[Added 3-4-2021 by L.L. No. 2-2021]
A. 
Maximum size. A cemetery shall not exceed 10 acres in size.
B. 
No new cemetery shall result in in-ground burials within a 100-year floodplain.
C. 
A mausoleum structure greater than 500 square feet in size shall not be constructed less than 100 from any boundary of the cemetery.
[1]
Editor's Note: Former § 195-37, Campgrounds (including travel trailer parks), was repealed 3-4-2021 by L.L. No. 2-2021.
Mobile homes and manufactured homes are only allowed in the Town in mobile home parks approved pursuant to Subsections A and B as housing for farm workers on an established, working farm in the agricultural zoning districts (AP, AB, AR). Mobile homes are not otherwise allowed on individual parcels as a single-family dwelling in any zoning district.
A. 
Design criteria. Mobile homes shall comply with the following design criteria [except as provided in Subsection A(8)]:
(1) 
Mobile homes and any deck or other addition shall be mounted on a permanent concrete slab base or footing at least four inches thick, with skirting provided.
(2) 
Mobile homes shall be finished with a natural or artificial materials that, because of their color and texture, have the appearance of clapboards, wood shingles or other traditional house siding and blend in with the landscape to enhance or maintain the attractive visual character of the neighborhood.
(3) 
Two off-street parking spaces shall be provided for each mobile home in accordance with the requirements of § 195-19.
(4) 
Mobile homes shall have shingled, peaked roofs with a minimum pitch of 4:12.
(5) 
Mobile homes shall comply with currently applicable federal and state building standards.
(6) 
Mobile homes shall have a minimum size of 720 square feet and a minimum width of 12 feet.
(7) 
No evidence of a mobile home's trailer hitch or wheels shall be visible once it has been installed.
(8) 
One or more of the criteria in § 195-38A may be waived where the applicant demonstrates that:
(a) 
The mobile home will be effectively screened year-round; or
(b) 
The installation of the proposed mobile home will not detract from the existing visual character of the neighborhood.
B. 
Mobile home parks. Mobile home parks (also known as courts) shall be subject to the requirements of the Town of Wawayanda Mobile Home Court Law, Chapter 114 of the Town's Code. Such use shall require a special use permit, and in addition to the aforesaid Chapter 114, the following shall apply to mobile home parks:
(1) 
The location of the park shall be one suitable for such use as determined by the Planning Board, considering reports offered by the Board's consultants, with proper drainage and provisions for stormwater control such that the peak flow rate of water leaving the site after development shall not be greater than prior to development.
(2) 
There shall be documentation of the availability and adequate capacity of all utility providers to service the park. Off-site or centralized water facilities shall be provided.
(3) 
The park shall be designed to provide maximum open space consistent with the minimum mobile home lot size requirements of the Mobile Home Court Law and offer buffering of individual mobile homes from each other and from adjoining lot owners. It shall be landscaped so as to develop and maintain a high-quality aesthetic environment and neighborhood character for prospective new and existing residents.
(4) 
Adequate provisions shall be made for outside storage space, and these shall not in any way interfere with emergency access.
(5) 
Adequate provisions shall be made to control potential nuisance situations such as accumulation of unused materials or vehicles.
(6) 
Recreational facilities sufficient to accommodate the number of dwellings proposed shall be provided. A minimum of 10% of the land area of the park or 1/2 acre, whichever is less, shall be devoted to this purpose and completed prior to the issuance of the first permit.
(7) 
There shall be adequate groundwater supplies to support the proposed water system without causing a detrimental impact on adjoining water supplies and evidence of this shall be provided and professionally reviewed.
(8) 
The management and operations plan for the park shall provide for maintenance of all common facilities and ensure the purposes and requirements of this chapter are met. It shall also provide for limitation of occupancy to mobile homes meeting U.S. Department of Housing and Urban Development regulations under the Manufactured Housing Act.
(9) 
Mixed-use residential developments wherein mobile homes and other one-family detached dwellings are both provided shall be encouraged where the other criteria contained herein can be met. All other one-family detached developments, however, shall comply with the requirements of this chapter and Chapter 162 of the Town's Code regarding subdivision regulation, if applicable.
A. 
Mining operations, including the quarrying operations for sand, gravel or other materials, including the removal of the product from the earth and its washing, screening, crushing, processing, weighing and loading for transportation, fuel storage, power generation and repair facilities, shall be permissible, subject to special use permit approval, in the Town's AP, AB, TC and MC Districts. The following special use permit conditions shall apply for all mining operations:
(1) 
Ingress and egress to Town roads shall be reviewed by the Town.
(2) 
Routing of mineral transport vehicles on Town roads shall be reviewed by the Town.
(3) 
Fees for the special use permit and site plan approval shall be payable in accordance with the standard schedule of fees of the Town (see Chapter 90, Fees).
B. 
The New York State Department of Environmental Conservation (DEC) is the entity responsible for administering the permits for mining applications made to the state. It is the Town's intent to provide input on the conditions that should be included in DEC mining permits issued for operations located within the Town and to assist in the enforcement of any resulting DEC mining permit conditions, as permitted by the state statute. The following procedure shall apply for the approval of special use permits for mining operations requiring a DEC permit not previously approved:
(1) 
The Supervisor of the Town, upon receipt of a complete application for a mining permit from the DEC or for a special use permit from the Building Inspector/Code Enforcement Officer, shall forward said application to the Planning Board within 10 days following receipt.
(2) 
Recommendations of the Planning Board. The Planning Board shall, within 30 days of the receipt of an application, provide the DEC with recommendations on conditions to be included in the state mining permit within the following categories:
(a) 
Ingress, egress and the routing of mineral transport vehicles on roadways reviewed by the Town.
(b) 
Appropriate setbacks from property boundaries or public rights-of-way.
(c) 
The need for man-made or natural barriers designed to restrict access and the type, length, height and locations thereof.
(d) 
The control of dust.
(e) 
Hours of operation.
(3) 
Upon receipt of the resulting DEC mining permit, the applicant shall submit to the Planning Board a copy of the permit and all information provided to the DEC in support of the application. The Planning Board shall accept the information as a complete special use permit/site plan application once the applicable Town application fees have been received. The Planning Board shall then incorporate into the Town special use permit any conditions imposed by the DEC as part of the state mining permit and conditions relating to:
(a) 
Ingress, egress and the routing of mineral transport vehicles on roadways controlled by the Town.
(b) 
Appropriate setbacks from property boundaries or public road rights-of-way.
(c) 
The need for man-made or natural barriers designed to restrict access and the type, length, height and location thereof.
(d) 
The control of dust.
(e) 
Hours of operation.
(f) 
Enforcement of reclamation requirements contained in the mine's approved reclamation plan.
A. 
Legislative intent. The legislative intent is:
(1) 
To establish clear standards for the siting of wireless communications facilities, buildings and structures, equipment, communications towers, antenna towers and monopoles.
(2) 
To promote the health, safety and general welfare of the residents of Wawayanda through the establishment of minimum standards to reduce the adverse visual effects of communications facilities, including but not limited to transmission towers and antennas, through the use of advanced technology, careful design, siting, and screening and buffering.
(3) 
To protect residential areas and land uses and property values from potential adverse impacts of towers and antennas.
(4) 
To minimize the total number of communications facilities and communications towers throughout the community.
(5) 
To encourage the joint use of new and existing communications tower sites as a primary option rather than construction of additional single-use communications towers while recognizing that co-location on higher towers is not always preferable to less visible, less obtrusive towers; thereby minimizing the use of existing communications towers or alternative antenna host sites while not unreasonably limiting competition among communications providers or unreasonably limiting reception of receive-only antenna.
(6) 
To require users of communications towers and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is shown to be minimal.
(7) 
To require users of communications towers and antennas to configure them in a way that minimizes adverse visual, aesthetic and community character intrusion impacts caused by the installation and view of communications towers and antennas through careful design, siting, landscape screening and buffering, sufficient setbacks to reduce visual impacts to adjacent properties, and innovative camouflaging techniques such as alternative tower structures, thereby protecting the physical appearance of the community and preserving its scenic and natural beauty.
(8) 
To avoid potential damage to adjacent properties from communications towers through careful engineering and appropriate siting of communications towers.
(9) 
To enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively and efficiently by facilitating the siting of personal wireless communications facilities.
B. 
Compliance with the SEQRA. The Planning Board shall comply with the provisions of the SEQRA. An application for approval of a major wireless communications facility shall constitute a Type 1 action under SEQRA.
C. 
Restrictions on use. No wireless communications facilities, except those approved prior to the effective date of these regulations, shall be used, located, constructed or maintained on any lot, structure or land area unless in conformity with these regulations. No wireless communications facilities may hereafter be erected, moved, reconstructed, changed or altered unless in conformity with these regulations. No existing structure shall be modified to serve as a wireless communications facility unless in conformity with these regulations.
(1) 
All communications facilities shall at all times be in conformance with the rules and regulations of any governmental entity having jurisdiction over such communications facilities and uses, antennas and/or supporting structures and towers, including, without limitation, the Federal Communications Commission and Federal Aviation Administration (hereinafter referred to as "FCC" and "FAA").
(2) 
All communications facilities shall be operated and maintained by the FCC licensee only.
(3) 
All communications facilities shall be shown to be necessary to provide coverage to an area of Town which currently lacks adequate coverage and that any related communications tower or antenna is proposed at the minimum height and aesthetic intrusion possible to provide adequate coverage. The applicant seeking to locate a communications facility in the Town of Wawayanda shall demonstrate the need for new or additional antennas or communications towers.
(4) 
All communications facilities, if proposed for placement on a lot that is within or that abuts a residential district, shall prove that adequate coverage cannot be achieved by siting the facility on a lot which is not or does not abut a residential district.
(5) 
All communications facilities shall be constructed and maintained in conformance with all building, electrical, fire prevention and other applicable codes.
D. 
Major wireless communications facilities.
(1) 
Approved zoning districts.
(a) 
Major wireless communications facilities shall be permitted as special use permit uses in the AP, AR, SR, AB and MC Districts, requiring approval from the Planning Board.
(b) 
If it can be demonstrated by the applicant that there is not a site in the above-referenced zoning districts which would provide wireless communications capacity consistent with federal regulations, the Planning Board may determine that a major wireless communications facility may be permitted as a special use permit use in an RH or TC District in accordance with the provisions hereinafter set forth.
(2) 
Conditions precedent to granting site plan or special use permit approval.
(a) 
A service coverage map and report shall be provided. The service coverage map shall show and describe all existing and proposed areas of service coverage relating to the proposed communications facility. The service coverage map shall locate all existing sites in the Town and in bordering communities that contain communications towers or related facilities. A detailed report shall accompany the service coverage map and shall indicate why the proposed communications tower, equipment and facility are necessary. The report shall identify locations within the proposed project site service coverage area that are not and could not be served by either existing facilities, by co-location, by utilization of alternative technology, or by an alternative tower structure.
(b) 
A long-range communications facilities plan shall be provided, evidencing that the proposed location of the communications facility and supporting buildings and equipment has been planned to the result in the fewest number of communications transmissions tower locations within the Town. The plan shall indicate how the applicant intends to provide service throughout the Town, and how the applicant plans to coordinate with all other providers of wireless communications services in the Town. The plan shall address the applicant's planned and possible location of additional tower sites, additional antennas, related service area coverage, and alternative long-range plan scenarios that illustrate the potential effects of multiple towers and tower height, community intrusion impacts and visual and aesthetic impacts.
(c) 
Documentation, sufficient to demonstrate that the proposed communications tower height and bulk are the minimum height and bulk necessary to provide licensed communications services to locations within the Town which the applicant is not able to serve with existing facilities in the project site area, shall be provided, including evidence that visual, aesthetic and community character intrusion impacts have been minimized to the greatest extent practicable.
(d) 
Demonstration that shared use is impracticable. The Planning Board may issue a permit for a major wireless communications facility only when the applicant demonstrates that shared use of an existing structure or site is impractical. An applicant shall be required to present a report inventorying all existing structures within 1/2 mile of the proposed site that are at elevations which render them potential sites. The report shall describe opportunities for shared use of these existing facilities as an alternative to a proposed new tower. The report shall demonstrate that the applicant used its best efforts to secure permission for shared use from the owner of each existing facility as well as documentation of the physical, technical and/or financial reason why shared usage is not practical in each case. The applicant's written request and the property owner's written response for shared use shall be provided.
(e) 
Commitment for future shared use. New wireless communications towers shall be designed to accommodate future demand for reception and transmitting facilities. The applicant shall submit to the Town Board and Planning Board an irrevocable letter of intent committing the owner of the proposed new tower and its successors in interest to permit shared use of the proposed tower by other telecommunications providers in the future. This letter shall also be filed with the Building Inspector/Code Enforcement Officer prior to issuance of a building permit. Failure to abide by the conditions outlined in the letter may be grounds for revocation of the site plan approval following a hearing and opportunity to be heard. The letter shall commit the new tower owner and its successors in interest to the following:
[1] 
To notify all carriers licensed to provide telecommunications services within the Town of its application and that it will entertain requests for co-location.
[2] 
To respond within 90 days to a request for information from a potential shared-use applicant.
[3] 
To use best efforts and negotiate in good faith concerning future requests for shared use of the tower by other telecommunications providers.
[4] 
To allow shared use of the tower if another telecommunications provider agrees, in writing, to pay reasonable charges. The charge may include but is not limited to a pro rata share of the cost of site selection, planning, project administration, land costs, site design, construction and maintenance financing, return on equity and depreciation, and all of the costs of adapting the tower or equipment to accommodate a shared user without causing electromagnetic interference.
[5] 
A written certification shall be submitted, prepared by a qualified engineer and/or health physicist, which calculates the maximum amount of nonionizing electromagnetic radiation (NIER) which will be emitted from the proposed wireless communications facility and demonstrates that any such emissions from the facility will be within the threshold levels adopted by the Federal Communications Commission as of the day of application and as part of certification required herein.
E. 
Additional required information.
(1) 
Procedural. The following procedural information shall be required:
(a) 
Visual impact assessment.
[1] 
A viewshed analysis in order to determine locations where the tower and appurtenant facilities may be visible.
[2] 
Graphic representation of before and after views from key viewpoints located inside and outside of the Town, including, but not limited to, state highways and other major roads, state and local parks, other public lands, preserves and historic sites normally open to the public, residential developments, and from any other location where the site is visible to a large number of visitors or travelers.
[3] 
Assessment of alternative tower designs and color schemes, as described in Subsection E(1)(b) below.
[4] 
Assessment of the visual impact of the tower base, guy wires, accessory buildings and overhead utility lines from abutting properties and streets.
(b) 
Tower design. A report regarding alternative tower designs, which includes lattice and monopole structures and other designs to minimize visual impacts. The Board may request a review of the tower design by a qualified engineer in order to evaluate the need for, and the design of, any new and potential alternatives. All designs to be considered shall be required to include, at a minimum, the following characteristics:
[1] 
Towers shall be designed to accommodate future shared use by other wireless communications providers;
[2] 
Unless specifically required by other regulations, a tower shall have a finish (either painted or unpainted) that minimizes its degree of impact;
[3] 
No portion of any tower or accessory structure shall be used for a sign or other advertising purpose, including but not limited to company name, phone numbers, banners and streamers;
[4] 
Any new tower shall be securely mounted to withstand damage from earthquakes and the wind and ice loads for the place of installation in accordance with New York State Uniform Fire Prevention and Building Code;
[5] 
The height of any new tower shall be the minimum height necessary, considering shared use, to meet the minimum requirements of the Federal Communications Commission for coverage of the service area encompassing the Town of Wawayanda;
(c) 
Fully engineered site plan. A site plan showing, at a minimum, all existing roads, buildings, tower(s), guy wire and anchors, antennas, parking and landscaping, and shall include grading plans for new facilities and roads.
(d) 
Engineer's report.
[1] 
A report by a New York State-licensed professional engineer specializing in electrical engineering with expertise in radio communications facilities and, if a monopole or tower is required or the electrical engineer is not qualified to certify the structural soundness of the installation, a New York State-licensed engineer specializing in structural engineering. The report shall contain the following information:
[a] 
Name(s) and address(es) of person(s) preparing the report;
[b] 
Name(s) and address(es) of the property owner, operator and applicant;
[c] 
Postal address and section, block and lot number of the property;
[d] 
Zoning district in which the property is situated;
[e] 
Approximate size of the property and the approximate location of all lot lines;
[f] 
Approximate location of nearest residential structure;
[g] 
Approximate location of nearest occupiable structure;
[h] 
Approximate location of nearest day-care center, school, camp or recreational park;
[i] 
Approximate location of all structures on the property which is the subject of the application;
[j] 
Approximate location, size and height of all proposed and existing antennas and all appurtenant structures;
[k] 
Type, size and location of all proposed and existing landscaping;
[l] 
The number, type and design of the antenna(s) proposed and the basis for calculations of capacity;
[m] 
The make, model and manufacture of the antenna(s);
[n] 
A description of the proposed antenna(s) and all related fixtures, structures, appurtenances and apparatus, including height above grade, materials, color, grounding and lighting;
[o] 
The frequency, modulation and class of service of radio equipment;
[p] 
Transmission and maximum effective radiated power of the antenna(s);
[q] 
Certification that the proposed antenna(s) will not cause interference with existing communications devices;
[r] 
Elevation drawings depicting the front, side and rear of the property, illustrating the proposed antenna, mounting device and structure, if any, on which the antenna is mounted;
[s] 
A map depicting and listing all existing sites in the Town and bordering communities containing transmitting antenna(s) used by the operator, owner or applicant; and
[t] 
All applications, communications and permits submitted to and issued by the Federal Aviation Administration.
[2] 
The Planning Board may, in a proper case, waive one or more of the foregoing requirements set forth in this section and may require additional reports or evidence that it deems necessary to ensure the health, safety and welfare of the community are adequately addressed.
