemailedtothatcommissionatleastfive(5)dayspriortothe hearing.

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.

5.2.4 Other Referrals

A. Saratoga County Planning Board Referral

1. Anyapplicationforaspecialusepermit,siteplanreview,appeal,thatmeetsthereferralrequirementsofGeneralMunicipalLawSection239-mshallbereferredtotheSaratogaCountyPlanningBoardforitsreviewpriortothepublichearing.NoactionshallbetakenbythePlanningBoard reviewingboardon suchapplicationuntilanadvisoryrecommendationhasbeenreceivedfromtheCountyPlanningBoardor30calendardayshavepassedfromwhentheCountyPlanningBoardreceivedthefullstatement.

2. IftheSaratogaCountyPlanningBoardrecommendsmodificationordisapprovalofaproposedaction,thePlanningBoard reviewingboardshallnotactcontrarytosuchrecommendationexceptbyavoteofamajorityplusoneofallthemembersthereof.

B. Intermunicipal Notification

PursuanttoGeneralMunicipalLawSection239-nn,ifthelandinvolvedinanapplicationforaspecialusepermit,siteplanrevieworusevariancelieswithin500feetoftheboundaryofanothermunicipality,thePlanningBoard reviewingboardshallsubmitacopyoftheofficialnoticeofthepublichearingtothemunicipalclerkoftheothermunicipalityatleast10dayspriortothepublichearing.

C. Advisory Opinion

The PlanningBoard reviewingboardmayrequestanadvisoryopinionofthePlanningBoard,DesignReviewCommissionoranyadministrativedepartmentoragencyinitsevaluation.ofaspecialusepermit.



Subdivisions : Intent and Delegation to Planning Board5-4 Article 5 Application and Review

5.3 SUBDIVISIONSThisisareplacementofexistingChapter241Subdivisions.##Note:ThisSubsectionStillUnderConstruction.Thisrepresentsacompletere-write- forthepurposesofthisdraft,allexistingcodelanguageisbeingdeletedandreplacedwiththefollowing.

5.3.1 Intent and Delegation to Planning Board

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

CountyClerk,thesubdividershallapplyforandsecureapprovalofsuchproposedsubdivisioninaccordancewiththeprovisionsoftheseregulationsandotherapplicableprovisionsoflaw.

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.

ItisdeclaredtobethepolicyoftheCityofSaratogaSpringstoconsiderlandsubdivisionplatsaspartofaplanfortheorderly,efficientandeconomicaldevelopmentoftheCity.Thisshallbeinterpretedtoincludethefollowingobjectives,whichwillguidethePlanningBoard’sdecisions.

##Note:Thefollowingarenew/substantiallyrewrittenapprovalcriteria

A. Thateachlotshownontheplatisservedbyanexistingorproposedstreetthathasbeenproperlydesignedofwidth,gradeandconstructiontoprovidesafeandadequateaccessforvehiclesandpedestriansandtoaccommodateexistingandprospectivetrafficandthatanyexistingstreetsandrelatedfacilitiesareadequatelyupgradedtoconformtotheapplicableStreetTypesforthedistrictasrequiredbytheCity.



Subdivisions : Pre-Application Conference 5-5Article 5 Application and Review

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.

##Note:SketchPlatReviewbyPlanningBoardwouldbemandatoryformajorsubdivisions,includingconservationsubdivisionsandclustersubdivisions.

B. Initial Review and Classification. ClassificationofthesketchplatistobemadebythePlanningBoardChairinconsultationwiththeCityPlanningofficeandCityEngineerastowhetheritisalotlineadjustment,aminoramendment,aminorormajorsubdivisionasdefinedintheseregulationsanddescribedbelow.

C. Lot Line Adjustment.Subdivisionapprovalisnotrequiredforalotlineadjustment.TheZoningEnforcementOfficershallreviewtheapplicationforaproposedlotlineadjustmentinconsultationwiththeCityPlanningOfficeandPlanningBoardChairpersonandshalldeterminethat



Subdivisions : Sketch Plat Review and Classification5-6 Article 5 Application and Review

suchadjustmentdoesnotrequiresubdivisionapprovalprovidedeachofthecriteriaestablishedbelowaresatisfied:

1. Thatnoneworadditionallotsarebeingcreated.

2. Thattheproposedadjustmentdoesnotreduceanyofthedimensionsofthelotstothepointwhereanyofthelotswillbemadenonconformingorifalreadynonconformingwillnotbemadeincreasinglynonconformingtothedimensionalrequirementsofthischapter.

3. Thattheproposedlocationofstreetfrontageforaccesstoanyofthelotsdirectlyinvolvedwillnotbemodified.

4. Thattheproposedadjustmentwillnotimpactanyeasementsorareassetasideforconservation,drainage,orothereasementorrestriction.

IftheSketchPlatisdesignatedasaLotLineAdjustment,itshallfollowtheproceduresoutlinedinsection5.3.6.

D. Minor Amendments.MinoramendmentstoapprovedandfiledsubdivisionplatsorlegallyexistinglotsshallrequirereviewbytheCityPlanningOffice,CityEngineerandtheBoardChairpersonandshallberatifiedbythePlanningBoardwhomaydosoaspartofaconsentagenda.Examplesofactionsthatmayqualifyasminoramendmentsincludebutarenotlimitedto:

1. Changestolotlinesthatdonotmeetthecriteriatobedeterminedaslotlineadjustmentsbutdonotcreateanyadditionallots.

2. Changestotheinternalalignmentorgradeofastreetorothersimilaramendmenttoaproposedimprovementthatwasnotasubstantivepartofthesubdivisionapproval.

3. Othernon-substantivechangescannotresultinaconfigurationthatviolatesanyprovisionoftheCityZoningOrdinanceoranyzoningvariancegrantedbytheZoningBoardofAppeals.

AnyamendmentdeemedsubstantivebytheBoardChairpersoninconsultationwiththeCityPlanningOfficewillrequirereviewanddeterminationforactionfromthePlanningBoard.

E. Minor Subdivisions.AdeterminationthataproposedsubdivisionshallbeclassifiedasaminorsubdivisionshallbemadebytheZoningEnforcementOfficerafter

consultationwiththeCityPlanningOfficeandCityEngineerprovidedeachofthecriteriaestablishedbelowaresatisfied:

1. Thattheproposedactioncannotbeclassifiedasalotlineadjustmentoraminoramendment.

2. Thatnomorethanthreeadditionallotsarebeingcreatedeachconformingtothedimensionalrequirementsofthischapter.

3. Thatsufficientsuitablefrontageexistsonexistingpublicstreetsthereforenonewstreetfrontageneedstobecreatedorconstructed.

4. Thattheproposedsubdivisionwillaccommodateplannedbicycleandpedestrianfacilitiesforthestreetandprojectlocation.

5. Thatsubstantialimprovementstoexistingwater,sewer,anddrainagesystemswillnotlikelyberequired.

6. Thattheproposedactionwouldnotbesuitableforaconservationsubdivisionorclustersubdivision.

Ifthesketchplatisdesignatedaminorsubdivision,thesubdividershallthencomplywiththeprocedureoutlineinsection5.3.8.ThePlanningBoardChairmayrequire,however,whendeemednecessaryforprotectionofthepublichealth,safetyandwelfare,thataminorsubdivisioncomplywithallorsomeoftherequirementsspecifiedformajorsubdivisions.Ifitisclassifiedasamajorsubdivision,thesubdividershallthencomplywiththeproceduresoutlinedinsection5.3.9.ThePlanningBoardChairshall,baseduponinputprovidedbytheapplicant,alsodesignatethenamebywhichthesubdivisionshallbeknown.

F. Major Subdivisions.AdeterminationthataproposedsubdivisionshallbeclassifiedasamajorsubdivisionshallbemadebytheZoningEnforcementOfficerafterconsultationwiththeCityPlanningOfficeandCityEngineerbaseduponthefollowingcriteria:

1. Thattheproposedsubdivisioncannotbeclassifiedasalotlineadjustment,aminoramendmentoraminorsubdivision.

Ifthesketchplatisdesignatedamajorsubdivision,thesubdividershallthencomplywiththeprocedureoutlineinsection5.3.9.Conservationsubdivisionsandclustersubdivisionsshallbeconsideredmajorsubdivisions.



Subdivisions : Lot Line Adjustments 5-7Article 5 Application and Review

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.

1. SketchplatreviewrequiresthefilingofaninitialapplicationandpaymentofafeetocoverthereviewcostsasestablishedbytheCityCouncil.SketchplatendorsementdoesnotallowfilingofaplatwiththeCountyClerkorauthorizethesaleorleaseoforanyoffertosellorleaseanylotsinsuchsubdivisionoranypart thereof.

5.3.6 Lot Line Adjustments

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

subdivision,thepropertyownerorhisdulyauthorizedrepresentativeshallsubmitanapplicationforapprovalofaminorsubdivisionplat.Theplatshallconformtotherequirementsoftheseregulationsforaminorsubdivisionplat,plusanyrecommendationsmadebythePlanningDepartment,PlanningBoardandCityEngineer.Saidapplicationshallalsoconformtotheotherrequirementslistedinthischapter.Anyapplicationforplatapprovalforaminorsubdivisionshallbeaccompaniedbythereviewfee.

1. Number of Copies.Theapplicationforapprovalofaminorsubdivisionplat,completewith[__]copiesofthesubdivisionplatandallfurtherrequireddataassetforthinthisarticle,shallbefiledwiththeZoningEnforcementOfficeratleast21dayspriortotheregularmeetingofthePlanningBoard,atwhichtimeitshallbeintroducedandconsideredofficiallyreceivedbythePlanningBoardforpurposesoftheseregulations.

2. Subdivider to Attend Planning Board Meeting. The subdividerorhisdulyauthorizedrepresentativeshallattendthemeetingofthePlanningBoardtodiscusstheminorsubdivisionplat.

B. Approval Procedure.

1. AlltimeframesspecifiedbelowmustbecoordinatedwiththeregulationsunderStateEnvironmentalQualityReviewAct(SEQRA).TheofficialtimeofsubmissionofthepreliminarysubdivisionplanshallbethedateofthedeterminationrelatingtotheSEQRAassessmentasmadebythePlanningBoard.Apreliminaryplanshallnotbeconsideredforadecisionuntilanegativedeclarationhasbeenfiledoruntilanoticeofcompletionofadraftenvironmentalimpactstatement(DEIS)hasbeenfiledinaccordancewithSEQRA.AnysubdivisionsubjecttoreviewunderaDEISwherethePlanningBoardisleadagencyshallbesubjectofapublichearingconductedbythePlanningBoardthatshalljointlyaddressthesubdivisionplatandtheDEIS.

2. Within62daysofthereceiptofthecompleteminorsubdivisionplatapplicationbythePlanningBoard,thePlanningBoardshallholdapublichearingonsuchplat.Noticeofthepublichearing,propertyownernotificationsandotherreferralsshallbeconductedasspecifiedinsection5.2.

3. Within62daysfromthedateofsuchpublichearing,thePlanningBoardshallactbyresolutiononthe



Subdivisions : Major Subdivisions5-8 Article 5 Application and Review

minorsubdivisionplat.ThePlanningBoardshalleitherapprove,conditionallyapprovewithorwithoutmodificationordisapprovetheminorsubdivisionplat.TheBoardshallspecify,inwriting,itsreasonsforanysuchdisapproval.IntheeventthatthehearingisnotheldoriftheBoardfailstodisapprovetheminorsubdivisionplatwithinthe62daysprescribedabove,theplatshallbedeemedapproved.ThetimeinwhichthePlanningBoardmusttakeactionmayonlybeextendedbymutualconsentoftheownerandthePlanningBoard.

4. Filings. Uponaresolutionofapproval,twoMylarandtwocopiesoftheminorsubdivisionplatshallbeprovidedbytheapplicantandproperlysignedbytheChairmanofthePlanningBoard.AdigitalcopyoftheplatshallbefiledwiththeCityPlanningOffice.ThesubdivisionplatmaythenbefiledbytheapplicantintheofficeoftheSaratogaCountyClerk.Anyminorsubdivisionplatnotsofiledorrecordedwithin60daysofthedateuponwhichsuchplatisapprovedorconsideredapprovedbyreasonofthefailureofthePlanningBoardtoactshallbecomenullandvoid.

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.

2. Purpose. ThepreliminaryplatandthesupportingdocumentsforaproposedsubdivisionconstitutethematerialtobeofficiallysubmittedtothePlanningBoard,andlater,onepaperandonedigital(pdf)copyshallbecometheofficialrecordoftheClerkofthePlanningBoard.ThepreliminaryplatandsupportingdocumentsshallshowthelayoutofthesubdivisionanditspublicimprovementssothatthePlanningBoardcanindicateitsapprovalordisapprovalofthesubdivisionpriortothetimethatthefinalplat,includingthefinalengineeringdesignanddetailingofthepublicimprovementsandutilities,iscompleted.Approvalofthepreliminaryplatdoesnotconstituteanapprovalofthefinalplat,norshoulditbeconsideredavalidbasisfortheconstructionofsiteimprovementsorothercommitmentswhichdependuponitsdesigncharacteristics.

a. Thepreliminarylayoutshalladditionallyserveasakeymaptosubdivisionssubsequentlylaidoutinsectionsorphasesonfinalplats.

3. Number of Copies.Theapplicationforapprovalofthepreliminaryplat,completewith10copiesofthepreliminaryplat,shallbefiledwiththeClerkofthe



Subdivisions : Major Subdivisions 5-9Article 5 Application and Review

PlanningBoardatleast21dayspriortotheregularmeetingofthePlanningBoard,atwhichtimeitshallbeintroducedandconsideredofficiallyreceivedbythePlanningBoardforpurposesofthischapter.AproposedsubmissionwhichdoesnotincludealltherequireddrawingsanddocumentsspecifiedorrequiredassetforthinthischaptershallnotbeacceptedbytheClerkofthePlanningBoard.

