Approval required.
(1) Whenever any planned institutional development is proposed, before any permits for the erection of permanent buildings or facilities in such planned institutional development shall be granted and before any subdivision plat or any part thereof may be filed in the office of the Monroe County Clerk, the institution shall apply for and secure approval of such planned institutional development in accordance with the procedures set forth in this chapter. These procedures shall supersede any inconsistent procedures or regulations set forth elsewhere in the Town Codes.
Dimensional requirements.
(1) The following dimensional requirements shall be met in order to qualify as a Planned Institutional Development (PID) District proposal:
(a) A proposal shall contain at least 50 contiguous acres. Where the applicant can demonstrate that a particular site's characteristics will meet the PID District objectives set forth in
§ 500-24E, the Town Board may consider a PID rezoning application where said land is adjacent to an existing PID District or where said site consists of a minimum lot area of 20 contiguous acres and 500 feet of frontage. In making such determination, the Town Board shall find each of the following:
[1] That the applicant does not own or have a legal interest in any other land in the Town of Chili which contains at least 50 contiguous acres.
[2] That there is proof of no reasonable opportunity for the applicant to acquire any other land acreage contiguous to the subject parcel.
[3] That there has been shown that alternative sites were considered for the proposed PID use prior to the purchase of the subject site.
[4] That development of the subject site can be served by both public water and sewer.
[5] Evidence that the institution's governing board has approved of a master plan of development which will serve in turn as the concept site plan for the requested PID development; that said plan meets the long-term needs of the institution and that all development can be realized in its entirety within the dimensional constraints established elsewhere in this section.
[6] That subsequent development of the site will not result in any major or potentially significant adverse environmental effects on the site or adjacent lands.
(b) The minimum single-family residential lot size shall be 6,000 square feet. All residential lots shall be served by public water and sewer.
(c) The maximum number of apartment units per acre for multifamily dwellings shall be 18 units per acre. All apartment units shall be served by public water and sewer.
(d) Unless otherwise specified herein, the minimum front setback for all structures shall be 75 feet along state and county highways, 60 feet for all structures fronting a Town highway and 35 feet for all structures fronting an internal institutional drive.
(e) Unless otherwise specified herein, the minimum side yard setback for all structures located in a PID District shall be 40 feet when adjacent to or abutting any other zoned district boundary.
(f) In no event shall a structure be erected having a height greater than 1 1/2 times the horizontal distance between said structure and any adjacent building, structure, property line, street or drive.
Procedures.
(1) Concept proposal discussion.
(a) An applicant shall arrange to meet with the Town Planning Board to discuss any PID rezoning proposal regarding design, mix and density of uses, location, layout, procedural requirements and other matters required by the Planning Board prior to submittal of a PID zoning application. A concept sketch shall be known as the institution's "master plan" distinguishing existing and proposed buildings, structures, off-street parking, recreational areas and any community-oriented uses. The institution's master plan, as defined in this chapter, shall be submitted to the Planning Board. In addition, said plan shall set forth the petitioner's known ideas and design intent for the institution's planned growth and development. Such plan need not include engineering details but must include topographic treatment, general utility locations, pertinent natural features and general location of all land uses, including common open space.
(b) Upon favorable report by the Planning Board, the developer may proceed to prepare a Planned Institutional Development (PID) District zoning application and environmental record for submission to the Town Board. In the event that the institution's proposed master plan is disapproved by the Town Planning Board, the petitioner may request a review by the Town Board to determine whether to proceed with the PID rezoning process.
(2) Contents of PID zoning application. The application shall contain the institution's master plan, identifying the following information:
(a) Evidence of how the proposed mix of institutional land uses meets the demands requested of the institution.
(b) Evidence that the proposal is compatible with the requirements of this chapter.
(c) The location and extent of all existing and currently proposed land uses, including open space, and an area map showing the parcel under consideration and all properties, subdivisions, streets, zoning classifications and easements within 500 feet of the parcel.
(d) All interior streets, roads, easements and their planned public or private ownership, as well as all points of access to and egress from existing public rights-of-way.