(e) 
Intermunicipal notification. In order to keep neighboring municipalities informed, and to facilitate the consideration of shared use of existing tall structures in a neighboring municipality, and to assist the continued development of communications for emergency services, the applicant shall provide the following additional notice of the application:
[1] 
Notification in writing to the municipal clerk of any adjoining municipality within one mile of a proposed site, or a greater distance if determined by the Board, to be impacted by a proposed new telecommunications tower.
[2] 
Notification in writing by certified mail of all landowners within 500 feet of the property line of the parcel on which a new tower is proposed.
(2) 
Location, lot size and setbacks. Any proposed wireless communications tower and its accessory structures shall be located on a single parcel and shall comply with setback requirements as identified below.
(a) 
Distance from public facilities. In order to protect the health, safety and welfare of children who may be injured by falling ice or debris, all wireless communications towers shall be a distance of not less than 500 feet from the nearest school, day-care center, camp, public park or playground, or residence and/or dwelling unit.
(b) 
Lot size of major wireless communications facilities sites shall be determined by the amount of land required to meet the setback requirements. If the land is to be leased, the entire area required shall be leased from a single parcel.
(c) 
Wireless communications towers shall be located with a minimum setback from any property line equal to the height of the tower in any zoning district; except, however, if the applicant can demonstrate that the fall zone for the structure can be safely accommodated on a smaller-size parcel or with reduced setbacks to no less than the minimum bulk requirements in the underlying zoning district, the Planning Board shall have the discretion to reduce the size accordingly. The applicant must demonstrate that there is adequate protection to adjoining properties from the dangers of falling ice or debris through either an easement or other safeguards. The Planning Board shall make findings of fact justifying a reduction and shall impose such additional conditions that the Board may deem appropriate to protect health, safety and welfare. Accessory structures shall comply with the minimum setback requirements in the underlying district.
(d) 
Additional setbacks may be required by the Planning Board to contain on site substantially all icefall or debris from tower failure and preserve the privacy of any adjoining residential and public properties.
(3) 
Vegetative screening and fencing.
(a) 
Landscaping. All communications facilities shall provide landscaping as follows.
[1] 
All communications towers shall be located and designed to have the least possible adverse visual and aesthetic effect on the environment.
[2] 
The area surrounding the installation, other than the area necessary to maintain a clear line of sight to the signal source, shall be landscaped and maintained with trees, shrubs and ground cover to maximize screening, and visual buffer which meets or exceeds the above requirements may be substituted or enhanced for said requirements.
[3] 
Screening and buffering, utilizing trees of a height and density established by the Planning Board that will, over time, reduce visual impacts resulting from the installation of said facility, shall be provided.
[4] 
The outside security fencing shall be screened with evergreen shrubs, trees or climbing evergreen material on the fencing.
[5] 
The base of any communications tower and any accessory structure shall be effectively screened using primarily vegetative screening, including a continuous evergreen screen planted in a natural setting and consisting of native plant species. Existing vegetation shall be preserved to the maximum extent practicable. Additional planting shall be required, as necessary, to screen and buffer all structures from nearby properties or important viewsheds of scenic areas. All landscaping shall be properly maintained to ensure continued screening and buffering.
(b) 
Security and safety fencing. Security and safety fencing shall be located around all communications towers, equipment and related facilities to restrict unauthorized access. Access to all structures shall be through a locked gate or principal building. Fencing shall be designed to minimize visual and aesthetic impacts and shall be equipped with appropriate anticlimbing devices. Failure to maintain said security and safety fencing in an appropriate manner shall be grounds for immediate revocation of all permits and certificates of use by the Building Inspector. In addition:
[1] 
All communications towers, antenna towers or monopoles, and other supporting structures shall be made inaccessible to nonauthorized persons, particularly children, and shall be constructed or shielded in such a manner that they cannot be climbed.
[2] 
All transmitter controls that could cause the transmitter to deviate from its authorized operating parameters shall be designed and installed in such a manner that they are readily accessible only to persons authorized by the licensee to operate or service them.
[3] 
All transmitters used with in-building radiation systems shall be designed in such a manner that, in the event an unauthorized person does gain access, that person cannot cause the transmitter to deviate from its authorized operating parameters in such a way as to cause interference to other stations.
[4] 
All transmitters (other than hand-carried or pack-carried mobile transmitters) and control points shall be equipped with a visual means of indicating when the control circuitry has been put in a condition that should cause the transmitter to radiate.
[5] 
All transmitters shall be designed in such a manner that they can be turned off independently of any remote-control circuits.
(c) 
Coloring and marking. Unless otherwise required by the FAA or FCC, all communications facilities, including antennas and communications towers, shall be colored, camouflaged and/or shielded to blend with surrounding areas, provided such coloring, camouflage and/or shielding does not inhibit their effectiveness. The painting or marking of such facilities shall have a finish or coloring which will minimize visual and aesthetic impacts. Towers and all appendages shall generally have a galvanized finish and shall be painted gray or blue gray or some other finish or color that is shown to be visually unobtrusive.
(d) 
Signals and lights. No communications tower, antenna tower or monopole shall include any signals, lights or illumination unless required by the FAA or other applicable authority. The applicant shall provide evidence mandating any requirement for lighting. If lighting is required, said lighting shall be shown to cause the least disturbance to surrounding properties and views. Any lighting necessary for accessory structures or buildings shall be minimized and shall be properly shielded to prevent light emission and glare onto adjacent properties.
(e) 
Signage. No signs, including advertising signs, shall be permitted on any antenna, communications tower, antenna tower or monopole, or antenna support structure, except as follows:
[1] 
Signs specifically required by a federal, state or local agency.
[2] 
Each site shall include a sign containing the name of the owner and operator of any antenna present, including an emergency phone number. In addition, any door having access to a roof-mounted antenna and all entrances to the fenced enclosure shall be similarly signed.
[3] 
Any signage permitted above shall comply with the sign regulations of the Town's Code.[1]
[1]
Editor's Note: See § 195-36, Signs.
(4) 
Undergrounding of electrical power; noise suppression. All electrical power supply to service the on-site buildings and appurtenances supporting the tower antenna operations shall be installed underground. Noise suppression shall be utilized in the structural design and construction of the tower support buildings and appurtenances.
(5) 
Access parking.
(a) 
Access. Adequate emergency and service access shall be provided. Maximum use of existing roads, public or private, shall be made. Road construction shall, at all times, minimize ground disturbance and vegetation cutting to within the toe of the fill, the top of cuts, or no more than 10 feet beyond the edge of any pavement. Road grades shall closely follow natural contours to assure minimal visual disturbance and reduce soil erosion potential.
(b) 
Parking. Parking shall be provided on site in an amount determined by the Board, based upon recommendation from the applicant. No parking shall be located in any required front yard.
F. 
Minor wireless communications facilities. At all times, the shared use within existing tall structures (for example, multistory buildings, church steeples, farm silos, etc.) and upon existing approved towers shall be preferred to the construction of major wireless communications facilities including new wireless communications towers and/or monopoles. Minor wireless communications facilities areas are a permitted use in the AP, AR, SR, AB, H and MC Zoning Districts within the Town of Wawayanda.
(1) 
Minor wireless communications facilities permitted upon issuing of a building permit only. An application to co-locate a wireless communications facility upon an existing wireless communications facility designed for co-location may be approved by the Building Inspector/Code Enforcement Officer, after referral and consultation with the Town Engineer, by issuance of a building permit incorporating the regulatory requirements of this chapter.
(2) 
Minor wireless communications facilities permitted upon site plan approval. An application for any other minor wireless communications facility shall be subject to site plan review by the Planning Board. The Planning Board may require the applicant to submit any of the items required for submission in major wireless communications facilities applications as part of the site plan review process.
(a) 
An application for site plan approval of a minor telecommunications facility shall include the following:
[1] 
A completed site plan application form.
[2] 
Consent from the owner of the existing facility to allow shared use.
[3] 
A site plan. The site plan shall show all existing and proposed structures and improvements including antennas, roads, buildings, guy wires and anchors, parking and landscaping, and shall include grading plans for new facilities and roads. Any methods used to conceal the modification to the existing facility shall be indicated on the site plan.
[4] 
An engineer's report, certifying that the proposed shared use will not diminish the structural integrity and safety of the existing structure, will not hamper existing emergency networks, and explaining what modifications, if any, will be required in order to certify the above.
[5] 
A copy of the applicant's Federal Communications Commission (FCC) license.
[6] 
The Planning Board may waive any of the above requirements if it is demonstrated by the applicant that, under the facts and circumstances, the submission of such documentation would cause an unnecessary and undue hardship.
(b) 
The Planning Board may add any other documentation, reports or evidence that it deems necessary to ensure the health, safety and welfare of the community is adequately addressed.
G. 
Required to be imposed on all approvals.
(1) 
Removal.
(a) 
Any antenna, communications facility, communications tower, antenna tower or monopole, including any supporting structure and related appurtenances or part thereof, that is not used for a period of six months in any twelve-month period shall be removed and the site restored by, and at the expense of, the owner of the property or the operator of said facility.
(b) 
An extension of an additional six months may be granted by the Building Inspector/Code Enforcement Officer upon a written request, including proof as determined reasonable by the Building Inspector/Code Enforcement Officer that the owner is actively engaged in the marketing of the property for sale or rent.
(c) 
In the event the tower is not removed and the site restored as herein required, the Town, after notice and opportunity to be heard, may cause the same to be removed and the site restored at the expense of the property owner, collectible in the same manner as a real property tax.
(2) 
Operational certification. Within 45 days of initial operation or modification of a wireless communications facility, the owner or operator shall submit to the Building Inspector/Code Enforcement Officer a written certification by a professional engineer that the operation facility is in compliance with the application submitted, any conditions imposed, and all other provisions of this chapter as a condition to continue operating past the forty-five-day period. The Town may confirm and periodically reconfirm compliance as necessary to ensure that the provisions of this chapter, including NIER level thresholds, as set forth by the FCC, are in compliance. The owner/operator of the facility shall supply all necessary documentation to permit the Town to make such a determination regarding compliance.
(3) 
Reimbursement of review expenses. All costs and expenses incurred by the Planning Board in connection with its review and approval of an application for a wireless communications facility shall be reimbursed to the Town by the applicant prior to final approval.
(4) 
Existing installations.
(a) 
The current operator of any communications facility or communications tower, antenna or monopole existing at the time that these regulations take effect shall be permitted to remain in operation, provided the operator submits proof within six months of the enactment of these regulations that a valid building permit was issued for the facility and that the facility complies with current emission standards as recommended by the FCC.
(b) 
Any legal nonconforming communications facility or communications tower shall be permitted to remain until such time as said use and facility is altered, at which time the compliance herein shall be brought in.
(c) 
Any facility for which emission and security compliance documentation is not received shall cease operation within six months of the enactment of these regulations and shall be immediately removed thereafter.
A. 
Intent and purpose. This section is intended to provide reasonable accommodation for amateur radio antennas and amateur radio antenna support structures in the Town of Wawayanda and to constitute minimum practicable regulation to accomplish the Town's legitimate purposes consistent with the state and federal laws, including Federal Communications Commission regulations pertaining to amateur radio services, as noted in PRB-1 (1985), as amended and reconsidered. Legitimate purposes include, but are not limited to, preserving residential areas as livable neighborhoods and preserving public health, safety and welfare.
B. 
General requirements.
(1) 
Prior to construction of any amateur radio antenna and/or amateur radio antenna support structure, the applicant must first obtain a special use permit and site plan approval from the Wawayanda Planning Board and, thereafter, a building permit from the Building Inspector/Code Enforcement Officer.
(2) 
Amateur radio antennas and/or amateur radio antenna support structures are permitted in all zoning districts as long as they are in compliance with the provisions of this section. In addition, unobtrusive wire antenna(s) not supported by a structure that is otherwise not in compliance with the provisions of this section are permitted in all zoning districts and are exempt from these provisions to the extent that they do not interfere with public utilities or can be otherwise deemed unsafe in any respect.
(3) 
All applicants must be licensed by the Federal Communications Commission (FCC) and must be in compliance at all times with the FCC regulation pertaining to amateur radio service.
(4) 
Location. The proposed amateur radio antennas and/or amateur radio antenna support structures shall be so located and installed as to be safe and to create minimum impact to the surrounding properties.
(5) 
The Planning Board may attach reasonable conditions of approval pursuant to the intent and purpose set forth in this section, including measures that would help reduce the impact of such amateur radio antennas and/or amateur radio antenna support structures on the surrounding properties, including but not limited to appropriate landscaping.
(6) 
The total height of the amateur radio antennas and/or amateur radio antenna support structures shall not exceed 50 feet unless the applicant can demonstrate that satisfactory communications cannot be achieved due to frequency of operation or surrounding obstructions. The total height of the amateur radio antenna and/or antenna support structure shall be measured from mean grade to the highest point of the antenna, the antenna support structure or combination thereof. For roof-mounted antenna and/or antenna support structures, the mean grade is the established grade adjoining the exterior walls of the structure upon which the antenna or support structure is affixed. For ground-mounted amateur radio antennas and/or antenna support structures, the mean grade is measured at the established grade adjoining such antenna and/or support structure.
(7) 
No more than one amateur radio antenna and/or amateur radio antenna support structure requiring a permit under this section shall be permitted on a single lot.
(8) 
No roof-mounted amateur radio antenna and/or amateur radio antenna support structures shall be fixed to the side of a structure that faces a street. Roof-mounted amateur radio antennas and/or amateur radio antenna support structures may be allowed on the roof as long as such antennas are not entirely on the front half of the roof facing a street.
(9) 
Ground-mounted amateur radio antenna and/or amateur radio antenna support structures shall not be allowed in the front yard, the side or rear yard setbacks.
(10) 
Climbable ground-mounted amateur radio antenna and antenna support structures shall be completely enclosed by a fence at least five feet and no more than seven feet in height or shall have appropriate anticlimb devices attached up to a height of five feet or more.
(11) 
Antennas and/or antenna support structures requiring a permit under this section shall provide a copy of the manufacturer's specifications for construction, assembly and erection and a certification from the owner and/or licensee that such specifications have been followed in erecting the subject structure. In the event of unavailability of manufacturer's specifications, certification by a licensed professional engineer must be filed with the Town confirming the structural stability and soundness of the antenna and/or support structure. If neither the manufacturer's specifications nor the certification can be made available, the antenna and/or support structure shall be set back a distance of at least 100% of its total height from the property line.
(12) 
All ground-mounted amateur radio antenna and/or antenna support structures shall be structurally sound enough and so designed and installed as to withstand a minimum wind speed of at least 90 miles per hour.
(13) 
Structural stability and soundness. The applicant shall demonstrate structural stability and soundness of the proposed amateur radio antennas and/or amateur radio antenna support structures at his own expense. This can be achieved through either of the following:
(a) 
Providing a copy of the manufacturer's specifications on assembly, construction and erection and a certification that such specifications have been followed.
(b) 
A certification by a licensed professional engineer confirming the structural stability and soundness of the proposed amateur radio antenna and/or amateur antenna support structures.
(14) 
Upon the FCC-licensed operator's cessation of ownership or leasehold rights in the subject antenna support structures, or upon the loss of his or her federal amateur radio license (whichever shall occur earlier), the operator shall forthwith safely remove all amateur radio antennas and/or amateur radio antenna support structures within 90 days at no expense to the Town.
(15) 
In the event said operator shall fail to remove the amateur radio antennas and/or amateur radio antenna support structures within 90 days, it shall be the duty, responsibility and obligation of the owner of the subject lot upon which any or all of such amateur radio antennas and/or amateur radio antenna support structures are located to remove such structures forthwith at no expense to the Town.
(16) 
Nothing set forth herein shall exempt or excuse anyone from compliance with requirements of applicable provisions of the New York State Building Code.
A. 
Intent and purpose.
(1) 
The Town of Wawayanda recognizes that wind energy is a potentially abundant, renewable and nonpolluting energy resource of the Town and that the conversion of wind energy to electricity could reduce dependence on nonrenewable energy resources and decrease air and water pollution that result from the use of conventional energy sources.
(2) 
The purpose of these regulations for wind energy conversion systems (WECS) is to ensure that development of these facilities will have a minimal impact on adjacent properties and to protect the health, safety and welfare of residents of the Town.
B. 
Definitions and interpretation of terms. For the purpose of this section, certain terms or words used herein shall be interpreted as follows:
AMBIENT NOISE
Amount of noise in the natural background at any given time.
EAF
The environmental assessment form, as defined in 6 NYCRR Part 617.
FLICKER or SHADOW FLICKER
The motion of the shadow of wind turbine blades as they rotate.
WECS, COMMERCIAL
A WECS that provides electrical or mechanical power to an individual home occupation, farm or other single commercial enterprise, and can be either the primary or secondary source of energy. Sale or credit of excess electricity to the utility grid is permitted as a tertiary use.
WECS, HEIGHT
The total height of a structure from natural grade to the tip of the blade at extreme vertical position.
WECS, INDUSTRIAL
A WECS or series of WECS in a facility, whose primary purpose is to generate electricity that is fed into a power grid for sale.
WECS, RESIDENTIAL
A WECS that provides electrical or mechanical power to an individual residence and can be either the primary or secondary source of energy. Sale or credit of excess electricity to the utility grid is permitted as a tertiary use.
WIND ENERGY CONVERSION SYSTEM(S) (WECS)
Any mechanism designed for the purpose of converting wind energy into electrical energy. A WECS may include one or more wind turbines, towers, associated control or conversion electronics, transformers, and/or other maintenance or control facilities or other components used in the system. A WECS may be a commercial wind energy conversion system, a residential wind energy conversion system or an industrial wind energy conversion system.
C. 
General regulations.
(1) 
WECS of any kind are only allowed in the following zoning districts: AP, AR, SR, AB, RH, TC, MC 1 and MC 2. WECS shall be permitted on lots of two acres or more.