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.

6. Approval Procedure. AlltimeframesspecifiedbelowmustbecoordinatedtimeframesandreviewprocesssetforthintheStateEnvironmentalQualityReviewAct(SEQRA)regulationsatNYCRRPart617.

a. Within62daysofreceiptofthecompletepreliminaryplatapplicationbythePlanningBoard,thePlanningBoardshallholdapublichearingonsuchpreliminaryplat.Noticeofthepublichearing,propertyownernotificationsandotherreferralsshallbeconductedasspecifiedinsection5.2.

b. Within62daysofthedateofsuchpublichearing,thePlanningBoardshallact,byresolution,onthepreliminaryplat.ThePlanningBoardshalleitherapprovewithorwithoutmodificationsordisapprovethepreliminaryplat.TheBoardshallspecify,inwriting,itsreasonsforanysuchdisapproval.ThetimeinwhichthePlanningBoardmusttakeactionmayonlybeextendedbymutualconsentoftheownerandthePlanningBoard.Failureofthe

PlanningBoardtotakeactiononapreliminaryplatwithinthetimeprescribedthereforshallbedeemedapprovaloftheplat.

c. Whenapprovingapreliminaryplat,thePlanningBoardshallstate,inwriting,themodifications,ifany,itdeemsnecessaryforsubmissionoftheplatinfinalformwithrespecttothespecificchangeswhichitwillrequireinthepreliminaryplat;theextentofwaiverswhichmayhavebeenspecificallyrequestedandwhich,inthePlanningBoard’sopinion,maybeauthorizedwithoutjeopardytothepublichealth,safetyandgeneralwelfare;andthecategoriesofimprovementandtheestimatedamountofallbondsorsimilarperformanceguarantieswhichthePlanningBoardshallrequireasarequisiteforapprovalofthefinalplat.TheactionofthePlanningBoard,plusanyconditionsattachedthereto,shallseparatedocumentattachedtothepreliminaryplat.Onecopyshallbereturnedtothesubdivider,onecopyshallberetainedbythePlanningBoard.Priortotheapprovalofthefinalplat,thePlanningBoardmayrequireadditionalchangesasaresultoffurtherstudyofthesubdivisioninfinalformorasaresultofnewinformationobtainedatthepublichearing.

7. ThehearingonapreliminarysubdivisionplatshallbecloseduponmotionoftheBoardwithinonehundredtwenty(120)daysafterithasbeenopened,unlessadditionaltimeisgrantedbytheapplicant.

B. Approval of Final Plat for Major Subdivision

1. Application and Fee.Followingapprovalwithorwithoutmodificationsofthepreliminaryplat,thepropertyownerorhisdulyauthorizedrepresentativeshallprepareafinalplat,togetherwithallothersupplementarydocuments,inaccordancewiththischapter.TheapplicationforfinalplatapprovalforamajorsubdivisionoranysectionthereofshallbeaccompaniedbyaprocessingfeeinaccordancewiththeCity’sfeeschedule.

a. ThefinalplatandothersupplementarydocumentsshallbefiledwiththeCityPlanningOffice,togetherwithawrittenapplicationforfinalapproval,within180daysafterapprovalwithorwithoutmodificationsofthepreliminaryplat,unlesssuchtimelimitisextendedbymutualconsentoftheapplicantandthePlanningBoard.




2. Purpose. Thefinalplatandthesupportingdocumentsforaproposedsubdivisionconstitutethecompletedevelopmentofthesubdivisionproposal.Afterpublichearing,asrequired,andapprovalbythePlanningBoard,thiscompletesubmission,alongwiththeapplicableperformanceguarantyandthegeneralliabilityinsurancepolicy,asapprovedbytheCityAttorney,becomesthebasisforthedevelopmentofthesubdivision,theinstallationofrequiredimprovementsandtheapplicableinspectionservicesbythePlanningBoard,theCityEngineerorotherdelegatedCityrepresentatives.

3. Number of copies.Theapplicationforapprovalofthefinalplat,completewith10copiesofthefinalplat,shallbefiledwiththeCityPlanningOfficeatleast21dayspriortotheregularmeetingofthePlanningBoard,atwhichtimeitshallbeintroducedandconsideredofficiallyreceivedbythePlanningBoardforpurposesoftheseregulations.

4. Approval Procedure.AlltimeframesspecifiedbelowmustbecoordinatedtimeframesandreviewprocesssetforthintheStateEnvironmentalQualityReviewAct(SEQRA)regulationsatNYCRRPart617.

a. Within62daysofthereceiptofthefinalplatbythePlanningBoard,thePlanningBoardshallholdapublichearing,ifrequired,onsuchfinalplat.SuchhearingshallbeadvertisedatleastonceinanewspaperofgeneralcirculationintheCity;provided,however,thatwhenthePlanningBoarddeemsthefinalplattobeinsubstantialagreementwithapreliminaryplatapprovedunderprovisionsofthisarticleandmodifiedinstrictaccordancewithrequirementsofsuchapproval,ifsuchpreliminaryplathasbeenapprovedwithmodifications,thePlanningBoardmaywaivebyresolutiontherequirementforsuchpublichearing.

b. Within62daysofthedateofsuchpublichearingorfromthedateofreceiptoftheapplicationbytheClerkofthePlanningBoardifnosuchhearingisheld,thePlanningBoardshallactbyresolutiononthefinalplat.ThePlanningBoardshalleitherapprove,conditionallyapprovewithorwithoutmodificationordisapprovethefinalplat.TheBoardshallspecify,inwriting,itsreasonsforanysuchdisapproval.ThetimeinwhichthePlanningBoardmusttakeactionmayonlybeextendedbymutualconsentoftheownerandthePlanningBoard.

FailureofthePlanningBoardtotakeactiononafinalplatwithinthetimeprescribedthereforshallbedeemedapprovaloftheplat.

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



Subdivisions : Major Subdivisions 5-11Article 5 Application and Review

ofthePlanningBoardtosignthedrawingsunlessfilingoftheplatorasectionthereof,asmaybeauthorizedbythePlanningBoard,isaccomplishedwithinthattimeperiodintheofficeoftheSaratogaCountyClerkinaccordancewith§32GeneralCityLaw.Expirationofanapprovalshallmeanthatanyfurtheractionshallrequiresubmissionofanewapplication,paymentofanewfilingfeeandPlanningBoardreviewofallpreviousfindings.Onandaftersuchexpirationofplatapproval,anyformaloffersofcessionsubmittedbythesubdividershallbedeemedtobeinvalid,voidandofno effect.

7. Filing in sections.Atthetimeoffinalplatapproval,thePlanningBoardmaypermittheplattobedividedintotwoormoresections,subjecttoanyconditions

theBoarddeemsnecessarytoensuretheorderlydevelopmentoftheplat.TheapplicantmayfileasectionoftheapprovedplatwiththeSaratogaCountyClerk,whichsectionshallconsistofnotfewerthan10lotsnorlessthan10%ofthetotalnumberoflotsshownontheapprovedplat.Inthiscircumstance,platapprovalontheremainingsectionsoftheplatshallcontinueineffectforaperiodofthreeyearsfromthefilingdateofthefirstsectionwiththeCountyClerk.WhenaplatisfiledbysectionwiththeCountyClerk,theapplicantshall,within30days,filewiththePlanningBoardtheentireapprovedpreliminaryplat.ThesubdividershallnotbepermittedtobeginconstructionofbuildingsinanyothersectionuntilsuchsectionhasbeenfiledintheofficeoftheSaratogaCountyClerkandtherequiredimprovementshavebeeninstalledandapprovedinsuchsectionorasatisfactoryperformanceguarantycoveringthecostofsuchimprovementshasbeenposted.

C. Stormwater Pollution Prevention Plan

1. Forallpreliminarysubdivisionplatsastormwaterpollutionpreventionplan(SWPPP)consistentwiththerequirementsofthischaptershallberequiredandshallmeettheperformanceanddesigncriteriaforapprovalofaSWPPPforpreliminarysubdivisionplatapproval.

2. ForallFinalSubdivisionPlatapprovalsastormwaterpollutionpreventionplan(SWPPP)consistentwiththerequirementsofthischapter,andwiththetermsofpreliminaryplanapprovalshallberequiredforfinalsubdivisionplatapproval.

3. Incaseswherepropertyisbeingsubdividedonlyandnotdeveloped,andwherethereisnotanimmediateplantodevelopsuch,astormwaterpollutionpreventionplanshallnotberequired,unlessthePlanningBoardafterconsultationwiththeCityEngineerdeemsitnecessary.Therightisfurtherreservedtorequireaplanwhenthelotsareactuallydeveloped.

D. Coordination with State Environmental Quality Review Act

1. Preliminaryplats,andfinalplatswherenopreliminaryplatwasrequired,shallnotbeconsideredcompleteuntilanegativedeclarationhasbeenfiledoruntilanoticeofcompletionofthedraftenvironmentalimpactstatementhasbeenfiled.Thetimeperiodsforreview

FIGURE 5.3 ADesign Certification Stamps




ofapreliminaryplatshallbeginuponfilingofsuchnegativedeclarationorsuchnoticeofcompletion.

2. WhenthePlanningBoardistheleadagencyundertheStateEnvironmentalQualityReviewAct(SEQRA),anypublichearingheldbythePlanningBoardonapreliminaryplat,onafinalplatwherenopreliminaryplatwasrequiredoronafinalplatwhichdoesnotsubstantiallyconformtoanapprovedpreliminaryplatshallbecoordinatedwiththeenvironmentalreviewprocessasfollows:

a. IfthePlanningBoarddeterminesthatthepreparationofanenvironmentalimpactstatementisnotrequired,thepublichearingontheplatshallbeheldwithin62daysafterthereceiptofacompletepreliminaryplat;orifthePlanningBoarddeterminesthatthepreparationofanenvironmentalimpactstatementisrequiredandapublichearingonthedraftenvironmentalimpactstatementisheld,thepublichearingontheplatandthedraftenvironmentalimpactstatementshallbeheldjointlywithin62daysafterthefilingofthenoticeofcompletionofsuchdraftenvironmentalimpactstatement.Ifnopublichearingisheldonthedraftenvironmentalimpactstatement,thepublichearingontheplatshallbeheldwithin62daysoffilingthenoticeofcompletion.

b. Thepublichearingontheplatshallbeadvertised,withnotificationsandreferrals,asspecifiedinSection5.2.

c. IfthePlanningBoarddeterminesthatanenvironmentalimpactstatementisrequiredandapublichearingisheldonthedraftenvironmentalimpactstatement,thefinalenvironmentalimpactstatementshallbefiledwithin45daysfollowingthecloseofsuchpublichearing.Ifnopublichearingisheldonthedraftenvironmentalimpactstatement,thefinalenvironmentalimpactstatementshallbefiledwithin62daysfollowingthecloseofthepublichearingontheplat.Within30daysofthefilingofsuchfinalenvironmentalimpactstatement,thePlanningBoardshallissuefindingsonthefinalenvironmentalimpactstatementandmakeitsdecisionontheplat.

3. IfthePlanningBoardisnottheleadagencyundertheStateEnvironmentalQualityReviewAct,anypublichearingheldbythePlanningBoardonapreliminary

plat,onafinalplatwherenopreliminaryplatwasrequiredoronafinalplatwhichdoesnotsubstantiallyconformtoanapprovedpreliminaryplatshallbecoordinatedwiththeenvironmentalreviewprocessasfollows:

a. ThePlanningBoardshall,withtheagreementoftheleadagency,holdthepublichearingontheplatjointlywiththeleadagency’shearingonthedraftenvironmentalimpactstatement.Failingsuchagreement,thePlanningBoardshallholdthepublichearingontheplatwithin62daysafterthereceiptofacompleteplatbytheClerkofthePlanningBoard.

b. Thehearingontheplatshallbeadvertised,withnotificationsandreferrals,asspecifiedinSection5.2.ThePlanningBoardmayprovidethatthehearingbefurtheradvertisedinsuchamannerasitdeemsmostappropriateforfullpublicconsiderationofsuchplat.Thehearingonthefinalplatshallbecompletedwithin120daysafterithasbegun.

c. ThePlanningBoardshallactontheplatwithin62daysafterthecloseofthepublichearingonsuchplat.

E. Building Permits and Certificates of Occupancy

1. Uponthepostingofasatisfactoryperformanceguarantyoruponcertificationofthecompletionorinstallationofallrequiredimprovementstothesatisfactionofthethisarticle,anduponPlanningBoardapprovalofthefinalplat,andapprovalofanyotherpermitsrequiredbythisChapter,thesubdividerorhissuccessorintitlemaybeissuedbuildingpermitsfortheconstructionofbuildingsinaccordancewiththeapprovedsubdivisionplatotherapplicablelaws,rulesandregulations.

2. Ininstanceswherebuildingpermitshavebeenauthorizeduponthepostingofasatisfactoryperformanceguaranty,thesubdividerorhissuccessorintitlemaynotbesubsequentlyissuedcertificatesofoccupancyforanybuildingsconstructedinthesubdivisionuntilcompletionofallrequiredimprovementstoCitystandardsanduponcertificationofsuchasrequiredinthisarticle.



Subdivisions : Conservation Subdivisions 5-13Article 5 Application and Review

5.3.10 Conservation Subdivisions

A. Purpose and Applicability. Thepurposeofthisarticleistoachieveabalancebetweenwell-designedresidentialdevelopment,meaningfulopenspaceconservation,andnaturalresourceprotectioninthecountrysidebyrequiringconservationsubdivisionsinsteadofconventionalsubdivisions.

