Goal READING AND INTERPRETING SITE PLANS. Learn to identify key aspects of a sound and viable site plan. Learn what elements compose a site plan

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1 READING AND INTERPRETING SITE PLANS Goal Learn to identify key aspects of a sound and viable site plan Presented by: Glenn D. Cooley, PE E&M Engineers and Surveyors, PC PO Box 159 Springville, NY (716) Learn what elements compose a site plan Learn what questions to ask the developer when evaluating a site plan Required Information Per Zoning Law Title of drawing, including name of development, name and address of applicant and person who prepared the drawing North point, scale and date Location of survey datum A survey drawn to scale of the proposed development including its acreage and a legal description thereof. Tax map number of the parcel(s). Required Information The lines and names of existing and proposed streets and sidewalks immediately adjoining and within the proposed site Layout, number and dimension of lots Location, proposed use, height and floor plan of all nonresidential and all residential structures containing three (3) or more dwelling units location of all parking, loading and stacking areas with access drives Required Information Required Information Location and proposed development of all open spaces, including parks, playgrounds and open reservations Existing natural features, such as wetlands, water bodies, watercourses, floodplain areas, and wooded areas Topographic map and drainage plan showing existing and finished grades, engineering calculations and the impact on the entire watershed Water supply plan and sewage disposal plan Paving, including typical cross sections and profiles of proposed streets, pedestrian walkways, bikeways and parking lots A landscape plan indicating location, type and size of trees and vegetation, identifying those to be preserved 1

2 Required Information Required Information Location, type and size of trees, vegetation and other amenities to be provided Location and design of lighting facilities, fences, walls and signs Grading and drainage plan Proposed easements, restrictions, covenants and provisions for homeowner's associations and common ownerships Stormwater pollution prevention plan (SWPPP) Plans for residential and non-residential construction shall show front, side and back elevation Drawings shall include type of building material, color of building and color of roof Plans should include an architectural rendering of the finished building Required Information Site location map on USGS Quad and/or a recent Town (Village) map An aerial photo map or County GIS property map to include an area within 1,000 feet of the proposed boundaries of the site Complete SEQR form attached to application. Criteria for Approving Site Plans When making a decision to approve, approve with conditions and/or modifications, or disapprove a Site Plan, a Planning Board should consider specific criteria In approving a Site Plan, the Planning Board should determine that the project meets all those criteria, or can be modified or conditioned to bring it into compliance with the criteria In this latter case, conditions of approval or modifications to the proposal should be part of the approved, modified Site Plan Approval Criteria The proposed project is consistent with the intent and purposes of the Zoning Law and other applicable laws, and conforms to all applicable requirements of the Zoning Law The proposed project is compatible with the natural features of the site and with the existing character of the neighborhood Adequate provision has been made for water supply, sewerage disposal and drainage Design Standards Location, size, massing, arrangement, and design of the proposed buildings and other structures are compatible with the existing development in the surrounding area The compatibility of the proposed architectural features, colors and materials should be considered Adequacy of off-street parking arrangements, both in terms of number of spaces and their arrangement on the lot 2

3 Design Standards Adequacy of the vehicular access to and egress from the site, and adequacy and arrangement of the internal vehicular circulation on the site Design Standards Adequacy of landscaping plan. In general, species that tolerate low maintenance are preferred Adequacy Location, arrangement, appearance and sufficiency of off-street loading facilities Adequacy, type, and arrangement of trees, shrubs, walls, fencing and other landscaping features that constitute a visual and/or noise buffer between the site and adjacent land uses. The retention of existing major vegetation should be encouraged, where feasible. Design Standards Adequacy of fire lanes and emergency access If the proposed project is located in a floodplain, the proposal conforms to all requirements of any applicable laws regarding development in a floodplain of the size, design, number, placement and arrangement of signs. Signage shall have a common theme throughout a site Adequacy, location and design of lighting. Lighting should be designed so that it does not spill over to adjacent properties. The minimum level of lighting for safety and visibility is encouraged Site Plans Layer by Layer Land Survey shows boundary angles & distance land owner & adjacent owners surveyors seal If appropriate, means of pedestrian access and circulation are adequately provided Site Plans Layer by Layer Topographic Survey existing physical features - natural & manmade ground contours direction of surface water flow ditches & swales surveyors seal Interpreting Contours - 3

4 Site Plans setbacks, Site Plans building offsets, building data engineers plan data table - regulation minimums vs dimensions provided on plan seal - all of remaining plan sheets site legend building location, parking, utilities, fencing, dumpsters - lines & symbols auxiliary engineers structures - storage sheds seal - all of remaining plan sheets survey benchmark 4

5 Grading & Erosion Control Plan existing & proposed contours - direction of drainage spot elevations where appropriate erosion control details: stabilized construction entrance silt fence clearing limits 5

6 Cross Sections & Profiles Represent Provide vertical slices through site visual snapshot of ground slopes Stormwater Pollution Prevention Plan Also known as SWPPP accompanied shows by engineer s report construction details for sediment controls stormwater detention pond, silt fence, etc. shown 6

7 Landscape Plan Shows locations and varieties of proposed plantings Depending on site and location may want to require plan done by landscape architect Plant varieties should be local climate hardy Plantings should be located to be least impacted by snow plowing & snow storage Lighting Plan Show all building mounted and pole mounted light fixtures Light intensity either by symbols or numbers in total lumens Light May should not spill over onto other properties want assistance from consulting engineer 7

8 Other Typical Details Paving - materials & thicknesses Sidewalks & curbing Stormwater detention ponds Sanitary sewers - NYSDEC approval necessary Other Typical Details Water mains and water services - Health Department approval necessary Erosion Septic control details systems & water wells - County and/or NYS approval necessary Additional Details The Powerpoint presentation with additional typical details and can be found on our website home page at: Click the link in the lower left hand corner of the page. It is available in both Powerpoint and PDF formats. 8

9 ADDITIONAL SITE PLAN DETAILS 9

10 10

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