(2) 
Prior to construction of any WECS, the applicant must first obtain a special use permit and site plan approval from the Town of Wawayanda Planning Board and, thereafter, a building permit from the Building Inspector/Code Enforcement Officer.
(3) 
Applicants for the proposed development of a WECS facility shall submit with the application a plan showing the information required for site plan approval, as set forth in the Town's Zoning Code.[1] In addition, the plan must contain (either on the plan itself or as a separate submission) information as described herein:
[1]
Editor's Note: See § 195-68, Application and site plan required.
D. 
Regulations for residential WECS and commercial WECS. The purpose of this section is to provide standards for small wind energy conversion systems designed for home, farm and small commercial use on the same parcel and that are primarily used to reduce consumption of utility power at that location. Applications for approval of residential WECS and commercial WECS must adhere to the following standards:
(1) 
The minimum lot size is two acres.
(2) 
The total height shall be no more than 45 feet.
(3) 
The minimum setback shall be a distance equal to 110% of the WECS height from all adjacent property lines. Additionally, no portion of the WECS system, including guy wire anchors, may extend closer than 10 feet to the property line. The use of guy wires is disfavored.
(4) 
The WECS shall maintain a circular clear zone that has a radius which is equivalent to 110% of the WECS height. The clear zone shall be maintained free of any occupied structures, tanks containing combustible/flammable liquids, and aboveground utilities/electrical lines.
(5) 
WECS shall not exceed 60 dBA, as measured at the property line. The level, however, may be exceeded during short-term events such as utility outages and/or severe windstorms.
(6) 
Any climbing apparatus must be located at least 12 feet above the ground, and the tower must be designed to prevent climbing within the first 12 feet. It may be recommended that the tower be enclosed with an appropriate fence.
(7) 
WECS shall not be artificially lighted with accent lighting.
(8) 
No tower should have any sign, writing or picture placed or painted on the tower, rotor, generator or tail vane that may be construed as advertising.
(9) 
Only one WECS shall be allowed per lot.
(10) 
The WECS shall be designed and located in such a manner to minimize adverse visual impacts from public viewing areas.
(11) 
The WECS shall be operated such that no disruptive electromagnetic interference is caused. If it has been demonstrated that the system is causing harmful interference, the system operator shall promptly mitigate the harmful interference or cease operation of the system.
(12) 
At least one sign shall be posted on the tower at a height of five feet warning of electrical shock or high voltage and harm from revolving machinery.
(13) 
A map showing all utility lines, both above and below ground, within a radius equal to the proposed tower height, including blades.
(14) 
The map must also denote surrounding land use and all structures within 500 feet of WECS location.
(15) 
Dimensional representation of the various structural components of the tower construction, including the base and footing.
(16) 
Design data indicating the basis of design, including manufacturer's dimensional drawings and installation and operation instructions.
(17) 
A line drawing of the electrical components of the system in sufficient detail to allow for a determination that the manner of installation conforms to the Uniform Fire Prevention and New York State Building Code.
(18) 
Certification by a registered professional engineer or manufacturer's certification that the tower design is sufficient to withstand wind load requirements for structures as established by the New York State Building Code.
(19) 
Shadow flicker and ice and blade throw may need to be mitigated if neighboring residences are within 1,000 feet of a WECS.
(20) 
The Planning Board may determine that not all of the above requirements are necessary for a particular proposed project. However, they may determine that additional requirements must be met for a particular proposed project.
(21) 
Any WECS which has not been in active and continuous use for a period of 12 months shall be removed from the premises to a place of safe and legal disposal. Additionally, all structures, guy cables, guy anchors and/or enclosures accessory to such WECS shall also be remove. The site shall be restored to a natural condition. Such removal shall be completed at the owner's expense within six months of cessation of active and continuous use. Failure to remove the WECS in accordance with these regulations shall be a violation of this chapter.
E. 
Application process for industrial WECS. Applicants for approval of industrial WECS must submit a plan containing, at a minimum, the following:
(1) 
A map showing all existing lot lines, easements, rights-of-way and proposed road access, including provisions for paving, if any; proposed transmission lines and accessory facilities; and location of all existing and proposed utility systems to the facility.
(2) 
A map showing existing and proposed topography at five-foot contour intervals.
(3) 
A landscape plan showing all existing natural land features, trees, forest cover and all proposed changes to these features, including size and type of plant material and erosion control measures.
(4) 
Photography assessing the visibility of the WECS from key viewpoints, existing treelines, and proposed elevations. Pictures shall be digitally enhanced to simulate the appearance of the as-built aboveground site facilities as they would appear from distances within a three-mile radius of such WECS. Pictures from specific locations may be required by the Planning Board, and all pictures shall be no smaller than five inches by seven inches. Proposed mitigation measures for visual impacts of the WECS should also be submitted. In addition, the applicant should submit a digital-elevation-model-based project visibility map showing the impact of visibility of the project from other locations to a distance radius of three miles from the WECS. The base map used shall be a published topographic map showing natural and constructed features.
(5) 
Documentation of the proposed intent and capacity of energy generation as well as a justification for the height of any WECS facility and justification for any clearing required.
(6) 
Proposed safety measure to mitigate WECS failure.
(7) 
Elevation map showing the WECS's height and design, including a cross section of the structure and components; hardware compliance with applicable structural standards; and the WECS's abilities in terms of producing energy.
(8) 
If any license, approval, permit, certification or any type of registration or similar type of endorsement is required from any other agency, the applicant shall notify the Planning Board of such requirement, and the Board shall coordinate the review as deemed appropriate.
(9) 
Noise analysis. A noise analysis shall be furnished which shall include the following:
(a) 
A description and map of the project's noise-producing features, including the range of noise levels expected; manufacturer's noise design and field testing data, both audible (dBA), and low frequency (deep bass vibration); and the tonal and frequency characteristics expected from the proposed structure.
(b) 
A description and map of the noise-sensitive environment, including any sensitive noise receptors, i.e., residences, hospitals, libraries, schools, places of worship and similar facilities, within 1,500 feet of the WECS and/or other sensitive receptor points that may be identified by the Planning Board.
(c) 
A survey and report that analyzes the preexisting ambient noise (including seasonal variation) and the effects of the WECS when added to the ambient noise.
(d) 
A description of the project's proposed noise-control features and specific measures proposed to mitigate noise impacts for sensitive receptors consistent with the requirements of this chapter.
(10) 
Engineer's report, prepared by a professional engineer licensed in New York State, that provides information regarding the following potential risks. The results of the engineer's report shall be used to determine the adequacy of setbacks from the property line to mitigate any effects from potential ice throw, tower failure, or blade throw.
(a) 
Ice throw calculations. A report that calculates the maximum distance that ice from the turbine blades could be thrown and the potential risk assessment for inhabitants and structures. (The basis of the calculation and all assumptions must be disclosed.)
(b) 
Blade throw calculations. A report that calculates the maximum distance that pieces of the turbine blades could be thrown and the potential risk assessment for inhabitants and structures. (The basis of the calculation and all assumptions must be disclosed.)
(c) 
Catastrophic tower failure. A report from the turbine manufacturer stating the wind speed and conditions that the turbine is designed to withstand and the potential risk assessment for inhabitants and structures (including all assumptions).
(d) 
Certification by a licensed New York State professional engineer that the tower's design is sufficient to withstand wind loading requirements for structures or as established by the New York State Building Code.
(11) 
Lighting plan. The applicant shall submit a commercial wind energy facility lighting plan that describes all lighting that will be required, including any lighting that may be required by the FAA. Such plan shall include but is not limited to the planned number and location of lights, light color, whether any such lights will be flashing, and mitigation measures planned to control the light so that it does not spill over onto neighboring properties.
(12) 
Shadow flicker study. The applicant shall conduct a study on potential shadow flicker. The study shall identify locations where shadow flicker may be caused by the WECS and the expected durations of the flicker at these locations. The study shall identify areas where shadow flicker may interfere with residences and other structures and describe measures that shall be taken to eliminate or mitigate the problem.
(13) 
A decommissioning and site restoration plan.
(14) 
FAA notification. A copy of written notification to the Federal Aviation Administration.
(15) 
Utility notification. Utility interconnection data and a copy of a written notification to the utility of the proposed interconnection.
(16) 
Notification to microwave communications link operators, if the WECS is located within two miles of any microwave communications link.
(17) 
Other information. Such additional information as may be reasonably required by the Town Engineer, Planning Board Attorney or Planning Board for an adequate assessment of the proposed project.
(18) 
State Environment Quality Review Act (SEQRA). A long-form EAF for the SEQRA review is required to be presented initially to the Town Planning Board for review. The Planning Board will determine whether the application is a Type 1 or Unlisted action for purposes of SEQRA and will proceed with the SEQRA review in accordance with such determination.
(19) 
The Planning Board may determine that not all of the above requirements are necessary for a particular proposed project. Any requirements the Planning Board determines are not necessary must be fully documented with the reasons clearly noted.
F. 
General regulations for industrial WECS.
(1) 
Placement: setbacks, ice and blade throw, shadow casting and flicker. Setbacks from adjacent property lines, rights-of-way, easements, public ways or power lines (not to include individual residential feed lines) shall be 1.5 times the maximum WECS height or 1.5 times the maximum calculated ice or blade throw distance to the maximum point of impact, whichever is greater. Such calculation shall be determined by a licensed professional engineer at the applicant's expense. In areas subject to shadow casting and flicker, WECS facilities shall be no closer than 1,500 feet from an occupied building. Individuals living within 1/2 mile of any WECS must be advised in advance of construction of the potential for flicker/shadow and the time of day when that would occur. The WECS shall be designed such that the project shall minimize shadow flicker onto adjacent existing residences and businesses. Mitigation measures, which may include landscaping, shall be incorporated into any special use permit and site plan approval. The required shadow flicker study shall identify areas where shadow flicker may interfere with residences and businesses and describe measures that shall be taken to eliminate or minimize the problem.
(2) 
Noise level limit. Individual WECS facilities shall be located with relation to property lines so that the level of noise produced during wind turbine operation shall not exceed the average nighttime ambient noise levels, measured at the boundaries of all the closest parcels that are owned by non-site owners and that abut either the site parcel(s) or any other parcels adjacent to the site parcel held in common by the owner of the site parcel as those boundaries exist at the time of special use permit application.
(3) 
Guy wires and anchors. All guy wires or cables shall be marked with high-visibility orange or yellow sleeves from the ground to a point 10 feet above the ground.
(4) 
Lighting. No WECS shall be lighted artificially unless such lighting is required by a state or federal agency. Use of nighttime and overcast daytime condition stroboscopic lighting to satisfy tower facility lighting requirements for the Federal Aviation Administration (FAA) shall be subject to on-site field testing before the Planning Board, as a prerequisite to that Board's approval.
(5) 
Scenic viewshed impact. No WECS shall be installed in any location where the Planning Board determines the WECS to be detrimental to the general neighborhood character. No individual WECS shall be installed in any location that would substantially detract from or block the view of a portion of a scenic view, as viewed from any public road, right-of-way, publicly owned land or privately owned land within the Town of Wawayanda or that extends from the Town of Wawayanda. Placement of support buildings must be placed behind ridges or vegetation, if possible, to screen visibility. Clearcutting will not be allowed.
(6) 
Broadcast interference.
(a) 
No WECS shall be installed in any location along the major access of an existing microwave communications link where its operation is likely to produce electromagnetic interference in the link's operation.
(b) 
No WECS shall be installed in any location where its proximity to existing fixed broadcast transmission or reception antenna (including residential reception antenna) for radio, television, wireless phone, or other personal communications systems would produce electromagnetic interference with signal transmission or reception.
(c) 
The recipient of the special use permit must correct any unforeseen interference to the satisfaction of the Town's Building Inspector/Code Enforcement Officer within 60 days of any complaint.
(7) 
Specifications.
(a) 
Maximum height limit. The maximum height of a WECS shall be no greater than 100 feet.
(b) 
Tower output limit. Maximum 0.3 megawatt – maximum operating output.
(8) 
Color. WECS color will be determined by the Town of Wawayanda Planning Board unless an agency of the state or federal government mandates otherwise.
(9) 
Structure. Solid tube as per manufacturer's engineered specifications.
(10) 
Design and specification. Detailed design and specifications will be required during the review of the application for site plan approval and special use permit.
(11) 
Ice build-up sensors. Ice build-up sensors shall be required for industrial and commercial WECS.
(12) 
Transmission lines. All power transmission lines from the WECS electricity generation facilities shall be underground.
(13) 
Blade to ground distance. The lowest portion of the blade may not be closer than 30 feet to the ground.
(14) 
Notice and safety considerations.
(a) 
Signs. Caution signs shall be placed at the setback limits warning of ice and blade throws. Signs shall be placed in accordance with the approved site plan and contain emergency telephone numbers.
(b) 
Fencing. Access to the WECS shall be limited by means of a fence eight feet high with a minimum six inches of security wire on top surrounding the tower base with a locking gate monitored by a security device and tower climbing apparatus to no lower than 15 feet from the ground or a locked door to internal stairs if so equipped.
(c) 
Limit tip speed. No WECS facilities will be permitted that lack an automatic braking, governing or feathering system to prevent uncontrolled rotation, over-speeding, and excessive pressure on the tower structure, rotor blades, or turbine components.
(d) 
Emergency shutdown procedures. Emergency shutdown procedures shall be filed with the Town's Code Enforcement Officer.
(15) 
Operating considerations:
(a) 
Removal if not operational. Any WECS which has not been in active service for a period of 12 months shall be removed from the premises to a place of safe and legal disposal. Additionally, all structures, guy cables, guy anchors and/or enclosures accessory to such WECS shall also be removed. The site shall be restored to a natural condition to a minimum depth of three feet or as otherwise instructed by the Town's Code Enforcement Officer or as required by the Planning Board. Such removal shall be completed within 18 months of cessation of active use and at the owner's expense.
(b) 
Landscaping. Upon completion of installation, the site shall be returned as close as possible to its natural state.
(c) 
Building and grounds maintenance. Any damaged or unused parts shall be removed from the premises within 30 days. All maintenance equipment, spare parts, oil, etc., shall also be removed within 30 days. All tools and materials related to WECS operations must be removed from the site or stored while the site is active or inactive.
(d) 
Ownership changes. If the ownership of a WECS operating under a special use permit and site plan approval changes, the special use permit and site plan shall remain in force. All conditions of the site plan and special use permit, including performance and maintenance guarantees such as a letter of credit, or continuing certification requirements of the original owner will continue to be obligations of the succeeding owner. However, the change in ownership shall be registered with the Town's Building Inspector/Code Enforcement Officer. The Town of Wawayanda will retain the performance and maintenance guarantees throughout the property transfer. The letter of credit will not be returned to the previous owner, unless replaced by a comparable letter of credit or cash in form and content satisfactory to the Attorney for the Town.
(e) 
WECS modification: Any and all modifications, additions or deletions to WECS that operate under a special use permit and site plan approval, whether structural or not, shall be made only with specific approval by the Town's Planning Board, except that such approval shall not be required for repairs which become necessary in the normal course of use of such WECS or become necessary as a result of natural forces, such as wind or ice.
(16) 
Certification.
(a) 
Inspection. An inspection report prepared by a professional engineer licensed in the State of New York will be required at the time of installation and every three years thereafter. The inspection report will be for the structure and the electronics and will be given to the Town's Building Inspector/Code Enforcement Officer.
(b) 
National and state standards. The applicant shall show that all applicable manufacturers', New York State, and U.S. standards for the construction, operation and maintenance of the proposed WECS are being complied with. All WECS shall be built, operated and maintained to applicable industry standards of the Institute of Electrical and Electronic Engineers (IEEE) and the American National Standards Institute (ANSI) or any successor organization. The applicant for a WECS special use permit and site plan approval shall furnish evidence from a professional engineer licensed to practice in the State of New York that such WECS is in compliance with the standards.
(c) 
Wind speed/wind load. Certification is required from a professional engineer licensed by the State of New York or manufacturer's certification, stating the WECS design is sufficient to withstand wind-load requirements for structures as established by the Building Code of New York State and will shut down when wind speeds exceed manufacturer's maximum acceptable speed specifications.
(17) 
The regulations set forth above may be modified by the Planning Board for industrial WECS, at the Planning Board's sole discretion.
G. 
Liability/indemnity.
(1) 
Insurance; liability. Prior to issuance of a building permit for a WECS, the applicant shall provide the Town in the form of an insurance policy or a certificate of coverage issued by an insurance company for liability insurance in an amount to be determined by the Town Board and the Attorney for the Town, in consultation with the Town's insurer. This policy or certificate shall be to cover damage or injury which might result from the failure of a tower or any other part(s) of the WECS generation and transmission facility or for any other damage caused by the construction, maintenance or operation of the WECS. In addition, prior to construction of any WECS, the owner of such WECS must provide cash or a letter of credit, in amounts and form satisfactory to the Town Engineer and the Attorney for the Town, to guarantee the proper performance and maintenance of the WEC for three years after construction is completed.
(2) 
Performance guarantee (removal).
(a) 
The owner of a WECS, after such application has been approved and before a building permit is issued, shall submit a letter of credit or other acceptable surety sufficient to ensure the removal of the WECS. The letter of credit or other surety must be acceptable to the Town Engineer and Attorney for the Town before a building permit is issued. Said letter of credit or other surety shall be forfeited if removal is not completed by the deadline as previously specified in this article. This estimate will be reviewed and updated every two years by the Town Engineer, and the owner of a WECS must increase the amount of such guarantee if required by the Town Engineer.
(b) 
If transmission services from a WECS are to be discontinued for a period exceeding 12 months, the owner of such WECS shall notify the Town's Building Inspector/Code Enforcement Officer within 30 days of the date of such discontinuance.