1. TheseregulationsapplytoallpropertieswithintheRRandSR-1Districts,whichencompassmostoftheareadescribedintheSaratogaSpringsComprehensivePlanasthe“CountryOverlayArea.”Theuseofconservationsubdivisionsisintendedtopreservetractsofenvironmentallyandscenicallysignificantundevelopedlandinthe“Country”partofSaratogaSprings,includingroadcorridorsandbuffers,inordertomaintainthehistoricsettlementpatternandimplementtheComprehensivePlan’svisionofa“CityintheCountry.”Conservationsubdivisionsresultinthepreservationofcontiguousopenspaceandimportantscenicandenvironmentalresources,whileallowingcompactdevelopment,morewalk-ableneighborhoods,andmoredesignflexibilitythanconventionalsubdivisions.ConservationsubdivisionsmustsatisfythestandardsinSections1,ParagraphsB,C,andD.TheprocedureforapprovingconservationsubdivisionsisdescribedinArticleII,Section2.Graphicsintheseregulationsareincludedforillustrativepurposes.

B. Procedures. TheproceduresforthereviewandapprovalofConservationsubdivisionsshallbethesameasthoseforMajorsubdivisions,inadditiontothefollowingrequirements:

1. Aspartofthepreliminarysubdivisionplatapplication,theapplicantshallconductaConservationAnalysisasdescribedinArticle4.

2. TheconservationsubdivisionshallbedesignedaccordingtothestandardsandguidelinesforconservationsubdivisionsinArticle4.

3. Theconservationanalysisshalldescribetheimportanceandthecurrentandpotentialconservationvalueofalllandonthesite.Inthecourseofitsinitialpreliminarysubdivisionplatreview,theBoardshallindicatetotheapplicantwhichofthelandsidentifiedasbeingofconservationvaluearemostimportanttopreserve.

4. TheoutcomeoftheconservationanalysisandtheBoard’sdeterminationshallbeincorporatedintotheapprovedpreliminarysubdivisionplat(seeArticleII,Section2,ParagraphA.3)showinglandtobepermanentlypreservedbyaconservationeasement.Thepreliminarysubdivisionplatshallalsoshowpreferredlocationsforintensivedevelopmentaswellasacceptablelocationsforlessdensedevelopment.

5. TheBoardshallmakethefinaldeterminationastowhichlandhasthemostconservationvalueandshouldbeprotectedfromdevelopmentbyconservationeasement.WhenevertheBoardapprovesaplanwithprotectedopenspace,itshallmakewrittenfindingsidentifyingthespecificconservationvaluesprotectedandthereasonsforprotectingsuchland(the“conservationfindings”).TheBoardshalldenyanapplicationthatdoesnotincludeacompleteconservationanalysissufficientfortheBoardtomakeitsconservationfindings.

6. If,basedupontheconservationanalysis,theBoarddeterminesinitsconservationfindingsthatthereisnoreasonablebasisforrequiringaconservationsubdivision;theBoardmayapproveaconventionaldevelopmentofthesite.InorderfortheBoardtomakesuchadetermination,theapplicantmustdemonstrateatleastoneofthefollowing:

a. Thelandcontainsnosubstantialresourceswithconservationvalue;or

b. Theacreageistoosmalltopreserveasubstantialamountoflandwithconservationvalue(thiscriterionshallnotbeevadedbypiecemealsubdivisionoflargertracts);or

c. Thelotconfigurationisuniqueandprecludespreservationofasubstantialamountoflandwithconservationvalue;or

d. Thatthereareextraordinarycircumstancesuniquetotheparcelthatdemonstratesthatconventionalsubdivisionisinthebestinterestoftheadjacentneighborhoods.

7. Inordertomaketherequiredshowingunderb.orc.above,theapplicantmustalsodemonstratethattheparceldoesnotadjoinotherlandthat,whencombinedwithopenspaceontheparcel,wouldresultinthepreservationofasubstantialamountoflandwithconservationvalue(includinganyportionofadesignatedtrailcorridor),regardlessofwhetherornot



Subdivisions : Cluster Subdivisions5-14 Article 5 Application and Review

theadjoiningparcelshavebeenprotectedasopenspace.

8. Anapprovalofaconventionalsubdivisionshallrefertotheconservationfindingsandmaybeconditionedupontheprotectionbyconservationeasementofportionsofthesiteidentifiedintheconservationanalysisandfindingsashavingconservationvalue.

5.3.11 Cluster Subdivisions

A. Applicability. Clusteringprovisionsarelimitedtosinglefamilydetachedresidentialdevelopmentswithinthe UR-1andSR-2residentialZzoning districtwheresinglefamilydetachedunitsarepermitted.Innocasewillotherhousingtypesbepermitted.Clusteringmaybeappliedtosubdivisionsofanysize.

B. Intent. TheintentofthisArticleistopermitvariationinconjunctionwithaproposedsubdivisionplatinlotsizeandhousingtypeinsuitableareasinordertoencourageflexibilityofdesign,toenablelandtobedevelopedinsuchamannerastopromoteitsmostappropriateuse,tofacilitatetheadequateandeconomicalprovisionofstreetsandutilitiesandtopreservethenaturalandscenicqualitiesofopenspace,inaccordancewithSection37oftheGeneralCityLaw.Thispurposeisachievedbypermittingareductioninlotsizesrequiredforthezoningdistrictwithinwhichsuchdevelopmentoccurswhilemaintainingtheimposeddensitylimitationsthroughtheprovisionofopenspace.Theseregulationsapplytoallpropertieswithin[....]##Note:Existingtextappearstobeunfinished.

ItistheintentofthisArticletopromoteenergyconservation,harmoniousarchitecturaldesign,betteruseofexistingtopographyandnaturalfeatures,conservationofopenspaces,recreationaldevelopment,solaraccessanddesign,andtoprovideforeconomiesinherentwithcluster-typedevelopmentandconservationsubdivisions.

C. DelegationtotheBoard.Thepowertoapprove,approvewithmodificationsordisapproveclusterzoninginaccordancewiththeintentestablishedinArticleIIabove,isgrantedtotheBoardinaccordancewithArticle3,Section37oftheGeneralCityLaw. ##Note:TheaboveparagraphshallbedeletedandmovedintoArticle1.

D. Procedures. Theproceduresforthereviewand

approvalofClustersubdivisionsshallbethesameasthoseforMajorsubdivisions,inadditiontothefollowingrequirements:

1. TheclustersubdivisionshallbedesignedaccordingtothestandardsandguidelinesforclustersubdivisionsinArticle4.

2. Indeterminingthealloweddensityofaconservationsubdivision,theBoardshallrequirethesubmissionofaconventionalsubdivisionplanshowingthemaximumnumberoflotsthatcouldreasonablybeapprovedinconformancewiththezoningandsubdivisionregulationsforthedistricttheprojectisproposed,andtakingintoaccountnaturalresourceconstraintssuchasslopesandwetlands.Thenumberoflotsthatcanbedevelopedinaccordancewithsuchaplanshallbeknownasandconstitutethebasedensityforthesubdivision.Densityofresidentialunitsshallnotexceedthebasedensityascalculatedin[ArticleIV,Section1,ParagraphB.1.],##Note:PointtodensitycalculationforConservationsubdivisionsinArticle4. exceptthattheBoardmayallowupto20%greaterdensitywhereitfindsthat:

a. Theprojectprovidesexceptionalopenspaceorpublicrecreationbenefits.Examplesofsuchbenefitsincludetheprovisionofanewrecreationalopportunityavailabletothepublicinanareawheretherehasnotbeensuchanopportunity;theprovisionofpublicaccesstoanimportantnaturalorparkarea;andthepermanentprotectionofanimportantenvironmentalresource.

b. Theprojectprovidesadesirablemixofaffordablehousing.Examplesofsuchamixincludetheprovisionofatleast20%ofthehousingmixbelowthemedianhousingprice.Suchhousesorlotsshallbesetasideforpurchasebylowandmoderateincomehouseholds,asthosetermsarecurrentlydefinedbytheCity’sCommunityDevelopmentOffice.TheBoardmayestablishsuchotherconditionswithrespecttothepurchaseandoccupancyofaffordablehousing,asitdeemsappropriate.

c. ThedecisiontoallowsuchbonusshallbeatthesolediscretionoftheBoard.

3. Asub-dividermayrequesttheuseofthissectionatanytimeduringthesubdivisionreviewprocess.Theprocessandproceduresshallbeidenticalto



Subdivisions : Variances, Modifications and Waivers 5-15Article 5 Application and Review

thosefoundinthecurrenteditionoftheSubdivisionRegulationsoftheCityofSaratogaSprings.The BoardshallreviewmodificationsindimensionalrequirementsoftheCityzoningrequirementsaccordingtotheprovisionsofSection37oftheGeneralCityLaw.

E. Allthelandnotcontainedinthelotsortheroadright-of-way,ifprovided,shall:

1. BededicatedtotheCity,providedtheCityiswillingtoacceptsuchdedication;or

2. Betransferredtoanot-for-profitcorporationapprovedbytheAttorneyGeneral’sOffice,pursuanttoSection352(e)oftheGeneralBusinessLaw,comprisedofownersoflotswithinthedevelopment;or

3. Betransferredtoabonafidecharitablenot-for-profitcorporationwhosepurposesincludetheacceptanceoflandforopenspace,conservation,protectionofenvironmentallysensitiveareas,orthelike.

F. TheapplicantshallnotifytheBoardofitsintentionpriortothegrantoffinalsubdivisionapproval,andshallsupplytheBoardwithsuchreasonabledocumentationthatitmayrequestevidencingitsintentionsandindicatingtheabilityand/orwillingnessonthepartoftheproposedrecipienttoreceivesuchlandsforsuchpurpose.

G. TheapplicantmayberequiredbytheBoardtoincorporateintothedeedsofallpropertywithinthedevelopmentaclausegivingtotheownersaneasementorotherinterestinsuchopenlandwhichshallbeusedforrecreationorotherlikepurposesand,further,providetheCityofSaratogaSpringswithaneasementprovidingforthesame,whichmaybeenforcedbytheCitytoinsurethecontinueduseofthepropertyascommonarea.Nostructuresavethoseincidentaltotherecreationalfunctionsshallbepermittedthereon.

H. Theopenspacelandsshallbesubjecttotaxation,unlessdeededtotheCityortoaqualifiedcharitablecorporation.

5.3.12 Variances, Modifications and Waivers

A. WheretheBoardfindsthatbecauseofunusualcircumstancesofshape,topographyorotherphysicalfeaturesoftheproposedsubdivisionorbecauseofthe

natureofadjacentdevelopments,extraordinaryhardshipmayresultfromstrictcompliancewiththeseregulations,itmaywaivecertainrequirementsoftheseregulationssothatsubstantialjusticemaybedoneandthepublicinterestsecured:providedthatnosuchwaivershallbegrantedwhichwillhavetheeffectofnullifyingtheintentandpurposeoftheOfficialmap,Zoningordinance,theseregulations,orordinancesoftheCity.

B. Ingrantingchangesandmodifications,theBoardmayrequiresuchconditionsaswill,initsjudgment,securesubstantiallytheobjectivesofthestandardsorrequirementssochangedormodified.

C. TheBoardmaywaive,subjecttoappropriateconditionsorguarantees,forsuchperiodasitmaydetermine,theprovisionofanyorallsuchimprovementsasinitsjudgmentofthespecialcircumstancesofaparticularplatorplatsarenotrequisiteintheinterestsofthepublichealth,safetyandgeneralwelfare.TheBoardmaynotwaiveimprovements,whichthepublicinterestrequires.ThePlanningBoardshallnotapproveexceptionsorwaiversofconditionsunlessitshallmakethefindingsbasedupontheevidencepresentedtotheBoardthatineachspecificcase:

1. Thegrantingoftheexceptionorthewaiverwillnotbedetrimentaltothepublicsafety,health,orwelfareorinjurioustootherproperty.

2. Theconditionsuponwhichtherequestisbasedareuniquetothepropertyforwhichthereliefissoughtandarenotapplicable,generally,totheotherproperty.

3. Becauseoftheparticularphysicalsurroundings,shape,ortopographicalconditionofthepropertyinvolved,aparticulardifficultyfortheownerwouldresult,asdistinguishedfromamereinconvenience,ifastrictinterpretationoftheseregulationswerecarriedout.

4. Thereliefsoughtwillnot,inanymanner,varytheprovisionsoftheCityofSaratogaSpringsZoningOrdinance,ComprehensivePlanorOfficialMap,exceptthatthosedocumentsmaybeamendedinthemannerprescribedbylaw.

5.3.13 Review

Any officer, Department or Board of the City, with specificapprovaloftheCityCouncil,oranypersonorpersons,jointlyor



Special Use Permits : Intent and Delegation to Planning Board5-16 Article 5 Application and Review

severallyaggrievedbyanydecisionoftheBoardconcerningaplatdecision,maybringaproceedingtoreviewsuchdecisioninthemannerprovidedbyArticle78oftheCivilPracticeLawandRulesinaCourtofRecordonthegroundthatsuchdecisionisillegalor improper inwholeor inpart. Suchproceedingmustbecommencedwithin thirty (30)daysafter thesigningof thesubdivisionplatplan.

5.4 SPECIAL USE PERMITS##Note:Includesexistingarticle7.1.


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.

5.4.2 Applicability and Exemptions

ThePlanningBoardshallconductSpecialUsePermitReviewforanyusesorequiredbyArticle2.2withthefollowingexemption.Specialusepermitreviewshallnotberequiredifthefollowingtwoconditionsaremet:

A. TheactiondoesnotresultinanincreaseintherequirednumberofparkingspacesassetforthinArticle6.2

B. Theactiondoesnotalter,eitherindividuallyorincombination,theimpermeableorbuildingcoveragebymorethan2%or1200s.f.,whicheverisless,fromthemostrecent,approvedsiteplan.

Neitherof theseexemptionsshall permit thealterationofanyspecificapprovalconditionsofpriorSpecialUsePermitswithoutPlanningBoardapproval.

