§ 27-a. Site plan review. 1. Definition of site plan. As used in this\nsection the term "site plan" shall mean a rendering, drawing, or sketch\nprepared to specifications and containing necessary elements, as set\nforth in the applicable ordinance or local law, which shows the\narrangement, layout and design of the proposed use of a single parcel of\nland as shown on said plan. Plats showing lots, blocks or sites which\nare subject to review pursuant to authority provided for the review of\nsubdivisions under section thirty-two of this article shall continue to\nbe subject to such review and shall not be subject to review as site\nplans under this section.\n 2. Approval of site plans. a. The legislative body of each city may,\nas part of a zoning ordinance or local law adopted pursuant to\nsubdivisions twenty-four and twenty-five of section twenty of this\nchapter or by local law or ordinance adopted pursuant to other enabling\nlaw, authorize the planning board or such other administrative body that\nit shall so designate, to review and approve, approve with modifications\nor disapprove site plans, prepared to specifications set forth in the\nordinance or local law and/or in regulations of such authorized board.\nSite plans shall show the arrangement, layout and design of the proposed\nuse of the land on said plan. The ordinance or local law shall specify\nthe land uses that require site plan approval and the elements to be\nincluded on plans submitted for approval. The required site plan\nelements which are included in the local law or ordinance may include,\nwhere appropriate, those related to parking, means of access, screening,\nsigns, landscaping, architectural features, location and dimensions of\nbuildings, adjacent land uses and physical features meant to protect\nadjacent land uses as well as any additional elements specified by the\nlegislative body in such zoning ordinance or local law.\n b. When an authorization to approve site plans is granted by the\nlegislative body pursuant to this section, the terms thereof may\ncondition the issuance of a building permit upon such approval.\n 3. Application for area variance. Notwithstanding any provisions of\nlaw to the contrary, where a proposed site plan contains one or more\nfeatures which do not comply with the zoning regulations, application\nmay be made to the zoning board of appeals for an area variance pursuant\nto section eighty-one-b of article five-a of this chapter without the\nnecessity of a decision or determination of an administration official\ncharged with the enforcement of the zoning regulations.\n 4. Conditions attached to the approval of site plans. The authorized\nboard shall have the authority to impose such reasonable conditions and\nrestrictions as are directly related to and incidental to a proposed\nsite plan. Upon its approval of said site plan, any such conditions must\nbe met in connection with the issuance of permits by applicable\nenforcement agents or officers of the city.\n 5. Waiver of requirements. The legislative body may further empower\nthe authorized board to, when reasonable, waive any requirements for the\napproval, approval with modifications or disapproval of site plans\nsubmitted for approval. Any such waiver, which shall be subject to\nappropriate conditions set forth in the local law adopted pursuant to\nthis section, may be exercised in the event any such requirements are\nfound not to be requisite in the interest of the public health, safety\nand general welfare or inappropriate to a particular site plan.\n 6. Reservation of parkland on site plans containing residential units.\na. Before such authorized board may approve a site plan containing\nresidential units, such site plan shall also show, when required by such\nboard, a park or parks suitably located for playground or other\nrecreational purposes.\n b. Land for park, playground or other recreational purposes may not be\nrequired until the authorized board has ma
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