(c) 
Any WECS which has not been in active and continuous service for a period of 12 months shall be removed from the premises to a place of safe and legal disposal. Additionally, all structures, guy cables, guy anchors and/or enclosures accessory to such WECS shall also be removed. The site shall be restored to a natural condition. Such removal shall be completed at the owner's expense within six months of cessation of active and continuous use of such WECS, or the owner shall forfeit the surety posted. Failure to notify and/or remove the obsolete or unused tower in accordance with these regulations shall be a violation of this chapter, and the cost of removing the WECS and accessory structures shall be placed as a lien on the property owner's tax bill.
(d) 
Environmental contamination. A performance guarantee in the form of a letter of credit or cash will be required to deal with DEC requirements. The owner of a WECS, after such application has been approved and before a building permit is issued, shall submit the maximum amount letter of credit or acceptable surety necessary to ensure the cleanup of any contamination in accord with DEC requirements. The Town Engineer and Town Attorney shall review the letter of credit or other surety and determine if it is adequate and satisfactory before a building permit is issued.
(e) 
Continuing obligations. All requirements detailed above shall remain in force for the life of the special use permit.
H. 
Violations and enforcement. Any person, firm, corporation, association or entity who commits an offense against, disobeys, neglects or refuses to comply with or resists the enforcement of any of the provisions of this chapter, upon conviction, shall be deemed guilty of a violation, punishable by a fine of not more than $500 or by imprisonment not exceeding 15 days, or both such fine and imprisonment. Each week an offense is continued shall be deemed a separate violation of this chapter and duly punishable as such. In addition to the penalties provided herein, the Town Board may also maintain an action or proceeding in the name of the Town of Wawayanda in any court of competent jurisdiction to compel compliance with or to restrain by injunction any violations of this section and for damages, including, without limitation, the legal cost and expenses of such action, which includes attorney's fees.
[Added 3-3-2016]
A. 
Intent and purpose.
(1) 
This section is adopted pursuant to New York State Town Law §§ 261 through 263, which authorize the Town of Wawayanda to adopt zoning provisions that advance and protect the health, safety and welfare of the community and to make provision for, so far as conditions may permit, the accommodation of solar energy systems and solar energy equipment and the access to sunlight necessary therefor.
(2) 
The purpose of this section is to balance the potential impacts on neighbors where solar collectors may be installed near their property, while preserving the rights of property owners to install solar energy systems without excess regulation.
(3) 
Solar energy is a renewable and nonpolluting energy source that can prevent fossil fuel emissions and reduce energy loads. Energy generated from solar energy systems can be used to offset energy demands on the grid when excess solar power is generated. Solar energy will also decrease the cost of energy to the owners of commercial and residential properties, including, but not limited to, single-family houses. Additionally, solar energy will aid to increase employment and business development in the region by way of furthering the installation of solar energy systems.
B. 
Definitions. For the purposes of this section, as used in this section, the following terms shall have the meanings indicated below:
BUILDING-INTEGRATED PHOTOVOLTAIC SYSTEM
A combination of photovoltaic building components integrated into any building envelope system such as vertical facades, including glass and other facade material, semitransparent skylight systems, roofing materials, and shading over windows.
GLARE
The effect produced by reflections of light with an intensity sufficient to cause annoyance, discomfort or loss in visual performance and visibility.
GROUND-MOUNTED SOLAR ENERGY SYSTEM
A solar energy system that is anchored to the ground and attached to a pole or other mounting system, detached from any other structure for the primary purpose of producing electricity for consumption.
LARGE-SCALE SOLAR ENERGY SYSTEM
A solar energy system that is ground mounted and produces energy primarily for the purpose of off-site consumption.
QUALIFIED SOLAR INSTALLER
A person who has skills and knowledge related to the construction and operation of solar electrical equipment and installations and has received safety training on the hazards involved. Persons who are on the list of eligible photovoltaic installers maintained by the New York State Energy Research and Development Authority (NYSERDA), or who are certified as a solar installer by the North American Board of Certified Energy Practitioners (NABCEP), shall be deemed to be qualified solar installers for the purposes of this definition. Persons who are not on NYSERDA's list of eligible installers or NABCEP's list of certified installers may be deemed to be qualified solar installers if the Town Code Compliance Supervisor, or such other Town officer or employee as the Town Board designates, determines such persons have had adequate training to determine the degree and extent of the hazard and the personal protective equipment and job planning necessary to perform the installation safely. Such training shall include the proper use of special precautionary techniques and personal protective equipment, as well as the skills and techniques necessary to distinguish exposed energized parts from other parts of electrical equipment and to determine the nominal voltage of exposed live parts.
ROOF-MOUNTED SOLAR ENERGY SYSTEM
A solar panel system located on the roof of any legally permitted building or structure for the purpose of producing electricity for on-site or off-site consumption.
SETBACK
The distance from a front lot line, side lot line or rear lot line of a parcel within which a freestanding or ground-mounted solar energy system is installed.
SMALL-SCALE SOLAR
A solar energy system that produces up to 10 kilowatts (kW) per hour of energy or systems which serve the building to which they are attached, and do not provide energy for any other building off site.
SOLAR COLLECTOR
A device or structure, or part of a device or structure, which is used to transform solar energy into thermal, mechanical, chemical, or electrical energy.
SOLAR ENERGY EQUIPMENT
Electrical energy storage devices, materials, hardware, inverters, or other electrical equipment and conduits of photovoltaic devices associated with the production of electrical energy.
SOLAR PHOTOVOLTAIC (PV) SYSTEM
A solar energy collection system consisting of solar photovoltaic cells, panels and/or arrays, and solar-related equipment, which relies upon solar radiation as an energy source for collection, inversion, storage and distribution of solar energy for electricity generation. A solar PV system may be building mounted, ground mounted or building integrated.
C. 
Applicability.
(1) 
The requirements of this section shall apply to all solar collector system installations modified or installed after the effective date of this section.
(2) 
Solar collector system installations for which a valid building permit has been properly issued, for which installation has commenced before the effective date of this section, shall not be required to meet the requirements of this section.
(3) 
Any modification, expansion or alteration to an existing solar collection system shall only be permitted in accordance with § 195-42.1 herein.
(4) 
All solar collection systems shall be designed, erected and installed in accordance with applicable codes, regulations and industry standards as referenced in the New York State Building Code. All solar energy systems and components require a permit from the Building Department.
[Amended 3-4-2021 by L.L. No. 2-2021]
D. 
Small-scale solar as an accessory use or structure.
(1) 
Roof-mounted solar energy systems.
(a) 
Roof-mounted solar energy systems that use electricity on site or off site are permitted as an accessory use in all zoning districts when attached to any lawfully permitted building or structure. Building permits shall be required for installation of all rooftop and flush-mounted solar collectors.
(b) 
Height. Solar energy systems shall not exceed the maximum height restrictions of the zoning district within which they are located and are provided the same height exemptions granted to building-mounted mechanical devices or equipment.
(c) 
Aesthetics. Roof-mounted solar energy systems shall incorporate, when feasible, the following requirements:
[1] 
Panels facing the front yard must be mounted at the same angle as the roof's surface with a maximum distance of 18 inches between the roof and the highest edge of the system.
(d) 
Roof-mounted solar energy systems that use energy on site or off site shall be exempt from site plan review under the local zoning code or other land use regulations.
(2) 
Ground-mounted solar energy systems.
(a) 
Ground-mounted solar energy systems that use electricity primarily on site are permitted as accessory structures in all zoning districts and shall require a special use permit from the Town of Wawayanda Planning Board along with a public hearing. Building permits shall be required for installation of all rooftop, flush-mounted and ground-mounted solar collectors.
(b) 
Height and setback. Ground-mounted solar energy systems shall not exceed 15 feet in height when orientated at maximum tilt. Minimum setback requirements shall be as follows:
[1] 
Front yard: 50 feet.
[2] 
Side yard: 50 feet.
[3] 
Rear yard: 50 feet.
(c) 
Lot coverage. Systems are limited to 50% lot coverage percentage. The surface area covered by ground-mounted solar panels shall be included in total lot coverage.
(d) 
All such ground-mounted solar energy systems in residential districts shall be installed in the side or rear yards behind buildings and a minimum of 50 feet from property lines.
(e) 
Ground-mounted solar energy systems that use electricity primarily on site may require a site plan review under the local zoning code or other land use regulations as determined by the Town of Wawayanda Planning Board. The Planning Board shall consider the site location and determine if a site plan and/or screening will be required. Screening, which may be located in the setback area, may include earth berms, landscaping, fencing or other screening which will harmonize with the character of the property. The Planning Board may waive any and all site plan requirements in accordance with § 195-69, except a public hearing, which shall always be required.
E. 
Approval standards for large-scale solar energy systems as a special use.
[Amended 5-3-2018 by L.L. No. 2-2018]
(1) 
The purpose of these regulations is to provide utility-scale solar collector systems through performance criteria that balance the unique characteristics of each site.
(2) 
In any instances where specific permitted uses, area or height standards, development guidelines and/or review procedures specifically set forth in this section shall conflict with any other general provision or requirement of the Zoning chapter, the particular provisions set forth herein shall take precedence and control. In all instances not specifically addressed in this section, the New York State Building Code shall apply.
(3) 
Large-scale solar energy systems are permitted through the issuance of a special use permit within all zoning districts, subject to the requirements set forth in this section, including site plan approval. Applications for the installation of a large-scale solar energy system shall be reviewed by the Town Engineer and referred, with comments, to the Town of Wawayanda Planning Board for its review and action, which can include approval, approval on conditions, and denial.
(4) 
Special use permit applications requirements. For a special use permit application, the site plan application is to be used as supplemented by the following provisions:
(a) 
If the property of the proposed project is to be leased, legal consent between all parties, specifying the use(s) of the land for the duration of the project, including easements and other agreements, shall be submitted.
(b) 
Blueprints showing the layout of the solar energy system signed by a professional engineer or registered architect shall be required.
(c) 
The equipment specification sheets shall be documented and submitted for all photovoltaic panels, significant components, mounting systems and inverters that are to be installed.
(d) 
Property operation and maintenance plan. Such plan shall describe continuing photovoltaic maintenance and property upkeep, such as mowing and trimming.
(e) 
Visual.
[1] 
Utility-scale solar collector systems shall be sited in a manner to have the least possible practical visual effect on the environment.
[2] 
Landscaping, screening and/or earth berming shall be capable of providing year-round screening, if not already provided, and shall be installed along all sides in such a way to minimize the potential visual impacts associated with the utility-scale solar collector systems and their accessory buildings, structures and/or equipment. Additional landscaping, screening and/or earth berming may be required by the Planning Board to mitigate visual and aesthetic impacts.
[3] 
A visual and glare analysis shall be provided using line-of-sight profiles from public viewing locations to proposed solar locations.
[4] 
Because of neighborhood characteristics and topography, the Planning Board shall examine the proposed location on a case-by-case basis ensuring that the potential impact, to residents, businesses or traffic are not a detriment.
[5] 
Any associated structure shall be screened, placed underground, depressed, earth bermed or sited below the ridgeline to the greatest extent feasible, particularly in areas of high visibility.
(f) 
Proof of insurance. The applicant and the owner of the property where the utility-scale solar collector system is to be located shall file with the Building Department proof of insurance in a sufficient dollar amount to cover potential personal and property damage associated with construction and operation thereof.
(g) 
Security provisions. Each site shall have a minimum of an eight-foot security fence to prevent unauthorized access and vandalism to the utility-scale solar collectors and a security program for the site as approved by the Planning Board during a site plan review.
(h) 
Noise. Noise-producing equipment shall be sited and/or insulated to minimize noise impacts on adjacent properties as approved by the Planning Board during site plan review.
(i) 
Decommissioning plan. To ensure the proper removal of large-scale solar energy systems, the applicant shall submit a decommissioning plan for review and approval as part of the special use permit application. The decommissioning plan shall identify the anticipated life of the project, method and process for removing all components of the solar energy system and returning the site to its preexisting condition, and estimated decommissioning costs, including any salvage value. Compliance with this plan shall be made as a condition of the issuance of a special use permit under this section. The decommissioning plan must specify that after the large-scale solar energy system can no longer be used, it shall be removed by the applicant or any subsequent owner. The plan shall demonstrate how the removal of all infrastructures and the remediation of soil and vegetation shall be conducted to return the parcel to its original state prior to the construction. The plan shall also include an expected timeline for execution. A cost estimate detailing the projected cost of executing the decommissioning plan shall be prepared by a professional engineer or contractor. Cost estimations shall take into account inflation. To secure such removal, the applicant shall provide and maintain a form of financial surety. Such financial surety shall be provided either through a security deposit, escrow account, bond, or in a manner otherwise acceptable to the Town and shall be in an amount to be established by the Town Board upon recommendation from the Town Engineer. The bond amount will be equal to 125% of the decommissioning and reclamation cost for the entire system. The full amount of the financial security shall remain in full force and effect throughout the term of the approval and/or until any necessary site restoration is completed to restore the site to a condition comparable to that which existed prior to the issuance of the original approval. The Town may periodically review the financial security to determine if any adjustments in the bond amount are required. Removal of large-scale solar energy systems must be completed in accordance with the decommissioning plan. If the large-scale solar energy system is not decommissioned after being considered abandoned, the municipality may remove the system and restore the property and impose a lien on the property owner to cover these costs incurred by the municipality.
(5) 
Special use permit standards.
(a) 
Height and setback.
[1] 
Large-scale solar energy systems shall not exceed 15 feet in height when orientated at maximum tilt. Minimum setback requirements shall be:
[a] 
Front yard: 75 feet.
[b] 
Side yard: 50 feet.
[c] 
Rear yard: 50 feet.
[2] 
No ground-mounted or freestanding solar collectors are allowed in the front yard.
(b) 
An additional 100-foot setback from the minimum yard setback along all property lines that abut a lot in a residential district. This additional setback shall apply to the front yard setback when the lot on the opposite side of the street is located in a residential district.
(c) 
Large-scale solar systems shall be set back a minimum of 200 feet from any public or private road.
(d) 
Lot Size. Large-scale solar energy systems shall be located on lots with a minimum lot size of 10 acres. The maximum size of all solar panels, equipment, apparatus and fenced in area shall not exceed 40 acres.
(e) 
Lot coverage. A large-scale solar energy system that is groundmounted shall not exceed 50% lot coverage of the lot on which it is installed.
(f) 
All large-scale solar energy systems shall be enclosed by fencing to prevent unauthorized access. Warning signs with the owner's contact information shall be placed on the entrance and perimeter of the fencing.
(g) 
A large-scale solar energy system shall not be permitted on a site unless at least 50% of the site has existing solar access for the proposed solar energy system prior to any land disturbance or tree clearing.
[Added 8-11-2022 by L.L. No. 4-2022[1]]
[1]
Editor's Note: This local law also redesignated former Subsections G and H as Subsections K and L, respectively.
(h) 
A large-scale solar energy system shall not be permitted on a site where 50% or more of the site contains either or both of the following sensitive areas:
[Added 8-11-2022 by L.L. No. 4-2022]
[1] 
Land containing slopes over 15% grade;
[2] 
Mature forested land, which is defined as a forested area where the canopy layer is comprised of at least 50% of trees having an average diameter at breast height of eight inches or greater.
(i) 
Large-scale solar energy systems shall not be constructed on any portion of a lot containing a sensitive area listed in Subsection E(5)(h) above, except that where no practical alternative exists, the Planning Board may allow limited disturbance of such areas to provide vehicular access or the installation of utility lines and security fencing.
[Added 8-11-2022 by L.L. No. 4-2022]
(j) 
No more than five acres of forested land, defined as a forested area where the canopy layer is comprised of at least 50% of trees having an average diameter at breast height of eight inches or greater, may be cleared in connection with the construction of a large-scale solar energy system.
[Added 8-11-2022 by L.L. No. 4-2022]
(k) 
Any application under this section shall meet any substantive provisions contained in local site plan requirements in the Zoning Code that, in the judgment of the Town of Wawayanda Planning Board, are applicable to the system being proposed. If none of the site plan requirements are applicable, the Town of Wawayanda Planning Board may waive the requirement for site plan review.
(l) 
The Town of Wawayanda Planning Board may impose conditions on its approval of any special use permit under this section in order to enforce the standards referred to in this section or in order to discharge its obligations under the State Environmental Quality Review Act (SEQRA).[2]
[2]
Editor's Note: See Environmental Conservation Law § 8-0101 et seq.
F. 
Abandonment and decommissioning. All solar energy systems are considered to be abandoned after one year without electrical energy generation and must be removed from the property where they are located. Applications for a one-year extension for removal are reviewable by the Town of Wawayanda Planning Board. A maximum of two one-year extensions may be granted for each property.
G. 
Enforcement. Any violation of this Solar Energy Law shall be subject to the same civil and criminal penalties as provided for in the Zoning Code of the Town of Wawayanda
H. 
Severability. The invalidity or unenforceability of any section, subsection, paragraph, sentence, clause, provision or phrase of this section as declared by the valid judgment of any court of competent jurisdiction to be unconstitutional shall not affect the validity or enforceability of any other section, subsection, paragraph, sentence, clause, provision or phrase which shall remain in full force and effect.
All commercial forestry operations shall require a special use permit approval by the Planning Board. Approval of commercial forestry operations shall require the following:
A. 
In addition to any site plan requirements that the Planning Board shall determine are required under Article VII, the application for permit shall also include the following:
(1) 
The name and address of the harvester (logger) or purchaser.
(2) 
The location of the planned harvest operation and showing the location of the work areas, including loading areas, haul roads, landings and stream crossing.
(3) 
The approximate acreage to be cut and the approximate dates upon which such harvesting activity will occur.
(4) 
A description of the type of harvesting activity. Diameter-limit cutting (the minimum diameter and height measurement shall be designated), thinning or selection cutting, in which case the method of selections shall be explained.
(5) 
A copy of a contract with the logger or proposed contract with a prospective logger. If not available at the time of filing of the registration statement, the contract must be filed prior to the commencement of logging operations.