5.4.3 Evaluation Criteria for Special Use Permits

A. Toensurethattheproposedusewillnotadverselyaffectsurroundingpropertiesandcommunitycharacter,thePlanningBoard‘sevaluationofSpecialUseapplicationsshallincludethefollowing:

1. TheextenttowhichtheuseisinharmonywithandpromotesthegeneralpurposesandintentoftheComprehensivePlanandthisChapter.

2. Thedensity,intensityandcompatibilityoftheusewiththeneighborhoodandcommunitycharacter.



Special Use Permits : Application Procedures 5-17Article 5 Application and Review

3. Theproposedusewouldnotrequiretheremovalofanysignificanttreesorvegetativebufferswhichcontributetothecharacterofadjoiningpropertiesormitigateimpactstothem.

4. Safeandefficientpedestrianandvehicularaccess,circulationandbothon-streetandoff-streetparking

5. Existingandfuturedemandoninfrastructure,publicfacilitiesandservices.

6. Theenvironmentalandnaturalresourcesofthesiteandneighboringlandsincludinganypotentialerosion,floodingorexcessivelight,noise,vibrationandthelike.

7. Thepotentialimpactonneighboringpropertieswithregardtonoisefromregulardaytimeoperationsaswellasspecialeventswhichmaybehostedonthepropertyduringthedaytimeornighttimehours.

8. Thelong-termeconomicviabilityofthesite,neighboringpropertiesanddistricts.

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.

##Note:RemainderofthePublicHearingNoticeandReferralrequirementsfromthissectionhavebeenmovedandcombinedintoacommonsection5.2

5.4.7 Decisions

A. Inrenderingitsdecisiononanyapplication,thePlanningBoardshallcomplywillallapplicableprovisionsoftheStateEnvironmentalQualityReviewActunderArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.

B. ThePlanningBoardshallissueawrittendecisiononanapplicationwithin62daysofthecloseofthepublichearing.ThistimeframemaybeextendedbymutualconsentoftheapplicantandPlanningBoard.

C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforethePlanningBoard.

D. ThePlanningBoardmaygrantoneofthreetypesofpermits:

1. A Permanent Special Use Permit allowsaspecificusetocontinueindefinitelyuntilthespecificuseceasesforanyreasonforaperiodof12consecutivemonths.



Special Use Permits : Expiration and Extensions5-18 Article 5 Application and Review

2. A Temporary Special Use Permit allowsaspecificusetocontinueuntilaspecificdateatwhichtimethespecialusepermitshallautomaticallyterminateandtheuseshallbepermanentlydiscontinued.Atemporarypermitshallnotberenewednorextended.

3. A Renewable Special Use PermitallowsaspecificusetocontinueuntilaspecificdateunlessrenewedbythePlanningBoardforanadditionalperiodoftime.Arequestforrenewalshallbesubmittedpriortotheexpirationoftherenewablespecialusepermit.Ifnotrenewed,theuseshallbepermanentlydiscontinued.

E. ThePlanningBoardshallhavetheauthoritytoimposesuchreasonableconditionsandrestrictionsasaredirectlyrelated,andincidental,totheproposedspecialusepermit.Uponitsgrantingofsaidspecialusepermit,anysuchconditionmustbemetinconnectionwiththeissuanceofpermitsbytheCity.

Asaconditionofapprovalofaspecialusepermit,thePlanningBoardmayrequirealetterofcreditorequivalentsecurityapprovedbytheCitytoguaranteesatisfactoryperformanceofallrequiredimprovementsorconditions.

F. Administrative Approval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexistingspecialuseapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtothePlanningBoardinatimelymanner.

G. EveryspecialusepermitdecisionshallbesignedanddatedbytheChairpersonandshalldocumentthecircumstancesoftheapplicationandthefindingsonwhichthedecisionisbased.

H. EveryspecialusedecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.

5.4.8 Expiration and Extensions

A. UnlessotherwisespecifiedorextendedbythePlanningBoard,adecisiononanyrequestforaspecialusepermitshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithany

requiredconditionsandstartedactualconstruction,orotherwiseimplementedthisapproval.Actualconstructionisdefinedasthefasteningorplacingofconstructionmaterialsinapermanentmanner,theexcavationofabasement,orthedemolitionorremovalofanyexistingstructureifnonewconstructionisapproved.

B. ThePlanningBoardmaygrantuptotwo18-monthextensionsforanapprovedspecialusepermitprovidedthattheapplicationwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalspecialusepermitorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytoprovethattherehavebeennosignificantchangestothesiteorneighborhoodandthatthecircumstancesandfindingsoffactbywhichtheoriginalapprovalwasgrantedhavenotsignificantly

changed.



Site Plan Review : Intent and Delegation to Planning Board 5-19Article 5 Application and Review

5.5 SITE PLAN REVIEW##Note:Includesexistingarticle7.2


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:

1. AnyusesorequiredbyArticle2.2.

2. Toconstruct,modifyordemolishanystructureotherthanasingle-familyortwo-familyresidenceandassociatedresidentialaccessorystructuresinanydistrict.

3. Toimplementausevarianceexceptfor1-or2-familystructures.

4. Toamendapriorsiteplanapproval.

B. Exemptions.Anactionotherwiserequiringsiteplanreviewmaybeexemptifthefollowingtwoconditionsaremet:

1. TheactiondoesnotresultinanincreaseintherequirednumberofparkingspacesassetforthinArticle6.2;and

2. Theactiondoesnotalter,eitherindividuallyorincombination,theimpermeableorbuildingcoveragebymorethan2%or1200s.f.,whicheverisless,fromthemostrecent,approvedsiteplan.

NeitheroftheseexemptionsshallpermitthealterationofanyspecificconditionsofpriorsiteplanapprovalswithoutPlanningBoardapproval.

5.5.3 Application Procedures

A. General Requirements

1. Forallusesthatrequiresiteplanreview,asindicatedin Article2.2,applicationmaybemadedirectlytothePlanningBoardorasareferralbytheZoningOfficer.

2. Allapplicantsforsiteplanreviewareencouragedtorequestconsultationwithplanningandengineeringstaffaspartofanoptional,informalsketchplanreviewtoseekpreliminaryadviceanddirectionontheirprojectpriortocommencingformalreview.

3. ApplicationsforsiteplanreviewshallbereviewedbytheBuildingDepartmentandCityEngineerasappropriatetodetermineiftheyaresufficienttomeetEarlyDeterminationofComplianceandiftheyqualifyforAdministrativeReview,asdescribedbelow.

4. ThePlanningBoardshallnotacceptanyapplicationforsiteplanreviewthatincludesaparcelforwhichthereisanoutstanding,unresolvedwrittenviolationfromtheZoningOfficerorCityEngineerthatisnotthesubjectoftheapplication.

5. Aneligibleapplicantforsiteplanreviewmustbetheowner,lesseeorpurchaserundercontractfortheinvolvedparcel.Alesseeandpurchaserundercontractmusthavewrittenpermissionofthecurrentpropertyowner(s)tosubmitanapplicationforsiteplanreview.

6. ApplicationsforsiteplanandsketchplanreviewshallbeonformsprescribedbythePlanningBoardandshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.

7. ApplicationsmustincludeplansfromeitheraNewYorkStatelicensedprofessionalengineerorlandscapearchitect.

8. ThePlanningBoardmayrequestanadvisoryopinionoftheCompleteStreetsCommittee,OpenSpaceCommittee,oranyotheradministrativedepartmentoragencyinitsevaluationofasiteplanapplication.

9. ThePlanningBoardmayrequestaconservationanalysisbecompletedbytheapplicantonpropertiesinanydistrictwheretheboardfeelsthatconservationoftheexistingnaturalresourcesiswarranted.

10. ThePlanningBoardshallnotdenythereviewofanapplicationduetoapendingArticle78proceedingiftheapplicantseekstoproceedattheirownrisk.



Site Plan Review : Application Procedures5-20 Article 5 Application and Review

11. Applicantsareencouragedtocoordinatewithadjacentparcelownerswhendevelopinglarge-scalemixed-useprojects.

12. TheapplicantmustprovidethePlanningBoardwithanyandallinformationaminimumofoneweekpriortoasiteplanreviewmeeting.

## Note: The following is added to replace the previouslyproposeddraftof‘AdministrativeReview’.

B. Consent Agenda. Administrative,noncontroversialorroutineitemsmaybeplacedonthePlanningBoardConsentAgendaifitisanticipatedthattherewillbenopubliccommentontheitemandthereisnoneedforboarddiscussion.

1. Consent Agenda Actions.ThePlanningBoardshallestablishaprocessandrulestodeterminewhichactionsmaybeconsideredaspartofaConsentAgenda,andmayperiodicallyupdatetheserules,whichshallbekeptonfileinthePlanningDepartment.

2. Notice. ThePlanningDepartmentmustprovidenoticetothepublicofanyitemproposedfortheConsentAgendaatleastten(10)dayspriortotheboardmeetingforwhichitisscheduled.AnyconditionsofapprovalforaConsentAgendaitemshallbemadeavailabletotheboardinadvance.

3. Procedure. AlloftheitemsontheConsentAgendashallbeapprovedbyasinglemotionandvote,exceptforanyindividualitemswhichareremovedfordiscussion.

4. IfanyPlanningBoardmemberorpubliccitizenwishestodiscussanitemontheConsentAgenda,itmayberemovedanddiscussedasaregularagendaitemimmediatelyaftertheConsentAgendaiscompleted.IndividualitemscanberemovedfromtheConsentAgendabyamotionfromanyboardmember.

5. ThevotetoapprovetheConsentAgendaconstitutestheapprovalofeachitemasifithadbeenacteduponindividually.

6. Abstaining. APlanningBoardmembermayabstainfromthevoteonanyitemontheConsentAgenda,andstatethereasonfortheirabstention.Aboardmember’sabstentiondoesnotrequireanitemtoberemovedfromtheConsentAgendaunlessitresultsinalackofquorumtovote.

a. Aboardmembershallnotvoteonaresolution

intheConsentAgendaifthatmemberdidnotparticipateinorreviewtherecordoftheunderlyingaction.

C. Sketch Plan Review

1. ThesubmissionofasketchplantothePlanningBoardisoptionalforallapplicants,ormayberequiredbythePlanningBoardattherequestoftheChairinconsultationwithstaff.##Note:Thiswaschangedtooptionalasrequested,butitisunclearhowthePBwillknowtorequireitistheapplicantdoesn’tcomeforwardfirst.ThesubmissionofasketchplantothePlanningBoardisanon-bindingoptionavailabletotheapplicantpriortoformalsiteplanreviewwiththeintenttoseekadviceanddirection.SketchplansubmissionshallbeinconformancewiththerequirementscontainedinAppendixB.

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.



Site Plan Review : Evaluation Criteria for Site Plan Review 5-21Article 5 Application and Review

1. ThiscommitteeshallbeestablishedasnecessaryperprojectandmayincludethefollowingrepresentativesasdeterminednecessarybythePlanningBoardChair:

a. Atleastone(1)representativeeachofthePlanningBoardandDesignReviewCommission;

b. OfficeofPlanningandEconomicDevelopment;

c. BuildingDepartment;

d. DepartmentofPublicSafety;

e. DepartmentofPublicWorks,includingCityEngineer’sOffice;

f. Additionalconsultantswithregardstoengineering,planningorrelatedspecializedfieldsofexpertise.

2. ThiscommitteeshallmeetasdeemednecessarybythePlanningBoardChairtoresolvepreliminarydesignandsafetyissues.

3. ThedecisionsandfindingsofthiscommitteeshallbevoluntaryandarenotrequiredpriortofilinganapplicationforSitePlanReview.

F. Formal Site Plan Review

1. FormalsiteplansubmissionshallbeinconformancewiththerequirementscontainedinAppendixB.

2. TheofficialsubmissiondateofthesiteplanshallbethefirstmeetingatwhichthesiteplanisdiscussedbytheBoard.

3. Theapplicant,orauthorizedrepresentative,shallattendthemeetingofthePlanningBoardtodiscussthesiteplan.

4. ThePlanningBoardmayrecoupfromanapplicantcostsincurredbythePlanningBoardforconsultationfees,specialstudiesorotherexpensesinconnectionwiththereviewofaproposedsiteplan by city registeredengineers.Anescrowaccountmustbeestablishedforthispurposewhenutilized.

G. Final Site Plan Submission

##Note:ThissubsectionhasbeenmovedupfromlaterinthedocumenttobewiththeotherSitePlanReviewmaterial-pleaseadviseifthereisareasonthiscannotbedonethisway.

1. NositedisturbancemayoccurpriortosignatureofthefinalplansbythePlanningBoardChairperson. andapre-constructionmeetingisheldwiththeCityEngineer.

2. ThefollowingrequirementsshallbesatisfiedpriortothereviewandapprovaloffinalsiteplansbythePlanningBoardChairperson:

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:

1. ThattheproposedsiteplanconformstotheGuidingPrinciplesandDesignConsiderationsforthedistrict.

2. ThatanyproposedstreetsconformtotheapplicableStreetTypesforthedistrict.

3. ThattheproposedfrontyardareasconformtotheapplicableFrontageTypesforthedistrict.

4. That thelocation,arrangement,size,designandgeneralsitecompatibilityofbuildingsandsignstructuresiscompatiblewiththeneighborhoodandmeettherequirementsforthedistrict.

5. Location,arrangement,appearanceandsufficiencyofoff-streetparkingandloadingasrequiredbysection4.7.

6. Thattheproposedsiteplansufficientlyattemptstopreservehealthytrees(greaterthan6inchdiameteratbreastheight)andnaturalexistingvegetativebuffersbyretainingthemaspartoftheproposeddesign.##Notethiswaspreviouslydraftedas12”inchesindiametertomeettheUCFMPdefinitionofasmallspecimintree.Hasbeenreduced.

7. Adequacy,type,size,andarrangementoftrees,shrubsandotherlandscapingwhichmeetthe



Site Plan Review : Special Use Permit and Site Plan Approval5-22 Article 5 Application and Review

landscapingrequirementsofthedistrict,includinglandscapingandscreeningforparking,serviceandloadingareas. Parking,serviceareas,andloadingandmaneuveringareasshallbereasonablylandscapedandscreenedfromneighboringareas.