(e) A specific definition of existing and currently planned uses, indicating the number of buildings and dwelling units and the footprint of each residential housing type, as well as the overall project density.
(f) A description of (but not necessarily detailed engineering plans) the overall water and sanitary sewer system with proposed points of attachment to existing systems; the proposed stormwater drainage system and its relation to existing systems.
(g) A description of the manner in which all areas are to be maintained, including open space, streets and lighting.
(h) Documentation of any other governmental agency's involvement with or required approval of the project.
(i) If a staged project, then assurance from the institution's governing body that the project is consistent with the institution's master plan and that construction will occur within the time frame specified elsewhere in this chapter.
(3) PID zoning application procedure.
(a) In order to provide for an orderly method of processing a proposed PID zoning application, the number of copies of a complete application as required by the Town shall be provided to the Town Board with the required application fee. The Town Board, upon receipt of the proposal, shall send one copy to the Town of Chili Planning Board, one copy to the Town Conservation Board and one copy to the Town Engineer for review and recommendation. All zoning matters relating to the proposed Planned Institutional Development (PID) District shall be determined and established by the Town Board after recommendations by the Town Planning Board, Town Conservation Board and Town Engineer.
(b) Before the consideration of any rezoning of property to the Planned Institutional Development (PID) District can take place by the Town Board, the Planning Board shall conduct a public hearing on the institution's master plan, environmental record and PID rezoning application within 62 days of the receipt of the complete application referenced above and as received from the Town Board. Within 62 days of the public hearing date, the Planning Board shall submit its written report to the Town Board. If no report is rendered within these time frames, or unless such time limit has been extended by formal action of the Town Planning Board, the applicant may proceed on the basis that the report is favorable.
(c) Upon receipt of a report from the Planning Board, the Town Board shall consider the application for the PID District as any other application for amendment of the Zoning Map. The Town Board shall refer said application to the Monroe County Department of Planning for its advisory report in accordance with the provisions of §§ 239-l and 239-m of the New York General Municipal Law.
(d) Upon approval of the requested rezoning by the Town Board, the institution may then proceed to make application for specific site plan approval of any subsequent development in accordance with the provisions of
Article V: Site Plan Approval.
Request for changes in PID Zoning Master Plan.
If in the development of the institution it becomes apparent that certain elements of the PID Master Plan, as it has been approved by the Town Board, are in need of significant modification, the applicant shall then present a modified master plan to the Planning Board as a preliminary site plan in accordance with the above procedures. The Planning Board shall then determine whether or not the modified plan is still in keeping with the intent of the zoning resolution. If a negative decision is reached, the revised site plan shall be considered as disapproved. The applicant may then continue development of the site in conformance with the Approved PID Master Plan, or appeal the Planning Board's decision to the Town Board. If an affirmative decision is reached, the Planning Board shall so notify the Town Board stating all of the particulars of the matter and its reasons for feeling the project should be continued as modified. Preliminary site plan approval may then be given only with the consent of the Town Board.
Staged PID development.
If the applicant wishes to stage the PID development, then the applicant may submit only those stages proposed to be developed for site plan approval in accordance with a staging plan. Any institutional master plan which requires more than 24 months to be completed shall be required to be staged, and a staging plan must be developed. It is the intent of this chapter that individual stages of the PID will have an integrity of use in their own right so that, if for any reason the entire PID would not be completed, those portions of the PID already constructed will be an asset to the community by themselves. Staging plans must take account of this objective, and developers proposing individual stages that deviate significantly from the overall character of the PID shall present convincing evidence that such a stage is in keeping with this section.
Other regulations applicable to Planned Institutional Development (PID) District.
(1) Regulation after initial construction and occupancy. For the purposes of regulating development and use of property after initial construction and occupancy, any changes shall be processed as a special use permit request to the Planning Board. Properties lying in a Planned Institutional Development (PID) District are unique and shall be so considered by the Planning Board when evaluating these requests, and maintenance of the intent and function of the planned institution shall be of primary importance.