(6) 
A statement of the steps to be taken:
(a) 
To mitigate and control environmental damage;
(b) 
For reclamation to limit subsequent environmental damage, including soil erosion control and the protection of streams; and
(c) 
To assure that culverts and Town roads are protected from damage caused by the logging operation and from the transportation of timber, including compliance with truck weight limitations.
B. 
Exemption of lands harvested under approved management plans. Lands enrolled with the State Department of Environmental Conservation under the provisions of the Forest Tax Law provisions of the Real Property Tax Law[1] and lands otherwise harvested and managed in conformity with a forest management plan approved by the State Department of Environmental Conservation shall be exempted from the bonding requirements of Subsection F below.
[1]
Editor's Note: See § 480-a of the Real Property Tax Law.
C. 
Standards and limitations for commercial forestry operations. No harvesting, cutting or removal of products shall take place between the hours of 7:00 p.m. and 7:00 a.m. or at any time on Sundays or legal holidays.
(1) 
All commercial forestry operations shall be managed and conducted in accordance with the New York Timber Harvesting Guidelines, which shall be enforceable hereunder as standards for forestry operations in the Town of Wawayanda.
(2) 
Buffer strips shall be retained at least 25 feet wide along streams and at least 25 feet wide along public roads, public rights-of-way, scenic trails open to the public, lakefront areas, public buildings, adjacent residences and parks. Within the buffer strips, a basal area of 75 square feet per acre shall be maintained.
(3) 
No landings shall be located within buffer strips abutting streams, scenic trails, lakefront areas and public buildings. No landing or other operations shall be located within 50 feet of a residential building. Utility line maintenance shall be excluded from the prohibition of cutting trees within the buffer strip.
D. 
Clearcutting as a method of harvesting forest products is prohibited unless clearly justified by the requirements of sound forest management.
E. 
Upon approval by the Planning Board, the permit shall be valid for a maximum period of five years.
F. 
Security. As a condition of the permit, a certified check or irrevocable letter of credit shall be posted with the Town Clerk by the owner or logger in the amount of $100 per acre of land in order to assure compliance with the provisions of this section. Upon completion of such harvesting activities and the compliance with all provisions of this section, the Town Building Inspector/Code Enforcement Officer, Town Engineer, consulting forester, and/or Highway Superintendent shall inspect the site to assure that appropriate erosion control has been implemented, Town roads and infrastructure have not been damaged and forestry operations have been undertaken in accordance with the approved plan. Upon such notification, the security shall be returned. In the case of noncompliance with this section, the Town Board shall utilize such security, and in the event that such security is insufficient, the Town may bill the property owner in the amount of the insufficient security and, if such bill is not paid, assess and levy such amount on the real property tax bill and collect such amount in the same manner as real property taxes.
[Amended 3-4-2021 by L.L. No. 2-2021]
A. 
Purpose. In the development and execution of this section, it is recognized that there are some adult uses which, because it is their very nature, are recognized as having serious objectionable characteristics. The objectionable characteristics of these uses are further heightened by their concentration in any one area, thereby having deleterious effects on adjacent areas. The intent is to try to ensure that these adverse effects will not contribute to the blighting or downgrading of surrounding neighborhoods or land uses, increase crime or police calls, increase the quantity of transients in residential and commercial areas, cause a deterioration in the quality of life in residential neighborhoods, increase the accessibility of adult-oriented material and entertainment to minors, and encourage residents and businesses to locate elsewhere.
B. 
Regulated uses; restrictions. Regulated uses include all adult uses, which include, but are not limited to, the following:
(1) 
Adult bookstores.
(2) 
Adult cabarets.
(3) 
Adult video stores.
(4) 
Adult theaters.
C. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
RESTRICTION ON LOCATION
(1) 
No adult use shall be located within a five-hundred-foot radius of any residential zoning district.
(2) 
No adult use shall be located within a one-thousand-foot radius of the property of any church, synagogue, mosque or other place of religious worship.
(3) 
No adult use shall be located within a one-thousand-foot radius of any school, park, civic- or youth-oriented center, playground or playing field.
(4) 
No adult use shall be located within a five-hundred-foot radius of the property of another adult use.
SPECIFIED ANATOMICAL AREAS
(1) 
Less than completely and opaquely covered human genitals, pubic region, buttock and female breast below a point immediately about the top of the areola; or
(2) 
Human male genitals in a discernible turgid state even if completely and opaquely covered.
SPECIFIED SEXUAL ACTIVITIES
(1) 
Human genitals in a state of sexual stimulation or arousal;
(2) 
Acts of human masturbation, sexual intercourse, or sodomy; or
(3) 
Fondling or other erotic touching of human genitals, pubic region, buttocks or female breast.
D. 
Exterior display prohibited. No adult use shall be conducted in any manner that allows the observation of any material depicting, describing or relating to specified sexual activities or specified anatomical areas from any public way. This provision shall apply to any display, decoration, sign, show window or other opening.
[Added 9-19-2023 by L.L. No. 5-2023]
A. 
Definitions. As used in this section, the following terms shall have the meanings set forth below:
CANNABIS RETAIL DISPENSARY
A business that sells at retail any cannabis product authorized under the New York State Cannabis Law to be sold at such retail dispensary and in accordance with a license granted by the New York State Office of Cannabis Management.
HOUSE OF WORSHIP
Any building or property owned or leased by a religious corporation as described by New York State Religious Corporation Law or used by a religious corporation or association of any denomination pursuant to the written permission of the owner thereof, which is used by members as a meeting place for divine worship or other religious observances.
PUBLIC YOUTH FACILITY
A location or structure owned by a government or government subdivision or agency, that is accessible to the public, which provides recreational opportunities or services to children or adolescents of whom the primary population is reasonably expected to be 17 years of age or younger.
SCHOOL or SCHOOL GROUNDS
Any building, structure and surrounding outdoor grounds, including entrances or exits, containing a public or private preschool, nursery school, elementary or secondary school's legally defined property boundaries as registered or filed in the County Clerk's office.
B. 
Adult-use cannabis retail dispensaries shall be allowed as a special use in the MC-1 and MC-2 Zoning Districts. In addition to other applicable provisions of law, including the special use and site plan requirements and procedures set forth in Article VII of this chapter, cannabis retail dispensaries shall comply with the following requirements:
(1) 
A license from the State Office of Cannabis Management shall be required for the operation of any cannabis retail dispensary. If the State Cannabis Law or regulations adopted by the OCM provide additional or more restrictive provisions than this section, the provisions of the state law or regulations shall be controlling and may be enforced by the Town as if set forth herein in full.
(2) 
Site preparation or construction of a cannabis retail dispensary shall not commence, nor shall any existing structure be occupied or used as a cannabis retail dispensary, until final site plan and special permit approval has been granted by the Planning Board.
(3) 
Separation distances.
(a) 
No cannabis retail dispensary shall be located on the same road and within 500 feet of a school or a public youth facility, or on the same road and within 200 feet of a house of worship.
(b) 
No cannabis retail dispensary shall be located within 2,000 feet of another cannabis retail dispensary or within 2,000 feet of another cannabis facility or use that requires a license from the OCM, including but not limited to storage facilities, warehouses, cultivators, nurseries, processing facilities, distributors and distribution centers, adult-use cooperatives, and/or adult-use microbusinesses.
(c) 
Separation distances shall be measured as a straight line from the center of the nearest entrance of the cannabis retail dispensary to the center of the nearest entrance of the building occupied as a school, public youth facility, house of worship, or other regulated cannabis facility or use, or as otherwise set forth in the state regulations.
(4) 
A cannabis retail dispensary may open no earlier than 9:00 a.m. and shall close no later than 10:00 p.m. on the same day.
(5) 
A cannabis retail dispensary shall prevent the odor of cannabis from emanating beyond the walls of the premises by utilizing appropriate ventilation and air filtration systems.
(6) 
Drive-thru service windows for person(s) using ground transport are not permitted.
(7) 
A cannabis retail dispensary shall not display cannabis products or cannabis paraphernalia or any packaging or labeling that could reasonably be mistaken for a cannabis product in a storefront window or other location that makes the product or paraphernalia visible to individuals utilizing the public road(s) on which the dispensary is located.
(8) 
A cannabis retail dispensary shall install a security system which shall, at a minimum, include:
(a) 
A perimeter alarm that communicates with a designated owner or employee of the dispensary and a third-party commercial central monitoring station when intrusion is detected; and
(b) 
Video camera surveillance at all points of entry and exit, and in any parking lot, which shall be appropriate for the normal lighting conditions of the area under surveillance.
(9) 
The Planning Board or Zoning Board of Appeals, as applicable, shall have the authority to consider any factor and to impose any approval condition or standard that is not expressly preempted by the state statute or regulations.
C. 
If any aggrieved person claims that any provision of this section is unreasonably impracticable, that person may file an appeal with the Town Zoning Board of Appeals (ZBA) requesting an interpretation of the meaning and application of such provision within 60 days of such aggrievement. If any aggrieved person claims that any determination regarding the interpretation of any provision of this section is unreasonably impracticable or if any municipal action taken pursuant to this section or otherwise pursuant to the Town Zoning Code is unreasonably impracticable or discriminates against or frustrates a registrant's, licensee's or permittee's ability to carry out the operation of a cannabis retail dispensary, that person may appeal such determination or municipal action to the ZBA within 60 days of the date of such determination or municipal action. Failure to file a proper appeal with the ZBA within such sixty-day period shall constitute the failure to exhaust administrative remedies.
[Amended 3-4-2021 by L.L. No. 2-2021]
The following additional standards must be met in conducting animal husbandry and commercial agricultural operations.
A. 
Agriculture.
(1) 
Non-animal agriculture operations, such as the raising of field, greenhouse, nursery and garden crops, sod and vineyard and orchard farming shall be permitted in all zoning districts.
(2) 
The keeping, breeding and raising of livestock shall be permitted on lots equal to or greater than two acres but less than or equal to seven acres, provided that the following provisions are met. This section shall not prevent the keeping of ordinary household pets such as dogs and cats in compliance with Subsection C below and animal control regulations of the Town Code.[1] Keeping of livestock on lots of less than two acres in size may be permitted as a special use. No roosters shall be permitted on a lot less than two acres.
Number of Animals
Species
Permitted
Dairy and beef cows, horses and other domestic animals of similar size
1 for the first 2 acres, plus 1 for each additional 1 acre up to 7 acres
Sheep, goats, swine and other domestic animals of similar size
1 for the first 2 acres, plus 1 for each additional 1 acre up to 7 acres
Poultry, rabbits and other domestic animals of a similar size
From 2 to 4.9 acres:
Maximum of 50
From 5 to 7 acres:
Maximum of 150
[1]
Editor's Note: See Ch. 76, Dogs and Other Animals.
(3) 
The keeping, breeding and raising of livestock, poultry and similar animals shall be permitted on lots greater than seven acres and shall not be subject to the requirements of Subsection A(2) above.
(4) 
The storage of manure or other odor- or dust-producing substances shall be adequately screened from the view of adjacent properties and located not less than 75 feet from any side or rear lot lines for lots equal to or greater than two acres but less than or equal to seven acres. The storage of manure or other odor- or dust-producing substances in nonagricultural districts shall be set back 150 feet from any side or rear lot lines for lots greater than seven acres.
(5) 
Barns and structures for the housing of livestock on lots smaller than seven acres shall be set back the minimum distance required for accessory structures. Poultry, rabbits and other animals of similar size shall be housed in structures that shall be set back 20 feet minimum from any property line. State right-to-farm provisions shall apply in all other instances.
B. 
Stables and riding academies.
(1) 
The minimum area required for the commercial stabling of horses on any lot shall be seven acres. There shall be no storage or use of manure or other dust-producing substances within a distance of 100 feet from any lot line. Riding trails may be no closer than 50 feet to any lot line, nor shall any riding trail cross a public way, road, street or highway unless by prior approval of the Planning Board. All lighting shall be so located as not to be visible at the source from any adjoining property. The use of existing barns and structures is to be encouraged; such existing buildings will be exempt from applicable setback requirements.
(2) 
Provisions shall be made for removal or handling of manure in such a manner that does not pollute groundwater or surface water or create a public nuisance.
(3) 
Public events, demonstrations, horse shows, rodeos or competitive events held in connection with riding academies or stables shall be permitted, providing that adequate sanitation facilities, sufficient parking and crowd control measures are provided as determined by the Town Board.
(4) 
The applicant shall be permitted to regularly maintain no more than 10 horses over six months old on the premises for the first seven acres of contiguous property owned by the applicant. The keeping of an additional one horse over six months old shall be permitted for each additional 1/2 acre of contiguous property in excess of seven acres owned by the applicant.
(5) 
In reviewing any application for a stable or riding academy, the Planning Board shall consider the drainage, percolation and topography of the proposed site and its proximity to public or private water supplies.
(6) 
In granting any special use permit pursuant to this section, the Planning Board shall consider the frequency of events, hours during which events may be permitted, the maximum number of people that may be expected to attend such events, provisions for crowd and traffic control and intrusiveness of noise upon neighboring residences, including the nature of and decibel level of sound amplification systems.
(7) 
The location of commercial stables and riding academies pursuant to this section shall be permitted pursuant to a special use permit in the following zones: AP, AB, AR, SR, RH, TC and MC.
C. 
Animal hospitals or veterinary clinics and commercial or not-for-profit kennels shall, where permitted, be subject to the following standards:
(1) 
The minimum lot size for a commercial or a not-for-profit dog kennel shall be 10 acres.
(2) 
No kennel, runway or exercise pen shall be located within 300 feet of any lot or street line.
(3) 
For animal hospitals and veterinary clinics, all facilities other than exercise pens and runways shall be maintained in enclosed structures which shall be of soundproof construction and so maintained as to produce no dust or odors at the property line.
(4) 
All facilities shall be permanently screened from all surrounding properties.
(5) 
In issuing the special use permit, the Planning Board shall stipulate the maximum number and type of animals to be boarded, harbored or trained.
A. 
All such premises shall be constructed and operated in conformance with applicable state and federal regulations.
B. 
Accessory tenant housing and dormitory accommodations may be located on lands that are considered part of the same farming operation at which the tenant/migrant labor is employed, but said structures shall be regulated as a principal building in accordance with the bulk standards provided for migratory housing in the applicable zoning district.
A. 
Camps shall provide a minimum of 10,000 square feet per cabin site and the same for the principal building.
B. 
No tent activity area or recreational facility shall be located nearer than 100 feet from any public road and 100 feet from any adjoining property line.
C. 
Buildings and sleeping quarters (except tents) shall be set back a distance of 20 feet from each other, and tents shall be set a minimum of 10 feet apart.
D. 
Cabins or cottages, designed for one-family occupancy only, shall be permitted.
E. 
Accessory recreational facilities shall be set back 200 feet from all lot lines and shall be effectively screened along lot lines, as required by the Planning Board.
F. 
If floodlighting is used, exterior lighting shall be restricted to that essential for the safety and convenience of the users of the premises, and the source of such illumination shall be shielded from the view of all surrounding streets and lots.
G. 
The Planning Board may permit the use of outdoor public address systems, provided that no more sound shall carry beyond the limits of the camp site than would be inherent in the ordinary residential use of the property.
H. 
All structures and uses shall be effectively screened along lot lines, as required by the Planning Board.
I. 
All provisions of the Sanitary Code or such other regulations of the County Health Department pertaining to camps and their sanitary facilities must be met.
Hotel, motel and resort establishments, where permitted, shall require special use review by the Planning Board and be subject to the following standards:
A. 
A site to be used for a motel, hotel or resort establishment shall include an office and lobby and may include accessory uses as follows: restaurants, coffee shop or cafeteria providing food and drink, amusement and sports facilities such as a swimming pool, children's playground, tennis or other game sports, and game or recreational rooms.
B. 
Lot area shall be a minimum of two acres plus one acre for each 15 rooms beyond the first 20 on lots without central water and sewer, and a minimum of one acre plus 1/2 acre for each 15 rooms beyond the first 20, provided the site can support such density and also accommodate accessory structures and uses, parking, stormwater, septic and water facilities and any other requirements. The lot shall also have not less than 200 feet of frontage on a Town, county, state or federal highway.
C. 
Point of ingress and egress shall be limited to a total of two on any street. All off-street parking areas shall be at least 25 feet from all property lines, and parking areas serving a restaurant, cafeteria or coffee shop shall be at least 20 feet from all motel dormitory units.
D. 
Individual hotel, motel and resort rooms shall not contain kitchen facilities of any nature and shall not be used as apartments for nontransient tenants or other single-room-occupancy residential uses. A hotel, motel or resort shall not constitute an individual’s or family’s residence, except for a live-in manager, and shall not be construed to be a multifamily dwelling. A guest may stay at a hotel, motel or resort for no more than 30 consecutive days and for no more than a total of 30 days within a five-week period. A hotel, motel or resort shall not be construed to include bed-and-breakfast establishments, mobile homes, campers or campgrounds.
[Amended 9-2-2021 by L.L. No. 4-2021]
E. 
No hotel, motel or resort use shall be permitted which is intended to accommodate activities of a health care, rehabilitative or medical nature. Such facilities shall be considered separate uses and limited to those zoning districts where specifically permitted by listing on the Schedule of District Regulations.[1]
[1]
Editor's Note: The respective districts' Schedule of District Regulations are included at the end of this chapter.
F. 
The exterior treatment, including colors, textures and materials, of all structures within a hotel or motel development shall be muted and blend into the surrounding landscape or adjacent land uses.
G. 
Lighting throughout the area shall not exceed 1.5 footcandles (average reflective method) at ground level except in the case of recreational facilities, which may be illuminated in excess of that standard, provided that opaque screening is utilized to entirely block the reflected glare of the area from adjacent uses.
A. 