8. Adequacyandarrangementofon-siteandoff-siteilluminationwhichmeettheexteriorlightingrequirementsofsection 4.11.

9. Adequacyandarrangementofpedestriantrafficaccessandcirculation,walkwaystructures,multi-usepaths,ADAcompliance,controlofintersectionswithvehiculartrafficandanyrequiredpedestrianamenities. overallpedestrianconvenience.

10. Adequacyofstormwateranddrainagefacilitieswithattention torequiredand/orrecommendedgreeninfrastructurestormwaterdesignmethodsspecifiedinArticle4. impactofstructures,roadwaysandlandscapinginareaswithsusceptibilitytoponding,floodingand/orerosion.

11. Adequacyandarrangementofvehiculartrafficaccessandcirculationincludingintersections,roadwidths,pavementsurfaces,dividersandtrafficcontrolswith regardtotherequiredStreetTypesandcompletestreetsdesignconsiderations.

12. Adequacyofwatersupplyincludingpressureandquantity.

13. Adequacyofsanitarysewerincludingsizeandinverts,oradequacyofseweragedisposalfacilitiesincludingsoilborings,percolationtests,soilcharacteristicsandprofessionalcertificationofsystemadequacy.

14. Adequacyoffirelanesandotheremergencyzones;locationandarrangementoffirehydrants,standpipes,andotherfiresafetyfacilities.

15. Adequacyofoutdoorpublicspacessuchascourtyards,plazas,gardensandpocketparksasrecommendedinArticle4.

16. Thattheproposedsiteplanavoidsunecessarydisrruptionofendangeredplantandanimalhabitat.

17. ThattheproposedsiteplanconsiderssiteplanningmethodstoreducetheimpactofheatislandsasrecommendedinArticle4.

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.

##Note:RemainderofthePublicHearingNoticeandReferralrequirementsfromthissectionhavebeenmovedandcombinedintoacommonsection5.2

5.5.7 Decisions

A. Inrenderingitsdecisiononanyapplicationforsiteplanreview,thePlanningBoardshallcomplywill with allapplicableprovisionsoftheStateEnvironmentalQualityReviewActunderArticle8oftheEnvironmentalConservationLawanditsimplementingregulations.

B. ThePlanningBoardshallissueawrittendecisiononanapplicationwithin62daysofthecloseofthepublichearing,ifscheduled,oroftheofficialsubmissiondate.ThistimeframemaybeextendedbymutualconsentoftheapplicantandPlanningBoard.



Site Plan Review : Expiration and Extensions of Planning Board Approval 5-23Article 5 Application and Review

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

andthatthecircumstancesandfindingsoffactbywhichtheoriginalapprovalwasgrantedhavenotsignificantlychanged.

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



Site Plan Review : Other Requirements5-24 Article 5 Application and Review

statethatfundsmaybecollectedataninstitution/locationwithin40milesoftheSaratogaSpringsmunicipalboundaries charteredorwithinNewYorkStateuponreceiptofawrittendemandfromtheCityAttorneyoftheCityofSaratogaSprings.LegalandadministrativecostsincurredbytheCityassociatedwiththecollectionofaperformanceguaranteewillbereimbursedtotheCity.

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.

B. Construction and Inspections

1. Pre-construction Conference.Followingfinalsiteplanapproval,apre-constructionconferenceshallbeheldwiththeCityEngineerandrelevantDepartmentalstafftodiscussconstructionschedules,processandinspections.

2. Construction Notifications.TheownerordesignatedrepresentativeshallnotifytheCityEngineer48hourspriortocommencinganyworkandpriortoresumingworkifthecontractorisabsentfromthesiteformorethan7days.Inaddition,theCityEngineershallbenotifiedpriortoanyofthefollowingconstructionactivities.FailuretonotifytheCityEngineeroftheseactivitiespriortocompletionshallmaketheworksubjecttorejection,excavationandinspectionattheapplicant’sexpense:

a. Siteclearing

b. Sanitarysewerinstallation

c. Stormsewerinstallation

d. Waterlineinstallation

e. Sub-gradepreparation

f. Gravelinstallation

g. Asphaltbinderandwearingcoursesandcurbing

h. Blasting

i. Anyspecialconstruction

3. TheCityEngineer,ordesignee,shallinspecttherequiredconstructionactivity.TheapplicantshallberesponsibleforallinspectionfeesasestablishedbytheCityCouncil.Theinspectionfeesforthesiteplanshallnotexceed2%ofthecostoftheinstallationoftherequiredimprovements.IftheCityEngineerfindsthattherequiredimprovementshavenotbeenconstructedinaccordancewithapprovedplansandspecifications,TheCityEngineershallsoreporttotheCityAttorney,theBuildingInspectorandthePlanningBoard.TheCityAttorneyshallthennotifytheapplicantand,ifnecessary,thefinancialguarantor,andtakeallnecessarystepstopreservetheCity’srightsundertheperformanceguarantee.

4. TheCityEngineershallhavetheauthoritytosuspendworkonanysiteifitisfoundtobeinviolationoftheapprovedsiteplanorconductedinanunsafeordangerousmanner.Allunauthorizedactivityshallbesuspendeduntilthestopworkorderhasbeenrescinded.

a. Thestopworkordershallbeinwritingandshallstatetheconditionsunderwhichtheactivitymayresume.

b. Thestopworkordershallbepresentedtothepersonperformingtheworkand,ifdifferent,thepropertyownerinpersonorbycertifiedorregisteredmail,andmaybeplaceduponaconspicuousportionofthebuildingorpremisesinuse.

5. TheCityEngineershallhavetheauthoritytodirectortakeimmediateactiontoabateorremedyanyhazardorimminentdangertothehealth,safetyorgeneralwelfareofthepublic.Anydocumentedcostsincurredbysuchactionshallbepaidforbytheownerofsuchpropertyorpersonresponsible.TheCityshallbeauthorizedtoinstituteasuit,ifnecessary,against



Site Plan Review : Other Requirements 5-25Article 5 Application and Review

thepersonliableforsuchexpensesortoplacealienagainstthepropertyinordertorecoverthesaidcosts.TheCityEngineermayalsorequesttheCityAttorneytotakepossessionoffinancialguaranteefundsifnecessary.

C. Post Construction Completion

Uponcompletionofallrequiredimprovements,theapplicantshallsubmitproposed“as-built”drawingstotheCityEngineerforreviewandapproval.

Such“as-built”drawingsshallmeettherequirementsestablishedbytheCityEngineerandasindicatedinAppendixB.

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.

6. Transportation Mitigation Fee. [## Note: RecommendedbyTRAC-fordiscussion]



Architectural Review : Delegation to Design Review Commission5-26 Article 5 Application and Review

5.6 ARCHITECTURAL REVIEW##Note:Fromexistingsection7.5.

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:

a. Natureandqualityofbuildingmaterials

b. Mannerofconstruction

c. Designandotherbuildingelements

3. Preliminary approval. PriortothegrantingoffinalapprovalbytheCommission,anapplicantmayseek“preliminaryapproval”forthegeneral“massandscale”ofaproposedstructure.ThispreliminaryapprovalissubjecttoaSEQRAdeterminationandconstitutesapprovalofthefootprintandproportionsoftheproposedstructure,includinganyproposedrooftopstructures,anditscompatibilitywiththesurroundingneighborhood.Suchpreliminaryapprovaldoesnotconstituteapprovalofelevationsandotherfaçadeandrooflinedetails.Unlesssonotedwithinthepreliminaryapproval,anapplicantmustobtainfinalapprovalbytheCommissionpriortoissuanceofabuildingpermit.

4. Disapprove.TheCommissionmaydisapproveanapplicationprovidedtheCommissionfindsthatsuchconstruction,alterationordemolitionwouldbeinoppositiontotheintentandobjectivesofthis



Architectural Review : Demolition 5-27Article 5 Application and Review

Article,andthatthisfindingisnotbasedonpersonalpreferenceastotasteorchoiceofarchitecturalstyle.

E. EveryCommissiondecisionshallbesignedanddatedbytheChairpersonandshalldocumentthecircumstancesofthecaseandthefindingsonwhichthedecisionisbased.

F. EveryCommissiondecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.

G. AdministrativeApproval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexistingCommissionapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtotheCommission in atimelymanner.

H. BuildingPermits,InspectionsandCertificatesofOccupancy

1. UponreceiptofArchitecturalReviewapprovalandconfirmationofcompliancewithanyrequiredconditions,theBuildingDepartmentmayissuebuilding,signordemolitionpermitsassociatedwiththeArchitecturalReviewapplication.Nobuilding,signordemolitionpermitshallbeissuedintheeventofArchitecturalReviewdisapproval.

2. ForactionssubjecttoArchitecturalReviewbutnotrequiringabuilding,signordemolitionpermit,theBuildingDepartmentshallperforminspectionsasmaybenecessarytoconfirmcompliancewithCommissionapprovalandanyrequiredconditions.

3. UponconfirmationofthecompletionofanapprovedactionrequiringArchitecturalReview,andanyrequiredconditions,theBuildingDepartmentmayissueacertificateofoccupancy.

5.6.6 Demolition

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.

1. Theapplicantshalldocument“goodfaith”effortsinseekinganalternativethatwillresultinthepreservationofthestructureincludingconsultationwiththeCommissionandtheSaratogaSpringsPreservationFoundation.Therelocationofstructuresmaybepermittedasanalternativetodemolition;

2. Theapplicantshalldocumenteffortstofindapurchaserinterestedinacquiringandpreservingthestructure;

3. Theapplicantshalldemonstratethatprominentportionsofthestructure,suchasthefacade,cannotreasonablyberetainedaspartofanadaptivere-usedesign.

4. Theapplicantshalldemonstratethatthestructurecannotbeadaptedforanyotherpermitteduse,whetherbythecurrentownerorbyapurchaser,whichwouldresultinareasonablereturn;and

5. Theapplicantshallsubmitevidencethatthepropertyisnotcapableofearningareasonablereturnregardlessofwhetherthatreturnrepresentsthemostprofitablereturnpossible.“Dollarsandcentsproof”shallberequiredtodemonstratesuchhardship.

6. Applicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceshallincludeacceptablepost-demolitionplansofthesite.Suchplansshallincludeanacceptabletimetableandguaranteeswhichmayincludeperformancebonds/lettersofcreditfordemolitionandcompletionoftheproject.TheCommissionmayconditiontheissuanceofademolitionapprovalontheapplicant’sreceiptofallothernecessaryapprovalsandpermitsforthepost-demolitionplan.



Architectural Review : Expirations and Extensions5-28 Article 5 Application and Review

C. Afterreceiptofapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificance,theCommissionshallenacta30-dayreviewperiodandscheduleapublichearing onanapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceandshallprovidenoticeasfollows:

1. Public Hearing Notice.TheCommissionshalladvertisethehearinginaSaratogaSpringsnewspaperofgeneralcirculationatleastfivedayspriortothedatethereof.Theapplicantshallberesponsibleforpaymentforthisnotice.Priortothehearing,theapplicantshallberesponsibleforfilingwiththeCommissionanaffidavitfromthenewspaperconfirmingsuchpublicationandpayment.

2. Property owner notification. ##Note:CoordinatewithnotificationproceduresforSitePlan,etc.

a. TheapplicantshallobtainfromtheCitythenamesandaddressesofpropertyownerswithina250feetgeographicradiusfromtheapplicant’ssubjectproperty.

b. TheapplicantshallreceivefromtheCommissionapropertyownernotificationnoticeandshallsendonlythisnoticetotheidentifiedpropertyownersbyfirstclassmail.Thisnoticeshallbepostmarkednolessthan7butnomorethan20calendardayspriortothescheduledhearing.

c. Priortothepublichearing,theapplicantshallsubmittotheCommissionconfirmationofthepropertyownernotificationbyobtaininga“certificateofmailing”providedbytheU.S.PostalService.

d. FailuretoprovidenoticeinexactconformancewiththeseprovisionsshallnotinvalidateaCommissiondeterminationprovidedtheCommissionfindsthatsubstantialcompliancehasoccurred.

3. On-PremiseSignage.Theapplicantshallobtainfromthecitya“NoticeofPublicHearingSign”whichshallbepostedandsecuredconspicuouslyatthefrontofthepropertynolessthansevendayspriortothehearing.Suchsignshallincludethesubjectofreview(Demolition)andthedateandtimeofthehearing,andshallbereturnedtothecityattheendofthe30-dayreviewperiod.

4. AcopyoftheapplicationshallbesenttotheSaratogaSpringsPreservationFoundationforcomment.

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.



Historic Review : Composition of Design Review Commission 5-29Article 5 Application and Review

5.7 HISTORIC REVIEW##Note:Includesexistingsection7.4.

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”.

5.7.1 Composition of Design Review Commission

##NotethissubsectionbelowwillberemovedinitsentiretyandlocatedinsteadincitycodeChapter19.

A. Appointments.TheCommissionshallconsistofsevenmembers,tobeappointedbytheMayor,torepresenttotheextentpossibleabroadcross-sectionofthecommunitywithdemonstratedexperienceinhistoricpreservation,architecturaldevelopmentandlocalhistoryinadditiontothefollowing:

1. Atleastoneshallhavedemonstratedcommitmenttothefieldofhistoricpreservationevidencedeitherbyinvolvementinalocalhistoricpreservationgroup,employmentorvolunteeractivityinthefieldofhistoricpreservation,orotherseriousinterestinthefield.

2. Atleastoneshallbeanarchitectorrelateddesignprofessional.

3. Atleastoneshallbealocalrealtororotherrealestateprofessional.

4. Atleastoneshallhaveconstructionexperienceworkingwithhistoricbuildings.

AllmembersshallberesidentsoftheCityofSaratogaSpringsincludingatleastoneresidentofaHistoricDistrictandoneresidentofanArchitecturalReviewDistrict.