Hospitals, nursing homes and other senior life-care facilities are permitted as specified on the use table. Senior life-care facilities shall be defined as any premises containing sleeping rooms, with or without kitchens, or living units used by persons who are lodged and furnished with optional meals, health care or other supportive services connected with the activities of daily living, including nursing homes, assisted and independent living projects and other similar uses primarily intended for the elderly or infirm, and not including group homes, hospitals, clinics or alcohol- and drug-rehabilitation facilities. These facilities may receive, at the discretion of the Planning Board, up to a twenty-five-percent density bonus but be subject to all other applicable multifamily dwelling standards.
B. 
Hospitals providing community general hospital care, including outpatient mental health services, are permitted on lots with the minimum area and lot width specified for the applicable zoning district, provided that all other requirements are in full compliance with these regulations.
C. 
In addition to approval of a special use permit for a hospital, nursing home or convalescent home, the Planning Board may also allow, in separate facilities upon the same or an abutting lot, offices and facilities for administration, doctors' offices, dispensaries or other like uses that are clearly accessory to the principal use, provided that such facilities shall observe the setbacks for the principal use from any property line other than property lines which adjoin another such hospital. Such facilities need not be in the same ownership.
D. 
A parking plan shall be submitted for approval together with the special use permit that ensures the adequacy of parking facilities for all inpatient, outpatient and staff needs.
A. 
A buffer landscape strip shall be required to protect play yards from dust, dirt and noise as well as to screen and protect adjacent properties from any site-generated noise. A minimum twenty-foot landscaped strip shall be densely planted with shrubs and trees to create an opaque screen. No plantings shall cause an interference with required lines of sight for entry and exit drives.
B. 
Outdoor play areas shall be provided with a minimum space of 40 square feet per child. Play areas shall include turf grass areas and space for play equipment and circulation. Play areas shall not exceed 10% in slope.
C. 
Fencing not less than four feet high and not greater than six feet high shall be required in addition to a landscape strip, unless it can be demonstrated to the satisfaction of the Planning Board not to be necessary for the protection of health and safety. Only a day-care center that is on a local road may apply for the waiver.
D. 
Such use shall require certification from appropriate state agencies.
A. 
Strict compliance with New York State standards shall be required in the design and construction of devices for storing and handling gasoline and other products to keep the hazards of fire and explosion involving the same to a minimum.
B. 
The minimum required lot area for such use shall be 30,000 square feet, with a minimum lot width and road frontage of 150 feet.
C. 
There shall be safe and adequate sight distance in each direction along the highway on which the property has access, and the use of property shall not otherwise create a traffic hazard.
D. 
Pumps and other devices shall be located at least 40 feet from any property line. Signs shall be located at least 20 feet from any property line.
E. 
No major repair work shall be performed out-of-doors.
F. 
All automobile parts, dismantled vehicles and similar articles shall be stored within a building, except as provided for in Subsection H of this section.
G. 
The illuminated part of and lettering which are customarily part of or affixed to gasoline pumps shall not be deemed signs.
H. 
No more than five wrecked, partially dismantled or unlicensed vehicles shall be kept on the premises, and all such vehicles shall be kept within a building or concealed behind a board fence at least six feet high.
I. 
No dead storage or parking of vehicles shall be permitted, except vehicles awaiting immediate service or repair or those vehicles impounded at the direction of the police.
J. 
A minimum twenty-five-foot landscape buffer shall be provided on side and rear yards.
K. 
For auto body shops, said shop shall be licensed by the applicable regulating agency. A copy of said license shall be filed as part of the special use permit application.
A. 
Bed-and-breakfasts shall be on a minimum lot area of two acres for the first four guest rooms.
B. 
One additional guest room may be provided for every additional 1/4 acre, up to a maximum of 12 guest rooms.
C. 
The owner shall demonstrate that there are adequate sewer and water supply facilities to serve the guests to be accommodated.
D. 
No bed-and-breakfast facility shall lodge persons for more than two weeks at a time.
A. 
Yard sales. Individual private family yard sales are a permitted use in all zoning districts. They shall require permits from the Town Clerk and be subject to the following specific regulations and requirements:
(1) 
Each individual property location may have a maximum of five yard sales during any one calendar year. Each sale shall last a maximum of three consecutive days.
(2) 
All items shall be placed and offered for sale within the confines of the property described in the permit.
(3) 
Yard sales are meant to allow individuals to offer for sale accumulated normal household items or arts and crafts, and the buying and selling of commercial or surplus material shall be considered a commercial operation and shall be prohibited unless otherwise specifically permitted herein.
B. 
Flea markets and tent sales. Business owners, churches, schools and other commercial or nonprofit organizations within all districts may conduct flea markets and tent sales, provided no more than three such sales shall be conducted per calendar year and each sale is limited to four days' length. A flea market is hereby defined for these purposes as an occasional or periodic market held in an open area or structure where individual sellers or groups of sellers offer goods for sale to the public on a commercial basis. The enterprise shall not be conducted within required yards, on public rights-of-way or without otherwise complying with the requirements of this chapter pertaining to parking, lighting, noise and signage. Exhibition licenses shall be required for this purpose in accord with Chapter 46 of the Town of Wawayanda Code.[1]
[1]
Editor's Note: See Ch. 46, Amusement Devices and Exhibitions.
C. 
Seasonal roadside stands. Temporary seasonal roadside produce stands used to sell garden or farm produce shall be permitted within all zoning districts as an accessory use in conjunction with any other agricultural use operated on the same parcel, provided these activities only take place between March 1 and December 31 and are limited to 500 square feet or less in display area. No permanent structures shall be permitted in connection with such uses. The enterprise shall also not be conducted within required yards, on public rights-of-way or without otherwise complying with the requirements of this chapter pertaining to parking, lighting or signage.
[Amended 3-4-2021 by L.L. No. 2-2021]
D. 
Other temporary or permanent outdoor commercial display and storage. Unless otherwise permitted by this chapter, there shall be no temporary or permanent outdoor commercial display and storage of merchandise for the sale, including used motor vehicles, except as a special use. The Planning Board shall consider the following in reviewing such applications:
(1) 
The location and size of the proposed use.
(2) 
The nature and intensity of the operations involved.
(3) 
The size of the site in relation to the use and its location with respect to highways or streets giving access to the same.
(4) 
Whether such use will discourage the appropriate development and use of adjacent land or buildings or impair the value thereof.
(5) 
Whether there are any characteristics of such use that will be objectionable to occupants of nearby properties.
(6) 
The electric lighting and advertising that will be involved in such use.
(7) 
Any other pertinent information that may be necessary to determine if such proposed special use meets the requirements of this chapter and the public convenience, welfare and safety.
(8) 
Automobile- or equipment-related uses involving outdoor display or storage of automobiles or equipment on a commercial basis shall be limited to districts where such uses are otherwise permitted.
[Amended 9-2-2021 by L.L. No. 4-2021]
A. 
Schools and places of worship shall be located on lots that front on and obtain vehicular access only from state and county highways.
A. 
Multifamily dwelling projects shall be considered major subdivisions. This major subdivision classification shall apply to all subdivisions of property in connection with the development, regardless of whether or not the same are connected with building development, and the approvals required shall be requested and acted upon concurrently as one subdivision. Application for preliminary approval of multifamily dwelling projects, accordingly, will be made to the Town in the manner provided under the Town's Land Subdivision Law.[1]The subdivider shall also submit all information required by such regulations plus the following additional data;
(1) 
An application for approval on a form to be supplied by the Town or, in the absence of such form, by a letter or brief from the developer or his or her representative indicating how the development will specifically comply with or meet the criteria set forth herein.
(2) 
A proposed plot plan showing the approximate (generally within five feet) locations of all buildings and improvements, including parking areas, planting strips (if any), signs, storm drainage facilities, water supply, sewage treatment and collection systems and the specific areas provided as open space in connection with the requirements of this chapter. Building layouts, floor plans and profiles shall also be provided, indicating building dimensions, numbers, and sizes of units, common ownership or use areas (apart from the open space referenced below), lighting and such other information as shall be required to determine compliance with the design standards contained herein and any other building standards which may be applicable in the Town of Wawayanda. Setbacks from property lines, improvements and other buildings shall also be indicated.
(3) 
A schedule or plan and proposed agreement(s), either with the Town or a property owners' association, for the purpose of dedicating, in perpetuity, the use and/or ownership of the recreation area and open space required by this chapter to the prospective dwelling owners or occupants. Such agreement may be incorporated in the applicant's proposed covenants and restrictions but shall in any event provide to the satisfaction of the Town that maintenance and use of the property, regardless of ownership, be restricted to either activities intended for the sole benefit of the occupants of the particular project proposed or permanent open space as hereinafter provided.
[1]
Editor's Note: See Ch. 162, Subdivision of Land.
B. 
The Planning Board shall act on the preliminary development plan and special use application concurrently, provided an environmental assessment is also conducted pursuant to the New York State Environmental Quality Review Act.[2] No building permit shall be issued to the applicant, however, until all conditions attached to the approval of any preliminary development plan shall have been satisfied, and nothing herein shall be construed as permitting the issuance of a building permit prior to preliminary approval and the filing of financial guarantee as required. This requirement notwithstanding, the building permit application shall be made with the development plan and shall, if granted, be valid for a period equal to that for preliminary development plan approval. If the preliminary development plan shall be rejected, no building permit shall be granted.
[2]
Editor's Note: See Environmental Conservation Law: Art. 8 (§ 8-0101 et seq.); see also, 6 NYCRR 61.
C. 
Following preliminary plan approval, the developer shall provide for the installation of required or proposed improvements, including but not limited to streets, parking areas, storm drainage facilities, recreational facilities and lighting. Building improvements shall similarly be completed or guaranteed prior to the applicant's request for final development plan approval. No certificate of occupancy (where the same is required) shall, however, be issued until such time as final development plan approval shall have been granted in accordance with the procedures and requirements of this chapter and buildings have been completed and inspected by the Town Building Inspector.
D. 
Complete final building plans shall also be submitted as part of the final development plan application.
E. 
No person shall sell, transfer, lease or agree or enter into an agreement to sell or lease any land and/or buildings or interests in the individual dwelling units to be created, or erect any building thereon except in accord with the provisions of this chapter, unless and until final development plan approval shall have been granted (unless the improvements shall have been guaranteed), and the plan has been recorded in the office of the Orange County Clerk.
F. 
Multifamily dwelling density shall be granted a one-hundred-percent density bonus above the number of dwelling units per acre which would be permitted within the district if the parcel on which the units are to be constructed were to be developed for one-family residential use. Density shall be calculated by taking the total acreage of the development and deducting the following acreages: land contained within public rights-of-way; land contained within the rights-of-way of existing or proposed private streets (where formal rights-of-way are not involved, the width shall be assumed to be 50 feet); land contained within the boundaries of easements previously granted to public utility corporations providing electrical or telephone service; all wetlands, floodplains, slopes of 25% or greater grade, water bodies and other undevelopable areas (unless such areas are used for some active recreational purpose, such as trails, or employed for some other development purpose, such as a stormwater detention area); and dividing by the number of proposed units.
G. 
All areas of a multifamily development not conveyed to individual owners and not occupied by buildings and required or proposed improvements shall remain as permanent open space or be dedicated to recreation area to be used for the sole benefit and enjoyment of the residents of the particular units being proposed. No less than 50% of the tract shall be used for this purpose, and fees in lieu of dedication may not be substituted for such space. Such open space shall be subject to the following regulations:
(1) 
No less than 50% of the open space to be provided (25% of the total tract) shall be dedicated to recreational area for the sole benefit and enjoyment of the residents of the particular units proposed. Recreation areas (as distinct from other open space) shall be immediately adjacent (part of the same parcel and contiguous) to the proposed units and freely and safely accessible to all residents of the development. They shall not be used to fulfill open space requirements or provide recreational areas for residents of other units, excepting as provided for in Subsection G(2) below. They shall be usable for active recreational activities and shall not include wetlands, quarries, slopes over 15% in grade, water bodies or acreage used for improvements, such as storm drainage facilities or sewage effluent disposal areas.
(2) 
Land designated as open space shall be permanently maintained as such and not be separately sold, used to meet open space or recreation area requirements for other developments, subdivided or developed, excepting that a holding zone may be reserved for future development pursuant to density and other zoning requirements as they presently exist, provided such lands are specifically defined and indicated as "reserved for future development" on all development plans. Such lands shall not be included in calculating permitted density for the proposed development. These provisions, however, shall not be construed as granting or reserving to the developer any rights or privileges to develop on the basis of a preapproved plan if density or other zoning requirements shall have been modified to preclude such development.
(3) 
Open space areas shall be permanently maintained so that their use and enjoyment as open space are not diminished or destroyed. Such areas may be owned, preserved and maintained by dedication to a property owners' association which assumes full responsibility for maintenance of the open space and/or deed-restricted private ownership which shall prevent development of the open space, provide for its maintenance and protect the rights of owners or occupants of dwelling units to use and enjoy, in perpetuity, such portion of the open space as shall have been dedicated to recreation area for the project. This is intended to allow the owner/developer to retain ownership and use of a portion of the property (for hunting, fishing, etc.), provided the permanence of the open space is guaranteed.
(4) 
Whichever maintenance mechanism(s) is used, the developer shall provide, to the satisfaction of the Town Attorney and prior to the granting of any final development plan approval, for the perpetual maintenance of the open space and also the use and enjoyment of the recreation area by residents of the units being approved. No lots shall be sold nor shall any building be occupied until and unless such arrangements or agreements have been finalized and recorded.
(5) 
Developments of 50 units or more shall provide 1/2 acre of playground area per 50 units unless restricted to adult occupancy only.
H. 
All multifamily developments shall be served with central sewage facilities and water supplies. Effluent disposal areas shall also be subject to the setback requirements applicable to other multifamily buildings and structures at a minimum.
I. 
The following design criteria shall apply to multifamily developments;
(1) 
There shall be no more than 15 dwellings in each multifamily building.
(2) 
No structure shall be constructed within 50 feet of the edge of any access road to or through the development or within 10 feet of the edge of any parking area. No buildings shall be located within 100 feet of any pond, reservoir, lake or watercourse that is part of a water supply system.
(3) 
Access roads through the development shall comply with minor street requirements as specified in this chapter, and no parking space shall be designed such that a vehicle would be backing or driving out onto a through road. Instead, there shall be a defined entrance and exit to and from each parking area.
(4) 
Access and egress from the proposed development shall be to a public road, and a traffic engineering study shall be an integral part of the site plan application. Such entrances and exits shall be at least 100 feet from any intersection and shall meet AASHTO Standards. No multifamily development shall be served by more than one entrance and one exit from any public highway, unless topography or other physical circumstances would preclude the use of a single entrance in a safe manner.
(5) 
Parking spaces of one per bedroom shall be provided, plus 20% additional spaces for visitor parking. The 20% additional parking spaces may be land banked with approval of the Planning Board. Land-banked parking must be constructed within six months after notice from the Building Inspector.
[Amended 3-4-2021 by L.L. No. 2-2021]
(6) 
No more than 60 parking spaces shall be provided in one lot, nor more than 15 in a continuous row without being interrupted by landscaping. All off-street parking shall be adequately lighted and so arranged as to direct lighting away from residences.
(7) 
No structure shall be erected within a distance equal to its own height of any other structure.
(8) 
All multifamily structures shall be a minimum of 100 feet from any of the exterior property or boundary lines of the particular project involved and 75 feet from any public right-of-way.
(9) 
Where a property line is not wooded, a planting strip of 50 feet in width shall be required to buffer adjoining property owners and ensure privacy. Similar buffering of areas adjoining county and state highways shall be required. A landscaping plan shall also be prepared and submitted to the Planning Board for approval.
(10) 
Multifamily developments shall be subject to the stormwater management requirements of this chapter. Facilities shall be designed to accommodate storms of a twenty-five-year average frequency unless a more stringent standard shall be recommended by the Town Engineer. The general performance standard shall be that the amount of uncontrolled stormwater leaving the site along any property line after development shall not exceed that estimated for the site prior to development. In instances where stormwater facilities are impractical for engineering reasons, the Board may modify this standard as it applies to a particular project but shall provide for the maximum practical reduction in flow that can be achieved under the circumstances.
(11) 
All electrical and other utilities shall be placed underground and buried to a depth determined by the Town Engineer as sufficient for safety purposes.
(12) 
In addition to the standards for landscaping set forth herein, the ground and vicinity of buildings shall be provided with decorative landscape materials, subject to approval by the Planning Board.
(13) 
Exterior lighting along walks and near buildings shall be provided utilizing architectural grade equipment and shall not create glare on adjoining units or adjoining properties.
(14) 
Walks shall be provided throughout the development area to ensure that roads shall not be required for pedestrian circulation.
(15) 
The Fire Inspector shall review the development for adequate access for emergency vehicles.
[Amended 3-4-2021 by L.L. No. 2-2021]
J. 
Maintenance of a multifamily project shall be vested in an association or other legal entity organized prior to the offering of the first unit for occupancy, or a manager, who may be the developer or a person designated by the developer before the developer offers a unit for occupancy, or the owners or occupants of units themselves if the total number of owners or occupants within the development is not more than five. If the developer shall opt to manage the project or designate a manager, the preliminary application shall include financial statements, a description of previous management experience and other data sufficient for the Planning Board to ascertain the financial responsibility of the manager.
K. 
The association or manager, as the case may be, shall be responsible for maintenance, repair and replacement of the common areas of the development, including buildings, and, if applicable, the furniture, fixtures and equipment within the units. The project instruments shall specify the expenses that the maintenance organization may incur and collect from purchasers as a maintenance fee and to secure maintenance of the project and enforcement of applicable covenants and restrictions in perpetuity. The Planning Board may require that a certified public accountant review such financial data to determine proposed fees are, in fact, adequate to secure maintenance on a continuing basis.
L. 
The developer shall, in filing a preliminary development plan, provide a narrative description of how responsibility for maintenance and care of the units and common areas will be assured and a pro forma operating budget for the maintenance organization, including a breakdown of the common expense to be borne by the maintenance organization and a separation of long-term maintenance costs from ongoing routine maintenance costs. There shall also be provided a narrative description of how the developer proposes to assure maintenance of the units and common facilities during any sales program. The Planning Board may require additional temporary facilities to accommodate service demands. Copies of all applicable instruments shall be provided for purposes of determining that long-term arrangements for maintenance of common facilities have, in fact, been made by the developer.
M. 
Any developer who proposes to construct multifamily dwellings and convey the common elements of said multifamily dwelling project, including recreation areas, to an association of purchasers of units therein shall submit a maintenance bond or other performance guarantee acceptable to the Town Board and Town Attorney ensuring long-term maintenance and repair of said common elements. Such maintenance bond or other guarantee shall;
(1) 
Be for a period of not less than 15 years from the date of the final approval of said multifamily dwelling-transient use by the Town;
(2) 
Be in an amount equal to the amount collected or to be collected for long-term maintenance (as indicated in the budget referenced above) by the developer or other responsible parties from each purchaser during the first year after sales to such purchasers begin, multiplied by the total number of expected purchasers.
N. 
If the development shall be subject to the New York State statutes governing the sale of real property used for multifamily occupancy, the developer shall certify as to his or her compliance with said statutes. To the extent the provisions of such statutes conflict with this subsection, such certification shall suffice as to conformance with these requirements.
O. 
Conversions of existing structures to multifamily dwelling use, regardless of whether such conversions involve structural alterations, shall be considered subdivisions and, moreover, be subject to the provisions of this chapter. Motels and hotels, however, shall not be converted to multifamily residential use. If the proposed project does involve structural alterations, the preliminary development plan shall include a certification of a registered architect or engineer to the effect that the existing building is structurally sound and that the proposed conversion will not impair structural soundness. However, the conversion of an existing one-family detached dwelling or single-family semidetached dwelling into not more than three residential units shall be exempt from these requirements, unless such units are intended to be a condominium. This shall not, however, exempt an owner from any requirements of the State Building Code or this chapter as they may pertain to such activities.
A. 
Conservation subdivisions.
(1) 
Authority. Pursuant to the powers granted under § 278 of the Town Law and the Municipal Home Rule Law, the Town Board hereby authorizes the Planning Board to vary the zoning requirements of this chapter simultaneously with the approval of any proposed residential development or subdivision plat within the Town in order to create a conservation subdivision in furtherance of the purposes and objectives set forth herein and subject to the requirements, standards, and procedures set forth in this section and Chapter 162 of the Town's Code (Subdivision of Land).
(2) 
Purposes. The purpose of conservation subdivisions is to enable and encourage flexibility of design and development of land in such a manner as to preserve the natural and scenic qualities of open land.
(3) 
Applicability/location.
(a) 
Conservation subdivisions are applicable only in the Agricultural Residential, Agricultural Business, Agricultural Preservation, and the Suburban Residential Zoning Districts of the Town.
(b) 
An applicant for subdivision approval may propose or the Planning Board, in its discretion, may require the submission of a conservation subdivision plat where the Planning Board finds that a conservation subdivision is appropriate.
(c) 
In order for the Planning Board to require a conservation subdivision without the applicant's consent, the Planning Board must find that a conservation subdivision is appropriate for the particular parcel of land in question and its location, based upon the following criteria:
[1] 
The purpose for conservation subdivisions, as set forth in Subsection A(2) above, will be furthered;
[2] 
The open space to be preserved via a conservation subdivision will not be as effectively preserved by any other method;
[3] 
The open space to be preserved via a conservation subdivision is of value to the community and will preserve or enhance the rural character of the Town;
[4] 
The site features and constraints will allow for a feasible clustered or conservation lot layout; and
[5] 
The soils and water supply are sufficient to allow on-site septic systems and water wells to service each lot in the conservation subdivision lot layout or there is public sewer and water available.
(4) 
Density standards.
(a) 
Overall density. The maximum number of lots permissible in a conservation subdivision shall in no case exceed the maximum number of lots permissible in a conventional subdivision for the same parcel of land if the parcel was subdivided via a conventional subdivision where the lots conform to the minimum lot size, density, and other requirements otherwise applicable to the district or districts in which such parcel of land is located.
(b) 
Density calculation. The applicant shall submit a sketch plan for a conventional subdivision conforming to the minimum lot size, requirements and standards otherwise applicable to the district or districts in which the subdivision is located in order to establish the number of dwelling units permitted in a conservation subdivision. Said sketch plan must show that each lot meets the minimum lot size and area requirements for the zoning district in which is located and that each lot shown can be developed as a viable single-family residential lot. Except as specified herein, all development standards and controls normally applicable to conventional subdivisions shall also be applicable to conservation subdivisions. Thus, areas of land needed for roads, infrastructure as well as site constraints that limit the number of lots in a conventional subdivision shall be taken into account in determining the number of lots allowable in a conservation subdivision. The area of lands which may be required for parks, playgrounds or recreation areas in a conservation subdivision, if any, or a fee in lieu of such parks, playground or recreation areas shall in no case exceed the area of such lands that may be required in a conventional subdivision. However, the area of lands which would be required in a conventional subdivision for parks, playgrounds or recreation lands pursuant to the Town's Subdivision Regulations (Chapter 162 of the Code) shall be excluded in determining the number of lots permitted in a conservation subdivision.
(5) 
Development standards.
(a) 
Lot sizes and layout. The intent of this section is to allow flexibility of design that allows for enhancement of rural character and conservation of open space. Lots should vary in size and shape and should utilize existing land features in configuration of the lots.
[1] 
Minimum lot size. The minimum lot size allowed in a conservation subdivision shall be no less than 1/3 acre and at least 50% of the total number of lots in the subdivision shall be 1/2 acre or more.
(6) 
Open space requirements.
(a) 
Amount of open space required. The size of the open space shall be determined on a case-by-case basis with the final determination to be made by the Planning Board, in its discretion, upon review of the subdivision application. The portion of the subdivision tract to be set aside for open space conservation shall be of such minimum dimensions and size as to be functional for its intended purpose, taking into consideration environmental, density and other site-specific factors. There shall be a minimum of 50% of the parcel preserved as open space.
(b) 
Location. Open space areas shall be convenient to the dwelling units they are intended to serve and shall be sited with sensitivity to surrounding land features and development. Open space areas shall be integrated wherever possible into a connected open space system within the development as well as outside the development. Open space areas should form a contiguous system with other open space areas in the vicinity of the subdivision development to the maximum extent practicable.
(c) 
Use of open space areas. Open space areas may include features and improvements for active and/or passive recreation, provided that such features do not materially detract from the purpose for preservation of the open space. As a general principle, open space areas should be left in their natural state. Accepted conservation management techniques may be employed to maintain a natural state and allow for passive recreational opportunities, such as, but not limited to, hiking trails, cross-country skiing or snowshoeing trails, picnic areas, etc. Where appropriate, active recreational facilities may be included in the open space areas. In addition, farming activities are allowed to continue in open space areas pursuant to an agricultural easement or other suitable arrangements. Where active agricultural lands are set aside in a conservation subdivision, such lands may remain in active agricultural use.
(d) 
Deed restrictions. Any lands set aside for open space purposes shall contain appropriate easements, deed covenants, conditions and restrictions approved by the Planning Board and/or the Town Attorney, ensuring that:
[1] 
The open space area or areas will not be further subdivided or developed in the future;
[2] 
The designation of the open space will continue in perpetuity for the purposes specified;
[3] 
Appropriate provisions are made for the continual maintenance, management and use of the open space with the purpose of preserving the open space;
[4] 
The delegation of authority for management of the open space area is appropriately placed in the owner or owners of the open space area;
[5] 
The open space area will not be able to be converted or used for a for-profit commercial enterprise except for agricultural uses; and
[6] 
The easements, deed covenants, conditions and restrictions shall be recorded against the parcel with reference to such recording made in each deed of conveyance of each lot and shall be enforceable by the Town.
(e) 
Open space ownership. The type of ownership of the land set aside for open space shall be selected by the applicant, subject to the approval of the Planning Board. An acceptable type of ownership may include, but is not necessarily limited to, the following:
[1] 
Land preservation or conservation organizations or trusts;
[2] 
Public agencies or governmental bodies;
[3] 
The Town, subject to acceptance by the Town Board;
[4] 
The owner or owners of an individual lot or lots in the subdivision; or
[5] 
Homeowners' associations, with the following requirements:
[a] 
The homeowners' association must be established prior to the conveyance of any lot or parcel within the proposed subdivision;
[b] 
Membership must be mandatory for each lot owner, and each lot owner must have an equal voting right within the association;
[c] 
The association's organizational documents must be submitted to and approved by the Planning Board and/or its attorney as part of the subdivision approval process and must also be approved by the Office of the Attorney General of New York State if required by applicable laws, rules or regulations;
[d] 
An estimate of the association's annual budget must take into account insurance, property taxes, and maintenance of the open space areas as well as other shared common areas or facilities such as access roads, recreational areas;
[e] 
The association must be able to adjust the homeowners' fees or assessments on an annual basis and be able to collect and enforce the payment of annual fees or assessments;
[f] 
The association cannot be dissolved without a vote of the association membership and without the conveyance of the open space and common facilities to an entity acceptable to the Planning Board; and
[g] 
The deed conveying title to each individual lot in the subdivision must include reference to the fact that conveyance is subject to and includes membership in a homeowners' association pursuant to deed covenants either set forth in each deed or recorded against the entire subdivision. Both grantors and grantees should sign deeds of conveyance to ensure purchasers or grantees are aware of the homeowners' association requirements, obligations and fees, if any.
(f) 
Process in determining design. In order to effectively create a conservation subdivision, the applicant, in consultation with the Planning Board, should:
[1] 
Identify the area or areas of the parcel to be subdivided which are to be conserved as open space and the area or areas which are to be utilized for development;
[2] 
Locate the house sites;
[3] 
Align streets, trails and infrastructure; and
[4] 
Draw in lot lines.
(g) 
Exception to or waiver of requirements or standards. The Planning Board may permit minor deviations to or waive certain open space requirements or standards when it determines that:
[1] 
The objectives underlying the open space standards and requirements can still be met with such deviations or waivers; and/or
[2] 
Because of peculiarities in the tract of land proposed for subdivision or the development proposed, it would be unreasonable to require strict adherence to such requirements or standards.
(h) 
The setting aside of open space, forested land, or active agricultural land in a conservation subdivision shall in no case preclude the Planning Board from requiring the dedication of an area or areas for parks, playgrounds or recreation lands within the subdivision pursuant to the Town of Wawayanda Subdivision Regulations or other provisions of the Town's Code.
(7) 
Procedure. Notwithstanding any requirements established in this section, the proposed plat of a conservation subdivision shall be subject to the application procedures established in the Town of Wawayanda Subdivision Regulations[1] and shall be subject to public review at the public hearing or hearings held pursuant to those regulations.
[1]
Editor's Note: See Ch. 162, Subdivision of Land.
A. 
Water.
(1) 
There shall be an adequate potable water supply for each of the lots in a proposed subdivision, and such water supply, whether by individual wells, public or community systems, shall not adversely affect water supply or wells for properties in the surrounding area. For each subdivision that proposes more than five lots, the applicant must provide the Planning Board with a water report or study, certified by a New York State-licensed engineering professional, establishing:
(a) 
There is adequate capacity for potable water to service the proposed lots for their intended use; and
(b) 
The service of water to each of the proposed lots will not adversely affect the existing wells or future water supply for other properties in the surrounding area.
(2) 
If a subdivision is to be serviced by individual wells for each lot, each such well shall be adequately spaced from septic systems and other wells on the lot and adjacent lots pursuant to applicable Orange County Department of Health regulations.
(3) 
If a community system is proposed, the water supply and distribution system, together with the provisions for repair, maintenance, upgrades, and fees from homeowners, shall be approved by the Planning Board and Town Board pursuant to requirements specified by the Town Board prior to final subdivision approval.
(4) 
If connection to a public system is proposed, the applicant shall establish adequate capacity to service the subdivision without adversely affecting capacity service to existing users of the public system. Improvements for connection and/or capacity shall be paid for by the applicant.
(5) 
Any major subdivision shall receive approval of the water supply by the Orange County Department of Health, pursuant to the applicable county regulations.
B. 
Septic/sewer systems.
(1) 
Individual systems. If individual septic systems are proposed for each lot, each lot shall have suitable soils and be of sufficient size to be able to accommodate each such system and meet required spacing from water wells and setback requirements. Percolation and deep hole tests shall be performed for each lot as part of a preliminary plat application.
(2) 
Public sewer systems. If a public sewer system is available, the applicant shall demonstrate that adequate capacity exists to service the proposed subdivision or propose improvements to increase capacity to service the system. Such improvements shall be paid for by the applicant. Any such report on capacity or proposed improvements must be approved by the Town Board.
(3) 
Community systems. If a community system is proposed as part of the subdivision, the preliminary design and specifications of the facilities and improvements comprising such community system must be submitted as part of the preliminary plat and referred to the Town Board for its approval. In order for the subdivision to proceed, the Town Board must approve the community system, whether or not it is intended to be offered for dedication to the Town. The Town Board, in its sole discretion, may either approve the system as a private community system, require that the facilities comprising the community system be dedicated to the Town on such terms and at such time as it specifies, or deny approval of the community system. In either case where the community system is approved, the Town Board shall have the authority to require a performance and maintenance bond in the amounts and terms it specifies as well as to specify or approve the annual funding and fees that will be required from the homeowners whether or not a special district is to be created pursuant to Article 12 or 12-a of Town Law. In the case where the Town Board denies approval of the community system, the subdivision shall be denied. The applicant shall be responsible for reimbursing the Town for any engineering, technical or legal consultants it deems necessary to review the community system proposal.
A. 
The maximum density of any subdivision shall be based upon a minimum lot size as follows:
(1) 
Agricultural Preservation Zoning District: four acres, with or without community or public sewer and water systems.
(2) 
Agricultural Business Zoning District: two acres, with or without community or public sewer and water systems.
(3) 
Agricultural Residential Zoning District: two acres, with or without community or public sewer and water systems.
(4) 
Suburban Residential Zoning District: two acres, without community or public sewer and water systems; one acre, with community or public sewer and water systems.
B. 
The above subsection shall prevail over any other provision in this chapter or Chapter 162, including but not limited to any contrary or conflicting provision contained in the Schedule of Zoning District Regulations.
A. 
Intent. The purpose of this use is to provide a variety of alternative living environments, including the design and development of multifaceted living environments, for active adult age-restricted housing, including dwellings set aside for moderate-income households. The Planned Active Adult Community (PAC) shall qualify as housing for older persons, intended and operated for occupancy by persons 55 years of age or older, as provided in 42 U.S.C. § 3607(b)(2)(c). Appropriate deed restrictions that enforce this requirement shall be provided in a form acceptable to the Town Attorney and shall be included in all deeds conveying title to a lot or unit and in any project offering plan. At least one resident of a dwelling unit shall be 55 years of age or older, and no one under age 19 shall permanently occupy a dwelling unit. Such age restrictions shall not apply to:
[Amended 10-16-2012 by L.L. No. 1-2012]
(1) 
Units occupied by employees of the homeowners' association or of the property owner if the units are rented; and
(2) 
Units occupied by persons under age 55 who are needed to provide a reasonable accommodation to disabled residents aged 55 or over.
B. 
Objectives. The specific objectives of this section are:
(1) 
A maximum choice in the types of housing, lot sizes, and community and active recreation facilities available to present and future active adults and seniors.
(2) 
The convenient location of residential communities in close proximity to existing commercial centers or, where none are in close proximity, a finding that sufficient commercial space shall be provided on the site to meet the demands of the PAC development.
(3) 
The creative use of land and related physical development that allows an orderly transition from rural to urban areas.
(4) 
An efficient use of land resulting in a small network of utilities, streets and pedestrian paths, thereby lowering energy consumption, reducing vehicular miles traveled, and preserving areas in their natural state.
(5) 
The efficient and economical use of municipal water and municipal sanitary sewer services to achieve the residential densities necessary to support a variety of alternative housing types.
(6) 
To provide, within the boundary of the development, appropriate social, recreation and other facilities that will contribute to the independence and meaningful activity of senior citizens.
(7) 
To provide appropriate sites for the development of such housing in locations convenient to social and medical facilities, retail shops, public transportation and other necessary services.
(8) 
To provide for the safety and convenience of residents through site design and housing unit design requirements that consider:
(a) 
The special needs of senior citizens; and
(b) 
The physical characteristics of the development site.
(9) 
To regulate the nature and density of PAC housing developments, their site layout and design, and their relationship to adjoining uses, so as to provide ample outdoor living and open space for residents and to minimize detrimental effects on the surrounding neighborhood and environment.
C. 
General provisions.
(1) 
Minimum size. A PAC shall be located on a parcel or contiguous parcels of land with a minimum gross lot area of 15 acres. The maximum lot area shall be 100 acres.
(2) 
Zoning district. A PAC is a permitted use allowed in the inclusionary housing (IH) floating zone created by amendment of the Town's Official Zoning Map through exercise by the Town Board of the procedures set forth in this § 195-59.
(3) 
Utilities. A PAC shall be located in areas served or planned to be served by municipal water and municipal sanitary sewer service but shall not be located in the Mixed Commercial (MC) Zone.
(4) 
No building, structure, premises or part thereof shall be used or occupied, and no building or structure shall be erected, enlarged, converted or altered except as provided herein.
D. 
Uses allowed and density. The following uses are permitted:
(1) 
Multifamily flats at a residential density that does not exceed 12 dwelling units per acre.
(2) 
Townhome dwellings at a residential density that does not exceed eight units per acre.
(3) 
One-family detached or semidetached dwellings at a residential density that does not exceed four units per acre.