B. TermofOffice.ThetermofeachCommissionmembershallbefiveyearsbeginningonJuly1andmembersshallserveonarotatingschedule.Initialtermsmaybeforlesseryearssoastoeffectuateastaggeredsequencingofmemberterms.Onanalternatingbasis,twomember



Historic Review : Commission Powers and Duties5-30 Article 5 Application and Review

termswillexpireoneyearwithonemembertermexpiringthenextyear.Amemberwhosetermhasexpiredmayserveuntilreplaced.

C. Vacancy.Ifavacancyoccursotherthanbyexpirationofaterm,itshallbefilledbyappointmentbytheMayorfortheunexpiredterm.

D. Removal.Anymember,oralternatemember,mayberemovedbytheMayorforcauseandafterpublichearing.

E. AlternateMembers.TheMayormayappointuptotwoalternatememberstoserveintheplaceofCommissionmemberswhoareunavailabletoattendameetingduetorecusalorotherabsence.

1. Intheselectionofalternatemembers,preferencemaybegiventoformerCommissionmembersorotherresidentsthatdemonstratetheexperienceandknowledgeconsideredfororiginalappointmentsandasidentifiedin7.4.3above.

2. FullCommissionattendanceisencouragedatallmeetings.Whenfewerthansixmembersareabletoattendameeting,alternatemembersshallbecalledupontoserveintheplaceofanabsentmember.

3. Whenservingintheplaceofamember,thealternatemembershallhavethefullrightsandobligationsofamember.AlternatemembersnotservinginplaceofamembermaynotparticipateasaCommissionmemberinthediscussionofagendaitemsatCommissionmeetingsorworkshopsoranysubcommitteethereof.IntheeventaCommissionmemberisavailabletoonceagainservewithregardtoamatterbecausehe/sheisnolongerabsentorrecused,thealternatememberwillnolongerservewithregardtosaidmatter.

4. AllprovisionsoflawrelatingtoCommissionmembereligibility,terms,vacancyinoffice,removal,compatibilityofofficeandserviceonotherboards,training,continuingeducation,compensation,andattendanceshallapplytoalternatemembers,exceptthatthereshallbenorequirementthatanalternatememberbeapropertyownerinanhistoricorarchitecturalreviewdistrict.

5.7.2 Commission Powers and Duties

##Note:ThissubsectionbelowhasbeendeletedandmovedintoArticle1.

TheDesignReviewCommissionshallhaveandexercisethepowersanddutiesasfollows:

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.



Historic Review : Historic Review Objectives 5-31Article 5 Application and Review

M. Developspecificdesignguidelinesforthealteration,constructionorremovaloflandmarksorpropertyandstructureswithinhistoricdistricts.

N. Conductsurveystoidentifyhistoricallyandarchitecturallysignificantproperties,structures,landmarksandareasthatexemplifythecultural,social,economic,politicalorarchitecturalhistoryoftheNation,StateorCity.

O. InformandeducatethecitizensofSaratogaSpringsconcerningthehistoricandarchitecturalheritageoftheCity.

P. Adviseandguidepropertyownersonphysicalandfinancialaspectsofpreservation,renovation,rehabilitationandreuse,onproceduresforinclusionontheNationalRegisterofHistoricPlaces,andonparticipationinStateandFederalhistoricpreservationprograms.

Q. Conferrecognitionupontheownersoflandmarksorpropertyorstructureswithinhistoricdistrictsbymeansofcertificates,plaquesormarkers.

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.

5.7.4 Historic Review Standards

InpursuitofthisArticle’s Section’sobjectives,theDesignReviewCommissionshallemploythefollowingstandards:

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.



Historic Review : Design Considerations5-32 Article 5 Application and Review

Structuresandsitesshouldberecognizedandpreservedasproductsofspecifichistoricalperiod(s).Changesthatoccurredovertimeareevidenceofthehistoryanddevelopmentofastructureorsiteandmayhaveacquiredhistoricalsignificanceintheirownright.

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.

1. Theapplicantshalldocument“goodfaith”effortsinseekinganalternativethatwillresultinthepreservationofthestructureincludingconsultationwiththeCommissionandtheSaratogaSpringsPreservationFoundation.Therelocationofstructuresmaybepermittedasanalternativetodemolition;

2. Theapplicantshalldocumenteffortstofindapurchaserinterestedinacquiringandpreservingthestructure;

3. Theapplicantshalldemonstratethatthestructurecannotbeadaptedforanyotherpermitteduse,whetherbythecurrentownerorbyapurchaser,whichwouldresultinareasonablereturn;and

4. Theapplicantshallsubmitevidencethatthepropertyisnotcapableofearningareasonablereturnregardlessofwhetherthatreturnrepresentsthemostprofitablereturnpossible.“Dollarsandcentsproof”shallberequiredtodemonstratesuchhardship.

5. Applicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceshallincludeacceptablepost-demolitionplansofthesite.Suchplansshallincludeanacceptabletimetableandguaranteeswhichmayincludeperformancebonds/lettersofcreditfordemolitionandcompletionoftheproject.TheCommissionmayconditiontheissuanceofademolitionapprovalontheapplicant’sreceiptofallothernecessaryapprovalsandpermitsforthepost-demolitionplan.

C. TheCommissionshallscheduleapublichearingonanapplicationfordemolitionofastructurewithhistoricorarchitecturalsignificanceandshallprovidenoticeasfollows:

1. PublicHearingNotice.TheCommissionshalladvertisethehearinginaSaratogaSpringsnewspaperofgeneralcirculationatleastfivedayspriortothedatethereof.Theapplicantshallberesponsibleforpaymentforthisnotice.Priortothehearing,theapplicantshallberesponsibleforfilingwiththeCommissionanaffidavitfromthenewspaperconfirmingsuchpublicationandpayment.



Historic Review : Historic Review Application 5-33Article 5 Application and Review

2. Propertyownernotification.

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

Law382.Priortofilingsuchanapplication,themattershallbereferredtotheCommissionforanadvisoryopinionastowhetherthestructurecanorcannotbereasonablyrepairedinsuchawayastoremovethecausefordemolition.TheCommissionshallhave30daystorenderawrittenadvisoryopinionunlessextendedbymutualconsent.TheCitymayalsoseekadvisoryrecommendationsfromlocalpreservationorganizations.

5.7.7 Historic Review Application

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.



Historic Review : Expirations and Extensions5-34 Article 5 Application and Review

C. FouraffirmativevotesarerequiredtopassamotionregardinganapplicationbeforetheCommission.Iffouraffirmativevotescannotbeattainedonamotionwithinthis62-dayperiod,unlessextendedbymutualconsentoftheapplicantandtheCommission,theapplicationshallbedeniedbydefault.

D. TheCommissionmayissueanyofthefollowingdecisions:

1. Approve as submitted.

2. Approve with conditions.TheCommissionmayimposeappropriateconditionsinconnectionwithitsapprovalincludingthoserelatedto:

a. Natureandqualityofbuildingmaterials

b. Mannerofconstruction

c. Designandotherbuildingelements

3. Preliminary approval. PriortothegrantingoffinalapprovalbytheCommission,anapplicantmayseek“preliminaryapproval”forthegeneral“massandscale”ofaproposedstructure.ThispreliminaryapprovalissubjecttoaSEQRAdeterminationandconstitutesapprovalofthefootprintandproportionsoftheproposedstructure,includinganyproposedrooftopstructures,anditscompatibilitywiththesurroundingneighborhood.Suchpreliminaryapprovaldoesnotconstituteapprovalofelevationsandotherfaçadeandrooflinedetails.Unlesssonotedwithinthepreliminaryapproval,anapplicantmustobtainfinalapprovalbytheCommissionpriortoissuanceofabuildingpermit.

4. Disapprove.TheCommissionmaydisapproveanapplicationprovidedtheCommissionfindsthatsuchconstruction,alterationordemolitionwouldbeinoppositiontotheintentandobjectivesofthisArticle,andthatthisfindingisnotbasedonpersonalpreferenceastotasteorchoiceofarchitecturalstyle.

E. EveryCommissiondecisionshallbesignedanddatedbytheCommissionChairpersonandshalldocumentthecircumstancesofthecaseandthefindingsonwhichthedecisionisbased.

F. EveryCommissiondecisionshallbefiledintheOfficeoftheCityClerkwithinfivebusinessdaysthereofandacopyprovidedtotheapplicantandtotheBuildingDepartment.

G. AdministrativeApproval.TheChairpersonshallhavetheauthoritytoapproveminormodificationstoexisting

CommissionapprovalsiftheChairpersondeemsthechangesarenotmaterial,substantialorsubstantiveinnatureandarenotcontrarytotheintentoftheoriginaldecision.TheChairpersonshallissuealladministrativeapprovalsinwritingandreportthemtotheCommission in atimelymanner.

H. BuildingPermits,InspectionsandCertificatesofOccupancy

1. UponreceiptofHistoricReviewapprovalandconfirmationofcompliancewithanyrequiredconditions,theBuildingDepartmentmayissuebuilding,signordemolitionpermitsassociatedwiththeHistoricReviewapplication.Nobuilding,signordemolitionpermitshallbeissuedintheeventofHistoricReviewdisapproval.

2. ForactionssubjecttoHistoricReviewbutnotrequiringabuilding,signordemolitionpermit,theBuildingDepartmentshallperforminspectionsasmaybenecessarytoconfirmcompliancewithCommissionapprovalandanyrequiredconditions.

3. UponconfirmationofthecompletionofanapprovedactionrequiringHistoricReview,andanyrequiredconditions,theBuildingDepartmentmayissueacertificateofoccupancy.

5.7.10 Expirations and Extensions

A. UnlessotherwisespecifiedorextendedbytheCommission,Commissionapprovalsshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithanyrequiredconditionsandstartedactualconstruction,orotherwiseimplementedthisapproval.Actualconstructionisdefinedasthefasteningorplacingofconstructionmaterialsinapermanentmanner,theexcavationofabasement,orthedemolitionorremovalofanyexistingstructureifnonewconstructionisapproved.

B. TheCommissionmaygrantuptotwo18monthextensionsforhistoricreviewapprovalprovidedthattheapplicationforextensionwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalhistoricreviewapprovalorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytodemonstratethattherehavebeennosignificantchangestothesiteorneighborhood,andthatthecircumstances



Historic Review : Designation of Landmarks and Historic Districts 5-35Article 5 Application and Review

andfindingsoffactbywhichtheoriginalhistoricreviewapprovalwasgrantedhavenotsignificantlychanged.

5.7.11 Designation of Landmarks and Historic Districts

A. TheCityCounciloftheCityofSaratogaSpringsmaydesignateanindividualpropertyasalandmarkifit:

1. Possessesspecialcharacterorarcheological,historicoraestheticinterestorvalueaspartofthecultural,political,economicorsocialhistoryofthelocality,region,stateornation;

2. Isidentifiedwithhistoricallysignificantindividuals;

3. Embodiesthedistinguishingcharacteristicsofanarchitecturalstyle;

4. Istheworkofadesignerwhoseworkhassignificantlyinfluencedaparticulararchitecturalperiodorera;or

5. Becauseofauniquelocationorsingularphysicalcharacteristic,representsanestablishedandfamiliarvisualfeatureoftheneighborhood.

B. TheCityCouncilmaydesignateagroupofpropertiesasaHistoricDistrictifit:

1. Containspropertiesthatmeetoneormoreofthecriteriafordesignationofalandmark;or

2. Byreasonofpossessingsuchqualities,constitutesadistinctsectionoftheCity.

C. AnyproposeddesignationoflandmarksorhistoricdistrictsshallconstituteanamendmenttothisChapterandshallbesubjecttoallpublichearing,propertyownernotificationandotherapplicableprovisionsofthisChapter.

1. OncetheCityCouncilhasacceptedforreviewaproposeddesignation,nobuildingordemolitionpermitsshallbeissueduntiltheCityCouncilhasmadeitsdesignationdetermination.

2. Priortoactiononaproposeddesignation,theCityCouncilshallrequestanadvisoryopinionfromtheCommission.TheCommissionshallhave30daystorenderawrittenadvisoryopinionunlessextendedbymutualconsent.TheopinionshallcontainafavorablerecommendationonlyiftheCommissionfindsthattheproposedrevisionisnotcontrarytotheintentandobjectivesofthisArticle.

5.7.12 City Landmarks and Historic Districts

TheHistoricDistrictsandCityLandmarksshallbeasindicatedontheOfficialZoningMap,whichcanbefoundattheCityOfficeofPlanningandEconomicDevelopmentandatwww.saratoga-springs.org.



Stormwater Management : Statutory Authority5-36 Article 5 Application and Review

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

EliminationSystem(SPDES)GeneralPermitforConstructionActivitiesGP-0-10-001 GP-0-15-002orasamendedorrevised;

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



Stormwater Management : Stormwater Management Officer 5-37Article 5 Application and Review

baseflow;

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:

1. Reviewtheplans,

2. UponapprovalbytheCityCouncil,engagetheservicesofaregisteredprofessionalengineertoreviewtheplans,specificationsandrelateddocumentsatacostnottoexceedafeescheduleestablishedbytheCityCouncil,or,

3. AcceptthecertificationofalicensedprofessionalthattheplansconformtotherequirementsofthisChapter.

5.8.5 Applicability

TherequirementsofthisChapter SectionshallbeapplicabletoalllanddisturbanceactivitiesasdefinedinthisChapter.

A. AlllanddisturbanceactivitiessubjecttoreviewandapprovalbytheCityPlanningBoardundersubdivision,siteplan,specialusepermit,and/orlanddisturbanceactivityregulationsshallbereviewedsubjecttothestandardscontainedinthisChapter.

B. AllotherlanddisturbanceactivitiesnotsubjecttoreviewbythePlanningBoardbutsubjectto242-7AshallalsoberequiredtosubmitaStormwaterPollutionPreventionPlan(SWPPP)totheStormwaterManagementOfficerwhoshallapprovetheSWPPPifitcomplieswiththerequirementsofthisChapter.

C. Exemptions.ThefollowingactivitiesmaybeexemptfromreviewunderthisChapter Section.

1. AgriculturalactivityasdefinedinthisChapter.

2. Silviculturalactivityexceptthatlandareas,loghaulroads,andtheremovalofstumpsaresubjecttothisChapter Section.

3. Routinemaintenanceactivitiesthatdisturblessthanoneacreandareperformedtomaintaintheoriginallineandgrade,hydrauliccapacityororiginalpurposeof a facility.

4. RepairstoanystormwatermanagementpracticeorfacilitydeemednecessarybytheStormwaterManagementOfficer.

5. AnypartofasubdivisionifaplatforthesubdivisionhasreceivedfinalapprovalfromthePlanningBoardonorbeforetheeffectivedateofthisChapter.

6. LanddevelopmentactivitiesforwhichabuildingpermithasbeenapprovedonorbeforetheeffectivedateofthisChapter.

7. Cemeterygraves.

8. Installationoffence,sign,telephone,andelectricpolesandotherkindsofpostsorpoles.

9. Emergencyactivityimmediatelynecessarytoprotectlife,propertyornaturalresources.

10. Activitiesofanindividualengaginginhomegardeningbygrowingflowers,vegetableandotherplantsprimarilyforusebythatpersonandhisorherfamily.

11. Landscapingandhorticulturalactivitiesinconnectionwithanexistingstructure.



Stormwater Management : Stormwater Pollution Prevention Plans (SWPPP)5-38 Article 5 Application and Review

5.8.6 Stormwater Pollution Prevention Plans (SWPPP)

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:

1. Backgroundinformationaboutthescopeoftheproject,includinglocation,typeandsizeofproject;

2. Sitemap/constructiondrawing(s)fortheprojectatascalenosmallerthan1”=100’,includingagenerallocationmap.Ataminimum,thesitemapshallshowthetotalsitearea;allimprovements;areasofdisturbance;areasthatwillnotbedisturbed;existingvegetation;protectionmethodsfortreesandvegetationwithintheR.O.W.,on-siteandadjacentoff-sitesurfacewater(s);wetlandsanddrainagepatternsthatcouldbeaffectedbytheconstructionactivity;existingandfinalgrades(5footcontourintervalmax);material,waste,borroworequipmentstorageareas;andlocation(s)ofthestormwaterdischarges(s);

3. Delineationanddescriptionofthesoil(s)presentatthesite,includinganidentificationoftheHydrologicSoilGroup(HSG);testpitorsoilboringinformationasrequiredbytheStormwaterManagementOfficer;

4. Constructionphasingplandescribingtheintendedsequenceofconstructionactivities,includingclearingandgrubbing,excavationandgrading,utilityandinfrastructureinstallationandanyotheractivityatthesitethatresultsinsoildisturbance.ConsistentwithmostcurrentversionoftheNewYorkStateStandardsandSpecificationsforErosionandSedimentControl(ErosionControlManual),notmorethanfive(5)acres(orascurrentlyspecified)shallbedisturbedatanyonetimeunlesspursuanttoanapprovedSWPPPandpriorwrittenauthorizationfromtheCity’sStormwaterManagementOfficer;

5. Descriptionofthepollutionpreventionmeasuresthatwillbeusedtocontrollitter,constructionchemicalsandconstructiondebrisfrombecomingapollutantsourceinstormwaterrunoff;

6. Descriptionofconstructionandwastematerialsexpectedtobestoredon-sitewithupdatesasappropriate,andadescriptionofcontrolstoreducepollutantsfromthesematerialsincludingstoragepracticestominimizeexposureofthematerialstostormwater,andspillpreventionandresponse;

7. Temporaryandpermanentstructuralandvegetative



Stormwater Management : Contents of Stormwater Pollution Prevention Plans (SWPPP) 5-39Article 5 Application and Review

measurestobeusedforsoilstabilization,runoffcontrolandsedimentcontrolforeachstageoftheprojectfrominitiallandclearingandgrubbingtoprojectcompletionandachievementoffinalsoilstabilization.Measuresshallmeettherequirementsofthemostcurrentversionofthetechnicalstandard,NewYorkStateStandardsandSpecificationsforErosionandSedimentControl;

8. Asitemap/constructiondrawing(s)specifyingthelocation(s),size(s)andlength(s)ofeacherosionandsedimentcontrolpractice;

9. Dimensions,materialspecifications,installationdetails,andoperationandmaintenancerequirementsforallerosionandsedimentcontrolpractices,includingthesitingandsizingofanytemporarysedimentbasins;

10. Temporarypracticesthatwillbeconvertedtopermanentcontrolmeasures;

11. Implementationscheduleforstagingtemporaryerosionandsedimentcontrolpractices,includingthetimingofinitialplacementorimplementationofeacherosionandsedimentcontrolpracticeanddurationthateachpracticeshouldremaininplaceorbeimplemented;

12. Maintenancescheduletoensurecontinuousandeffectiveoperationoftheerosionandsedimentcontrolpractice.Themaintenancescheduleshallbeinaccordancewiththerequirementsinthemostcurrentversionofthetechnicalstandard,NewYorkStateStandardsandSpecificationsforErosionandSedimentControl;

13. Name(s)ofthereceivingwater(s);

14. DelineationofSWPPPimplementationresponsibilitiesforeachpartofthesite;

15. Descriptionofstructuralpracticesdesignedtodivertflowsfromexposedsoils,storeflows,orotherwiselimitrunoffandthedischargeofpollutantsfromexposedareasofthesitetothedegreeattainable;and

16. Anyexistingdatathatdescribesthestormwaterrunoffatthesite.

B. Contents of Full SWPPP. LanddisturbanceactivitiesasdefinedinthisChapterandmeetingCondition“A”,“B”or“C”belowshallalsoberequiredtoprepareandsubmitaFullSWPPPwhichincludesBasicSWPPPrequirementsinadditiontowaterquantityandwaterqualitycontrols

(post-constructionstormwaterrunoffcontrols)assetforth below: FullSWPPPsshallprovidethefollowingbackgroundinformationanderosionandsedimentcontrols:

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.

1. AllinformationinSection242-7(B)(1)ofthisChapter AlltherequiredinformationforaBasicSWPPPabove;

2. Descriptionofeachpost-constructionstormwatermanagementpractice;

3. Sitemap/constructiondrawing(s)showingthespecificlocation(s)andsize(s)ofeachpost-constructionstormwatermanagementpractice;

4. Hydrologicandhydraulicanalysisforallstructuralcomponentsofthestormwatermanagementsystemfortheapplicabledesignstorms;

5. Comparisonofpost-developmentstormwaterrunoffconditionswithpre-developmentconditions;

6. Dimensions,materialspecificationsandinstallationdetailsforeachpost-constructionstormwatermanagementpractice;

7. Maintenancescheduletoensurecontinuousandeffectiveoperationofeachpost-constructionstormwatermanagementpractice;

8. Maintenanceeasementstoensureaccesstoallstormwatermanagementpracticesatthesiteforthepurposeofinspectionandrepair.Easementsshallberecordedontheplanandshallremainineffectwithtransferoftitletotheproperty.

9. InspectionandmaintenanceagreementbindingonallsubsequentlandownersservedbytheonsitestormwatermanagementmeasuresinaccordancewiththisChapter Section.

10. TheSWPPPshallbepreparedbyalandscapearchitect,certifiedprofessionalorprofessional



Stormwater Management : Other Environmental Permits5-40 Article 5 Application and Review

engineerandmustbesignedbytheprofessionalpreparingtheplan,whoshallcertifythatthedesignofallstormwatermanagementpracticesmettherequirementsinthisChapter Section.

5.8.8 Other Environmental Permits

Theapplicantshallassurethatallotherapplicableenvironmentalpermitshavebeenorwillbeacquiredforthelanddisturbanceactivitypriortoapprovalofthefinalstormwaterdesignplan.

5.8.9 Contractor Certification

A. EachcontractorandsubcontractoridentifiedintheSWPPPwhowillbeinvolvedinsoildisturbanceand/orstormwatermanagementpracticeinstallationshallsignanddateacopyofthefollowingcertificationstatementbeforeundertakinganylanddisturbanceactivity:

“IherebycertifythatIunderstandandagreetocomplywiththetermsandconditionsoftheSWPPPandagreetoimplementanycorrectiveactionsidentifiedbythequalifiedinspectorduringasiteinspection.IalsounderstandthattheowneroroperatormustcomplywiththetermsandconditionsofthemostcurrentversionoftheNewYorkStatePollutantDischargeEliminationSystem(“SPDES”)generalpermitforstormwaterdischargesfromconstructionactivitiesandthatitisunlawfulforanypersontocauseorcontributetoaviolationofwaterqualitystandards.Furthermore,Iunderstandthatcertifyingfalse,incorrectorinaccurateinformationisaviolationofthereferencedpermitandthelawsoftheStateofNewYorkandcouldsubjectmetocriminal,civiland/oradministrativeproceedings.”

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:

1. NewYorkStateStormwaterManagementDesignManual(NewYorkStateDepartmentofEnvironmentalConservation),2010January2015,mostcurrentversionoritssuccessor,hereafterreferredtoastheDesignManual).

2. NewYorkStateStandardsandSpecificationsforErosionandSedimentControl,(EmpireStateChapteroftheSoilandWaterConservationSociety,2004 November2016,mostcurrentversionoritssuccessor,hereafterreferredtoastheErosionControlManual).

B. Equivalence to Technical Standards.Wherestormwatermanagementpracticesarenotinaccordancewithtechnicalstandards,theapplicantordevelopermustdemonstrateequivalencetothetechnicalstandardssetforthinthisChapter SectionandtheSWPPPshallbepreparedbyalicensedprofessional.

C. WaterQualityStandards.AnylanddisturbanceactivityshallnotcauseanincreaseinturbiditythatwillresultinsubstantialvisiblecontrasttonaturalconditionsinsurfacewatersoftheStateofNewYork.

5.8.12 Maintenance and Repair of Stormwater Facilities

A. MaintenanceandInspectionDuringConstruction



Stormwater Management : Administration and Enforcement 5-41Article 5 Application and Review

1. Theapplicantordeveloperofthelanddisturbanceactivityshallatalltimesproperlyoperateandmaintainallfacilitiesandsystemsoftreatmentandcontrol(andrelatedappurtenances)whichareinstalledorusedbytheapplicantordevelopertoachievecompliancewiththeconditionsofthisChapter Section.Sedimentshallberemovedfromsedimenttrapsorsedimentpondswhenevertheirdesigncapacityhasbeenreducedbyfifty(50)percent.

2. ForlanddisturbanceactivitiesasdefinedinthisChapterandmeetingConditionA,BorCinSection242-7,theapplicantshallhaveaqualifiedprofessionalconductsiteinspectionsanddocumenttheeffectivenessofallerosionandsedimentcontrolpracticesevery7daysandwithin24hoursofanystormeventproducing0.5inchesofprecipitationormore.Soildisturbancesfiveacresormoreinsizeatanyonetimeshallrequiretwositeinspectionsevery7days.Inspectionreportsshallbemaintainedinalogbookandbekepton-sitealongwiththeapprovedSWPPP.

3. Atrainedcontractorshallbeonsiteatalltimeswhenconstructionorgradingactivitytakesplaceandshallinspectanddocumenttheeffectivenessofallerosionandsedimentcontrolpractices.

B. Maintenance Easement(s). Priortotheissuanceofanyapprovalthathasastormwatermanagementfacilityasoneoftherequirements,theapplicantordevelopermustexecuteamaintenanceeasementagreementthatshallbebindingonallsubsequentlandownersservedbythestormwatermanagementfacility.TheeasementshallprovideforaccesstothefacilityatreasonabletimesforperiodicinspectionbytheCityofSaratogaSpringstoensurethatthefacilityismaintainedinproperworkingconditiontomeetdesignstandardsandanyotherprovisionsestablishedbythisChapter Section. The easementshallberecordedbythegrantorintheofficeoftheCountyClerkafterapprovalbythecounselfortheCityofSaratogaSprings.

C. Maintenance After Contstruction Construction. The owneroroperatorofpermanentstormwatermanagementpracticesinstalledinaccordancewiththisChapter Section shallensurethattheyareoperatedandmaintainedtoachievethegoalsofthisChapter Section. Proper operationandmaintenancealsoincludesasaminimum,

the following:

1. Apreventive/correctivemaintenanceprogramforallcriticalfacilitiesandsystemsoftreatmentandcontrol(orrelatedappurtenances)whichareinstalledorusedbytheowneroroperatortoachievethegoalsofthisChapter Section.

2. Writtenproceduresforoperationandmaintenanceandtrainingnewmaintenancepersonnel.

3. DischargesfromtheSMPsshallnotexceeddesigncriteriaorcauseorcontributetowaterqualitystandardviolationsinaccordancewiththisChapter Section.

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



Stormwater Management : Administration and Enforcement5-42 Article 5 Application and Review

measures

c. Completionofsiteclearing

d. Completionofroughgrading

e. Completionoffinalgrading

f. Closeoftheconstructionseason

g. Completionoffinallandscaping

h. Successfulestablishmentoflandscapinginpublicareas.

Ifanyviolationsarefound,theapplicantanddevelopershallbenotifiedinwritingofthenatureoftheviolationandtherequiredcorrectiveactions.NofurtherworkshallbeconductedexceptforsitestabilizationuntilanyviolationsarecorrectedandallworkpreviouslycompletedhasreceivedapprovalbytheStormwaterManagementOfficer.

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

evaluatingtheconditionofdrainagecontrolfacilitiesandotherstormwatermanagementpractices.

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.