(4) 
Permitted accessory uses shall include administrative, social and recreational buildings, clubhouse, structures and areas. Recreational facilities may include, but are not limited to, swimming pools, tennis courts, open field areas, passive sitting areas, picnic facilities, walking trails, off-street parking and private garage facilities, fences and walls and utility and maintenance structures. Commercial uses are optional but should be encouraged to reduce vehicular traffic. Commercial uses shall include retails uses that serve the day-to-day needs of the immediate neighborhood, such as neighborhood grocery stores (not to exceed 10,000 square feet); eating and drinking establishments, including outdoor cafes but excluding drive-in restaurants, fast-food restaurants and franchise architecture. Personal services such as barbershops, hair salons, tailors, shoe repair, laundries and cleaning establishments; offices, including business, professional and medical; banks and/or fully enclosed ATM machines, but excluding drive-throughs; and accommodations such as bed-and-breakfasts or small inns. The minimum amount of commercial space within a PAC shall be 2% of the gross area of the gross floor area of all principal residential buildings and the maximum shall be no more than 20% of same; provided, however, that the Planning Board may require the construction of commercial space as a condition of the site plan approval where it determines that the proposed development is not readily accessible to hamlet, Town center, or regional commercial centers.
E. 
Streetscape standards. Streets shall be designed to serve as a public space that encourages social interaction and that balances the needs of all users, including pedestrians, bicyclists and vehicular traffic. The following streetscape specifications shall apply:
(1) 
Planting strips. Sidewalks shall be separated from street curbs by a planting strip not less than two feet wide.
(2) 
Shade trees.
(a) 
Shade trees shall be provided along each side of all streets, public or private, existing or proposed. In locations where healthy and mature shade trees currently exist, the requirements for new trees may be waived or modified by the Planning Board.
(b) 
Shade trees shall have a minimum caliper of two inches measured at a height of four feet from the ground at time of planting, and shall be spaced a maximum of 40 feet on center, with exact spacing to be evaluated on a site-specific basis by the Planning Board as part of site-specific review.
F. 
Streetlighting.
(1) 
Streetlighting shall be provided on both sides of all streets at intervals of no greater than 75 feet on center and at intersections.
(2) 
Streetlighting shall be pedestrian-scale. Lighting posts and fixtures shall be of a consistent architectural style and shall complement the predominant architectural theme of proposed buildings.
G. 
Site standards.
(1) 
Maximum lot coverage shall not exceed 60% for the entire project.
(2) 
Minimum lot depth: 100 feet.
(3) 
Maximum building height. A minimum of two stories and a maximum of four stories is permitted, except as specified below. No building height shall exceed 35 feet, except that buildings comprised of multifamily flats shall not exceed 45 feet. Multifamily flat buildings may be permitted a maximum building height of 45 feet or four stories (not including parking in a basement level) where the Planning Board finds and determines: a) that the additional height would result in a layout that results in less impervious surface disturbance when compared with an arrangement of the same unit count with a lesser building height; b) that there will be adequate fire protection available; c) that there are no visual impacts; and d) that the additional height is consistent with the character of the surrounding community.
(4) 
Maximum number of units per building. In designing buildings associated with a PAC, the applicant is encouraged to provide a variety of building types with differing unit counts in order to discourage a monotonous building pattern. Buildings containing townhomes shall consist of no more than six dwelling units, and the length of the building shall not exceed 180 feet. No multifamily flat building shall consist of more than 32 dwelling units, and the total length of the building shall not exceed 200 feet.
(5) 
Open space. A minimum of 50 square feet per unit of usable outdoor open space shall be provided. Such space shall consist of both active and passive recreation amenities such as patio areas, pool areas (not including changing rooms or other enclosed spaces), shaded sitting areas, walking or jogging trails. Open space areas shall be permanently maintained so that their use and enjoyment as open space are not diminished or destroyed. Such areas may be owned, preserved and maintained by dedication to a homeowners' association which assumes full responsibility for maintenance of the open space and/or deed-restricted private ownership which shall prevent development of the open space, provide its maintenance and protect the rights of owners or occupants of dwelling units to use and enjoy, in perpetuity, such portion of the open space as shall have been dedicated to recreation area for the project.
(6) 
Lot size diversity. For projects that include single-family detached and single-family attached dwellings, a variety of lot sizes should be provided to eliminate the appearance of a standardized subdivision and to facilitate housing diversity and choice that meets the projected requirements of people with different housing needs.
(a) 
One-family detached lots shall have a minimum lot area of 5,000 square feet and a maximum lot area of 15,000 square feet.
(b) 
Two-family attached lots shall have a minimum lot area of 3,000 square feet per unit and a maximum lot area of 6,000 square feet per unit.
(c) 
Lot widths shall range from 20 feet to 80 feet.
(7) 
Build-to line. Each block may be designed with a uniform build-to line that may establish the front yard setback for the lots on the block. The function of the build-to line is to form a distinct street edge and define the border between the public space of the street and the private space of the individual lot. The build-to line may fall between the minimum and maximum front yard setbacks. In areas of existing development where existing buildings fall within the minimum and maximum front yard setbacks, the build-to line may be designed to create the greatest uniformity on the block. In areas of existing development where existing buildings do not fall within the minimum and maximum front yard setbacks, the build-to line may be designed as the closest line within the minimum and maximum front yard setbacks so as to create as much uniformity on the block as possible.
(8) 
Building setback.
(a) 
Building setback, front: minimum of zero feet, maximum of 25 feet.
(b) 
Building setback, rear: minimum of 30 feet.
(9) 
Accessory buildings: minimum of five feet rear setback, except that rear-loaded garages and carports shall be excluded from this requirement.
(10) 
For buildings on individual lots, building setback, side: 20% of the lot width; side setbacks may be allocated to one side only with zero feet on the other side for single-family attached dwellings.
(11) 
Building mass. Any building of 40 feet or more in length shall be visually divided into smaller increments to reduce its apparent size. The mass of these buildings shall be de-emphasized in a variety of ways through architectural details such as divisions or breaks in materials, window bays, separate entrances and entry treatments, variation in rooflines, awnings, or the use of sections that may project or be recessed up to 10 feet.
(12) 
Front facade. The front facade of the principal building on any lot shall face onto a public street. The front facade shall not be oriented to face directly toward a parking lot.
(13) 
Stormwater management. A PAC shall be subject to the stormwater management requirements of this chapter.
(14) 
Utilities. All electrical and other utilities shall be placed underground and buried to a depth determined by the utility company as sufficient for safety purposes.
(15) 
Parking.
(a) 
Two parking spaces for each townhome, one-family detached dwelling, one-family semidetached dwelling, and two parking spaces for each multifamily flat shall be required. In addition, the Planning Board shall determine a reasonable number of spaces that shall be made available for guests and visitors, not to exceed one parking space for each five dwelling units. Attached garages and driveways giving access thereto that are accessory to one-family detached and one-family attached dwellings shall be counted toward required parking.
(16) 
Lighting. Artificial lighting of grounds shall provide illumination sufficient for the convenience and safety of the residents. Decorative pedestrian-scale lighting consistent with the overall architectural theme of the PAC shall be utilized. All lighting fixtures shall be fully shielded and should be spaced approximately four times their height. The height of lighting for pedestrian areas should be 10 feet to 15 feet, and in parking areas it should not exceed 20 feet.
H. 
Maintenance. Adequate facilities and provisions shall be made for the removal of snow, trash and garbage and for the general maintenance of the community. A suitable maintenance agreement shall be filed with the Town for its records.
I. 
Unit requirements.
(1) 
Unit size. The minimum permitted habitable floor area shall be 600 square feet for efficiency units, 700 square feet for one-bedroom units, and 800 square feet for two-bedroom units.
(2) 
Kitchen and bathroom. All dwelling units shall be designed for independent living and shall contain full bathroom and kitchen facilities, including but not limited to a sink, refrigerator, stove, range or combined unit in the kitchen and a sink, toilet, bathtub and shower in the bathroom.
(3) 
Fifteen percent of all dwelling units shall be handicapped-accessible or -adaptable, as defined by the Building Code of the State of New York.
(4) 
Storage. A minimum of 20 square feet of storage area shall be provided for each unit outside of the minimum habitable area. Such storage area shall be in addition to normal closet space.
J. 
Homeowners' association required. All PACs shall be required to create a homeowners' association that shall have dominion over the common areas within the development. The developer shall obtain such approval, acceptance, or no-action letter as may be required by the State of New York Department of Law pursuant to the Martin Act (General Business Law, § 352 et seq.) and/or such other laws or regulations as may apply to the offering for sale of common interests in realty. Copies of all submissions and responses, including but not limited to articles of incorporation and bylaws for such homeowners' association, shall be supplied to the Town for its records. The rules, regulations, policies and procedures of the homeowners' association shall ensure compliance with the Fair Housing Act's exemption for housing for older persons [42 U.S.C. § 3607(b)(1)] and the federal regulations promulgated pursuant thereto (24 CFR §§ 100.300 through 100.308).
K. 
Architectural design standards.
(1) 
Buildings shall relate in scale and design features to other buildings in the PAC through a common design theme.
(2) 
Buildings on corner lots shall be considered more significant since they have two front faces exposed to the street. Special architectural responses are encouraged on corner buildings.
(3) 
Buildings shall avoid long, monotonous, uninterrupted walls or rooflines. Offsets and breaks in building walls and rooflines are encouraged on townhomes or buildings comprised of multifamily flats.
(4) 
The front facade of a building shall be architecturally emphasized through window placement, entrance treatment and details. Buildings with more than one facade facing a street shall provide more than one front facade treatment.
(5) 
All sides of a building shall be architecturally compatible with regard to style, materials, color and details.
(6) 
Any detached garage(s) shall be architecturally compatible with regard to style, materials, color and details.
(7) 
Mechanical equipment, trash and recycling enclosures, and other service areas shall be located to the side or rear of any residential building and shall be screened from the public right-of-way and adjacent properties by walls, fencing and/or evergreen landscaping at a height deemed appropriate by the Planning Board.
(8) 
Roof design should be appropriate to the building's architecture. Architectural embellishments that add visual interest to roofs, such as dormers, chimneys, cupolas and other similar elements, are encouraged and are exempt from the maximum height requirement.
(9) 
Window placement and proportions shall be architecturally compatible with the style, materials, colors and detail of buildings.
(10) 
Blank walls shall be discouraged. Appropriate landscaping is encouraged to soften the appearance.
(11) 
Front entrances and doors should be defined by architectural elements such as porches, lintels, pediments and other elements and should be architecturally compatible with the style, materials, colors and details of the building as whole.
(12) 
All air-conditioning units, utility and mechanical equipment shall be unobtrusively located, architecturally integrated, and screened from the public right-of-way. Such devices shall not be located in any front yard area unless screened to the satisfaction of the Planning Board.
(13) 
All materials, colors and architectural details used on the exterior of the building shall be compatible with the building's style.
(14) 
Each one-family attached and one-family detached residence shall be provided with a private side or rear outdoor area. This shall be accomplished by means of a privacy wall, hedge and/or some combination of same, which shall provide adequate privacy from neighboring dwelling units.
A. 
Application. Application for the establishment of the PAC floating zone shall be made, in writing, to the Town Board. Application shall be made by the owner(s) of the land(s) to be included in the district or by a person or persons possessing written contract or option rights to purchase the lands. In the event that an application is made by a person or persons holding rights to purchase the lands, the application shall be accompanied by a statement signed by all owners of such land indicating concurrence. Upon submission of a complete application, the Town Board shall refer the application to the Planning Board for recommendation.
B. 
Application materials. The applicant shall submit a preliminary subdivision or preliminary site plan for a use that is allowed in the (PAC) floating zone in sufficient quantity as determined by the Town Board. The application, to be complete, shall consist at a minimum of the following:
(1) 
Metes and bounds description of the proposed district.
(2) 
A survey of the parcel prepared and certified by a licensed land surveyor.
(3) 
An existing conditions map, drawn to scale, including:
(a) 
The name and address of the owner of record and applicant, if different.
(b) 
The name of the person or firm preparing the map.
(c) 
The date, North arrow and scale.
(d) 
The names, addresses and tax map parcel numbers of owners of all parcels within 500 feet of the subject property, and mailing labels for all property owners of parcels within 500 feet of the subject parcel(s).
(e) 
The acreage of the parcel.
(f) 
The boundaries of the parcel.
(g) 
The location and width of existing and proposed state, county or Town roads and rights-of-way abutting or within 200 feet of the parcel.
(h) 
The location and outline of existing structures on the parcel and within 100 feet of the property line.
(i) 
The location of any existing storm or sanitary sewers, culverts, waterlines, hydrants, catch basins, manholes, etc., as well as other underground or aboveground utilities within or adjacent to the parcel.
(j) 
The existing zoning and location of zoning boundaries.
(4) 
A development suitability map, drawn to scale, including:
(a) 
The location and outline of existing water bodies, streams, marshes or wetlands, including their regulatory buffers and their respective classification, as determined by the appropriate governmental regulatory body.
(b) 
The boundaries of FEMA one-hundred-year floodplains or any areas subject to stormwater overflows.
(c) 
Slopes greater than 15%.
(d) 
Prime farmland soils, including the soil type, based upon the USDA Soil Conservation Survey.
(e) 
Hydric soils, including the soil type.
(f) 
The location and outline of existing vegetation.
(g) 
Freestanding trees with a caliper of six inches' diameter or greater measured four feet above the ground located within the parcel.
(h) 
Existing contours at an interval of two feet and extending no less than 100 feet onto adjoining property.
(i) 
The identification of any other significant natural feature, including, but not limited to, known areas of cultural, historic or archeological significance.
(5) 
A preliminary plan, drawn to scale, showing the following:
(a) 
The approximate location and dimensions of principal and accessory buildings on the site. The number of proposed dwelling units by housing type and size shall be provided on the plan, plus a calculation of the density in dwelling units per acre.
(b) 
The approximate location and dimensions of vehicular traffic circulation features of the site, including proposed roads, internal drives, parking and loading areas, and proposed access to the site.
(c) 
The approximate location and nature of pedestrian circulation systems, open space and outdoor recreation areas on the site.
(d) 
A general plan for the proposed on-site water supply distribution system, including its point of connection to the existing water supply system.
(e) 
A general plan for the collection and disposal of sanitary wastes from the site, including its point of connection to the existing sanitary collection system.
(f) 
A general stormwater drainage plan and how it is to be connected to the drainage systems of adjoining land.
(g) 
A preliminary site grading plan at intervals of two feet or less.
(h) 
Preliminary identification of areas that will be disturbed and areas which will remain undisturbed by project implementation.
(6) 
A vicinity map showing the proposed use in relation to adjoining uses, transit service, retail stores, community facilities, social service facilities, medical facilities and pharmacy, and religious institutions within 1/2 mile of the project site.
(7) 
Preliminary floor plans and building elevations.
(8) 
A long environmental assessment form Part 1.
C. 
Initial review by the Planning Board.
(1) 
The Planning Board shall make a recommendation on the application and shall report its findings to the Town Board on the merits of the preliminary plans. A favorable recommendation shall not constitute or imply an approval of any sort, nor shall it constitute a decision upon the action under the State Environmental Quality Review Act.
(2) 
In making its recommendations to the Town Board, the Planning Board shall consider, together with the intent and objectives of the use that would be sought, whether the proposed district and development meet the following criteria:
(a) 
The site shall be served by both municipal water and municipal sanitary sewer facilities, and said facilities shall be adequate to accommodate the additional demand placed upon them by the proposed development.
(b) 
The site shall be well-drained, and stormwater generated by development of the site shall not place an undue burden on existing facilities or contribute to downstream flooding.
(c) 
The site shall be located in an area suitable for residential purposes and shall be reasonably free of objectionable conditions, such as odors, noise, dust, air pollution, high-traffic volumes, incompatible land uses and other environmental constraints.
(d) 
The site shall be located such that access to the site can be obtained from a public street that is improved to acceptable standards and sight distances and can be developed at the site entry/exit and at intersections in the vicinity of the site.
(e) 
The development of the site shall not produce undue adverse effects on the surrounding neighborhood.
(f) 
The plan should generally comply with any supplementary use and development standards set forth in this chapter for the particular use(s) proposed.
D. 
Town Board review.
(1) 
Upon receipt of a recommendation from the Planning Board, the Town Board shall schedule and hold a public hearing. Alternatively, the Town Board may reject the application.
(2) 
Following completion of the public hearing, the Town Board may act to approve, approve with modification or conditions, or disapprove the rezoning application in the exercise of its sole legislative discretion. Approval shall result in amendment of the Zoning Map established by this chapter.
(3) 
The preliminary site or subdivision plan that is submitted and evaluated as an element of the application for the zone amendment shall be formally reviewed and acted upon by the Planning Board after the zone amendment is adopted. Uses that are allowed in the (PAC) floating zoning district are subject to supplemental standards set forth in this chapter. The Planning Board shall determine that the site plan and/or subdivision plan conforms to these supplemental standards.
(4) 
Time limit on validity of rezoning. Any rezoning permitted by this section shall be null and void and the zoning of the parcel shall revert back to its original zoning classification by a ministerial redesignation on the Official Zoning Map by the Town Clerk, when directed by the Town Board, unless actual construction, pursuant to a valid building permit, is commenced within three years from the date of adoption of the rezoning. Applicants may petition the Town Board to extend rezoning approval prior to the expiration of the three years, limited to one additional extension not to exceed two years.
E. 
Plan approval required. Following rezoning to create a PAC floating zone, site plan and/or subdivision plan review and approval by the Planning Board, pursuant to the general and specific supplemental use and development standards and procedures set forth in this chapter and the Town Subdivision Regulations,[1] shall be required prior to the issuance of a building permit for development of any property in a PAC floating zone.
[1]
Editor's Note: See Ch. 162, Subdivision of Land.