2. Maintenance Guarantee. Wherestormwatermanagementanderosionandsedimentcontrolfacilitiesaretobeoperatedandmaintainedbythe



Stormwater Management : Administration and Enforcement 5-43Article 5 Application and Review

developerorbyacorporationthatownsormanagesacommercialorindustrialfacility,thedeveloper,priortoconstruction,mayberequiredtoprovidetheCityofSaratogaSpringswithanirrevocableletterofcreditfromanapprovedfinancialinstitutionorsuretytoensureproperoperationandmaintenanceofallstormwatermanagementanderosioncontrolfacilitiesbothduringandafterconstruction,anduntilthefacilitiesareremovedfromoperation.Ifthedeveloperorlandownerfailstoproperlyoperateandmaintainstormwatermanagementanderosionandsedimentcontrolfacilities,theCityofSaratogaSpringsmaydrawupontheaccounttocoverthecostsofproperoperationandmaintenance,includingengineeringandinspectioncosts.

3. RecordkKeeping. TheCityofSaratogaSpringsmayrequireentitiessubjecttothislawtomaintainrecordsdemonstratingcompliancewiththisChapter Section.

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

noticeofappealwithinfifteen(15)daysofserviceofnoticeofviolation.

2. Stop Work Orders. TheCityofSaratogaSpringsmayissueastopworkorderforviolationsofthisChapter Section.Personsreceivingastopworkordershallberequiredtohaltalllanddisturbanceactivities,exceptthoseactivitiesthataddresstheviolationsleadingtothestopworkorder.ThestopworkordershallbeineffectuntiltheCityofSaratogaSpringsconfirmsthatthelanddisturbanceactivityisincomplianceandtheviolationhasbeensatisfactorilyaddressed.Failuretoaddressastopworkorderinatimelymannermayresultincivil,criminal,ormonetarypenaltiesinaccordancewiththeenforcementmeasuresauthorizedinthisChapter.

3. Violations.AnylanddisturbanceactivitythatiscommencedorisconductedcontrarytothisChaptermayberestrainedbyinjunctionorotherwiseabatedinamannerprovidedbylaw.

4. Penalties.Inadditiontoorasanalternativetoanypenaltyprovidedhereinorbylaw,anypersonwhoviolatestheprovisionsofthisChapter Articleshallbeguiltyofaviolationpunishablebyafinenotexceedingthreehundredfiftydollars($350)orimprisonmentforaperiodnottoexceedsixmonths,orbothforconvictionofafirstoffense;forconvictionofasecondoffensebothofwhichwerecommittedwithinaperiodoffiveyears,punishablebyafinenotlessthanthreehundredfiftydollarsnormorethansevenhundreddollars($700)orimprisonmentforaperiodnottoexceedsixmonths,orboth;anduponconvictionforathirdorsubsequentoffenseallofwhichwerecommittedwithinaperiodoffiveyears,punishablebyafinenotlessthansevenhundreddollarsnormorethanonethousanddollars($1000)orimprisonmentforaperiodnottoexceedsixmonths,orboth.However,forthepurposesofconferringjurisdictionuponcourtsandjudicialofficersgenerally,violationsofthisChapter Sectionshallbedeemedmisdemeanorsandforsuchpurposeonlyallprovisionsoflawrelatingtomisdemeanorsshallapplytosuchviolations.Eachweek’scontinuedviolationshallconstituteaseparateadditionalviolation.

5. Withholding of Certificate of Occupancy. IfanybuildingorlanddisturbanceactivityisinstalledorconductedinviolationofthisChapter Section the StormwaterManagementOfficermaypreventthe



Land Disturbance Permit : Activities Requiring Permit and Exemptions5-44 Article 5 Application and Review

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



Land Disturbance Permit : Fines 5-45Article 5 Application and Review

permitwithassociatedsubdivisionorsiteplanreviewapplications.LandDisturbancePermitapplicationscanbefoundonthecitywebsiteunderBuildingDepartment.

B. ApplicationsforlanddisturbanceactivitypermitsshallbeonformsprescribedbythePlanningBoard,shallincludeasoilerosionandsedimentcontrolplan(basicSWPPP),andshallbeaccompaniedbyafeeasestablishedbytheCityCouncil.ThePlanningBoardmaywaivethefeeifreviewisconductedinassociationwithsubdivisionorsiteplanreview.RefertoSectionX.X.X fortherequirementsofasoilerosionandsedimentcontrolplan.

C. Initsreview,thePlanningBoardmayapprovetheapplicationifitfindsthatthesoilerosionandsedimentcontrolplanwilladequatelyminimizetheimpactoftheproposedlanddisturbanceactivityupontheCity’slandandwaterresources.

D. ASoilErosionandSedimentControlPlanshallincludeasketchplanthatfullyidentifiestheproposedactivity,extentofsoilandvegetativealterationsortreeharvesting,andthelandprotectionandstructuralsoilconservationmeasurestominimizesoilerosionandsedimentloss.Suchplanshouldbeatascaleof1”=100’andincludethefollowing:

1. Generaltopographicdata,soilconditions,andvegetativecovertype.

2. Allwatercourse,wetlands,rockoutcropsandotherimportantlandfeatures(includingall100yearfederallydesignatedfloodhazardandNewYorkStateregulatedwetlands).

3. Thelocationofallproposedpublicutilitiesincludingwatersupply,sewerage,andstormwaterdrainagefacilitiestobeconstructed.

4. AnyotherinformationthatthePlanningBoardmaydeemnecessaryforreviewoftheproject.

E. ThePlanningBoardmayrequireaperformanceguaranteetoensurethatallnecessaryerosionandsedimentcontrolmeasuresarecompletedandmaintainedadequately.Theamountoftheletterofcredit,orotherfinancialsecurity,will shallnotexceed$1,000peracre.

F. UnlessotherwisespecifiedorextendedbythePlanningBoard,alanddisturbanceactivitypermitshallexpire18monthsfollowingthefilingdateofsuchdecisionifthe

applicanthasnotcompliedwithanyrequiredconditionsandstartedtheactivity,orotherwiseimplementedthisapproval.

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.



Watercourse Activity Permit : Permit Application Process5-46 Article 5 Application and Review

5.10 WATERCOURSE ACTIVITY PERMIT

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:

1. ThatissuanceofthepermitwillnotviolatetheintentorstandardslistedinArticle2.4.9fortheWatercourseProtectionDistrict,and; Thatthereisnoreasonablealternative,and;

2. Thatthereisnoreasonablealternative. ThatissuanceofthepermitwillnotviolatetheintentofthisSection

D. ThePlanningBoardmayrequireaperformanceguaranteetoensurethatallnecessaryerosionandsedimentcontrolmeasuresarecompletedandmaintainedadequately.

E. UnlessotherwisespecifiedorextendedbythePlanningBoard,awatercourseactivitypermitshallexpire18monthsfollowingthefilingdateofsuchdecisioniftheapplicanthasnotcompliedwithanyrequiredconditionsandhasnotbegunactualconstruction,orotherwiseimplementedthisapproval.

F. ThePlanningBoardmaygrantuptotwo18-month

extensionsforanapprovedwatercourseactivitypermitprovidedthattheapplicationwasproperlysubmittedpriortotheexpirationdateofeithertheoriginalwatercourseactivitypermitorthefirstextension.Whenrequestinganextension,itshallbetheapplicant’sresponsibilitytoprovethattherehavebeennosignificantchangestothesiteorneighborhoodandthatthecircumstancesandfindingsoffactbywhichtheoriginalapprovalwasgrantedhavenotsignificantlychanged.

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.

##Note:Thefollowingsubsectionistakenfromexistingsection6.1.8.ThismaybemovedtoArticle8Enforcement.

5.11.2 Enforcement

A. UponfindingthatasignorsignstructureisinviolationofthisArticle Chapter,theZoningOfficershallgivewrittennoticetothepropertyownerorresponsibleentitynoting the following:

1. Thenatureandspecificdetailsoftheviolation;

2. Therecommendedactiontocorrecttheviolation;and,

3. Thedatebywhichtheviolationmustbecorrected.

B. Shouldthepropertyownerorresponsibleentityfailtocomplywiththenoticewithin10days, bytheduedate, theyshallbefinedupto$50perdayforeachsubsequentdayuntiltheviolationiscorrectedorthesignisremoved.



Renewable Energy Permits : Solar Photovoltaic (PV) Permits 5-47Article 5 Application and Review

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:

1. LayoutPlan.Adrawingillustratingtoscaletheproposedlayoutofparkingspacesandclearancestotoalladjacentstructures,equipment,parkingspaces,pedestrianareasorvehicletravellanes.

2. Manufacturer’sData.AcopyoftheEVSEmanufacturer’sinstallationinstructionsand



Tree Work Permit : Permit Required5-48 Article 5 Application and Review

specificationsheets.

3. WiringDiagram.Wiringdiagramillustratingtheproposedsystem,EVSEequipmentandconncetionpointtothepowersupply.

4. ElectricalLoadCalculations.Copiesofacalculationsheetpreparedbyalicensedelectricalcontratorthatcertifyexistingelectricalcapacity,estimatedloadfromtheEVSE,andthattheexistingservicewillhandletheadditionalload.

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:

1. Destruction,removal,cutting,pruning,rootexcavationordiseaseorinsecttreatmentofanytree,plantorshrubwithinthepublichighwayorpublicplaces.

2. Constructionactivities,includingsidewalkconstruction,repairorreplacement,withinthedriplineofapublictreethatmaybedamagingtothetree.

## Note: The following paragraphs have been moved fromexistingcodeChapter220.Chapter220willneedtoberevisedaccordingly,withareferenceaddedtopermitsrequired inthischapter.

3. Anyperson,firmorcorporationorofficeroremployeeofacorporationdesiringforanylawfulpurposetoremove,destroy,cut,prune,treatwithaviewtoitspreservationfromdiseaseorinsectsortrimanytree,plantorshrubinoruponanypublichighwayorpublicplaceshallmakeapplicationtotheCommissionerofPublicWorksattheDepartmentofPublicWorks.Suchapplicationmuststatethenumberandconditionofthenearesttreestobetrimmed,removedortreatedandthekindandconditionofthenearesttreesupontheadjoiningproperty.

4. If,inthejudgmentoftheCommissionerofPublicWorksand/ortheCityForester,thedesiredremoving,cutting,pruning,treatmentortrimmingshallappearnecessaryduetopublicsafetyconcernsorthehealthofthetree,andtheproposedmethodandworkmanshipthereofshallbesuchassuchCommissionerofPublicWorksand/ortheCityForestermayapprove,theDepartmentofPublicWorksmaythereuponissueawrittenpermitforsuch



Tree Work Permit : Fines 5-49Article 5 Application and Review

work.Anyworkdoneundersuchwrittenpermitmustbeperformedinstrictaccordancewiththetermsthereofandtheprovisionsofthischapter Chapter§220Trees.

5. Inconsiderationofwhetherapermitshouldbeissued,theCommissionershallconsidertheageandsizeofthetreeanditscontributiontothevisuallandscape,withpreferencegiventoprotectolder-growthand“heritage”trees.Inlieuofgrantingthepermitasrequested,theCommissionermaygrantaconditionaloramendedpermitwhichlimitstheworkperformed.

6. AnytreewhichisremovedordestroyedwithinthehighwaysorpublicplacesofthecityshallbereplacedbytheDepartmentofPublicWorkswithinoneyearbyanewtreeplantingintheimmediatevicinity,unlesssuchreplantingisunfeasible.

C. AlltreeswithinthepublichighwaysorpublicplacesoftheCityofSaratogaSpringsareotherwisegovernedandprotectedbyCityCodeChapter§220Trees.

5.13.2 Fines

##Note:ThefollowingparagraphhasbeenmovedfromexistingcodeChapter220

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:

1. Cutting,pruning,rootexcavationorotheractionwhichdoesnotdestroyorlikelyendangerthelifeofthetree:$50.

2. Actionswhichdestroyorlikelyendangerthelifeofa

treewithlessthan10inchcaliper(diameterbreastheight):$250.

3. Actionswhichdestroyorlikelyendangerthelifeofatreewith10to20inchcaliper(diameterbreastheight):$1000.

4. Actionswhichdestroyorlikelyendangerthelifeofatreewithgreaterthan20inchcaliper(diameterbreastheight)orcityheritagetrees:$5000.

B. Finescollectedunderthisprovisionshallbeaddedtoandusedforthefundingforthepurchaseandplantingofnewtreeswithinthepublichighwaysandpublicplacesofthecity.

5.13.3 Responsibility & Liability

A. Nothingcontainedinthissectionshallbedeemedtoimposeanyliabilityuponthecity,itsofficersoremployees,nortorelievetheownerofanyprivatepropertyfromthedutytokeepanytree,shruborplantuponanystreettreeareaonhispropertyorunderhiscontrolinsuchconditionastopreventitfromconstitutingahazardoranimpedimenttotravelorvisionuponanystreet,park,pleasureground,boulevard,alleyorpublicplacewithinthe city.



Demolition Permit : General5-50 Article 5 Application and Review

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.

1. AcopyoftheapplicationshallbesenttotheSaratogaSpringsPreservationFoundationforcomment.

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.

5.15 FLOODPLAIN DEVELOPMENT PERMIT

FloodplainDevelopmentPermitsareadministeredby theCityFloodplainAdministrator.AllpermitsshallberequiredandissuedaccordingtotheprovisionsofCityCodeChapter§120.Permitapplicationscanbefoundonthecitywebsite,under[INSERT]

##Note:Thefollowingtextisrelocatedfromexistingcodesection120,ArticleIV.Section120willneedtoberevisedaccordingly,withareferencetothepermitscoveredinthissection.

5.15.1 Development Permit Required; Fees General

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



Building Permit : Application for Permit 5-51Article 5 Application and Review

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

floodhazardmayresultinphysicaldamagetoanyotherproperty.

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.

5.18 OTHER PERMITS & APPROVALS

##Note:ThisSubsectionUnderConstruction

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