A.Â
There is hereby established a Zoning Board of Appeals having the
powers authorized under the New York State Town Law. Said Board shall
consist of five members of staggered five-year terms, including a
Chairperson, appointed by the Town Board. Appointments shall be in
accordance with the New York State Town Law, and an appointment to
a vacancy occurring prior to the expiration of a term shall be for
the remainder of the unexpired term. In the absence of a Town Board
appointment of a Chairperson, the Board of Appeals may designate a
member to serve as acting chairperson. The Town Board may also provide
for compensation to be paid to experts, clerks and a secretary and
provide for such other expenses as may be necessary and proper. In
making such appointments, the Town Board may further require Board
of Appeals members to complete training and continuing education courses.
B.Â
The Town Board shall also supersede the New York State Town Law pursuant
to the Municipal Home Rule Law and, during the annual reorganization
meeting of Town Board, appoint an alternate member of the Zoning Board
of Appeals to serve for a term of one year or until a successor is
appointed. Such alternate member shall attend meetings and act in
the capacity of a full member whenever regular members cannot attend
or must excuse themselves due to conflicts of interest. Alternate
members shall not participate in the Board's deliberation of any matter
in which they are not called upon to act in replacement of a full
member.
A.Â
The Zoning Board of Appeals may reverse or affirm, wholly or partly,
or may modify the order, requirement, decision, interpretation or
determination as in its opinion ought to have been made in the matter
by the administrative official(s) charged with the enforcement of
this chapter and, to that end, shall have all powers of the administrative
official(s) from whose order, requirement, decision, interpretation
or determination the appeal is taken.
B.Â
Use variances.
(1)Â
The Board of Appeals, on appeal from the decision or determination
of the administrative officials charged with the enforcement of this
chapter, shall have the power to grant use variances, as defined herein.
(2)Â
No such use variance shall be granted by a Board of Appeals without
a showing by the applicant that applicable regulations and restrictions
of this chapter have caused unnecessary hardship. In order to prove
such unnecessary hardship, the applicant shall demonstrate to the
Board of Appeals that;
(a)Â
He or she cannot realize a reasonable return, provided lack
of return is substantial as demonstrated by competent financial evidence;
(b)Â
The alleged hardship relating to the property in question is
unique and does not apply to a substantial portion of the district
or neighborhood;
(c)Â
The requested use variance, if granted, will not alter the essential
character of the neighborhood; and
(d)Â
The alleged hardship has not been self-created.
(3)Â
The Board of Appeals, in the granting of use variances, shall grant
the minimum variance that it shall deem necessary and adequate to
address the unnecessary hardship proven by the applicant and at the
same time preserve and protect the character of the neighborhood and
the health, safety and welfare of the community.
C.Â
Area variances.
(1)Â
The Zoning Board of Appeals shall have the power, upon an appeal
from a decision or determination of the administrative officials charged
with the enforcement of this chapter, to grant area variances, as
defined herein.
(2)Â
In making its determination, the Board of Appeals shall take into
consideration the benefit to the applicant if the variance is granted
as weighed against the detriment to the health, safety and welfare
of the neighborhood or community by such grant. In making such determination,
the Board of Appeals shall also consider:
(a)Â
Whether an undesirable change will be produced in the character
of the neighborhood or a detriment to nearby properties will be created
by the granting of the area variance;
(b)Â
Whether the benefit sought by the applicant can be achieved
by some method, feasible for the applicant to pursue, other than an
area variance;
(c)Â
Whether the requested area variance is substantial;
(d)Â
Whether the proposed variance will have an adverse effect or
impact on the physical or environmental conditions in the neighborhood
or district; and
(e)Â
Whether the alleged difficulty was self-created, which consideration
shall be relevant to the decision of the Board of Appeals but shall
not necessarily preclude the granting of the area variance.
(f)Â
The Board of Appeals, in the granting of area variances, shall
grant the minimum variance that it shall deem necessary and adequate
and at the same time preserve and protect the character of the neighborhood
and the health, safety and welfare of the community.
D.Â
The Board of Appeals shall, in the granting of both use variances
and area variances, have the authority to impose such reasonable conditions
and restrictions as are directly related to and incidental to the
proposed use of the property and/or the period of time such variance
shall be in effect. Such conditions shall be consistent with the spirit
and intent of this chapter and shall be imposed for the purpose of
minimizing any adverse impact such variance may have on the neighborhood
or community.
A.Â
All meetings of the Board of Appeals shall be held at the call of
the Chairperson and at such other times as such Board may determine.
Such Chairperson or, in his or her absence, the Acting Chairperson,
may administer oaths and compel the attendance of witnesses.
B.Â
Meetings of the Zoning Board of Appeals shall be open to the public
to the extent provided in Article 7 of the Public Officers Law. The
Board shall keep minutes of its proceedings, showing the vote of each
member upon every question, or if absent or failing to vote, indicating
such fact, and shall also keep records of its examinations and other
official actions.
C.Â
Every rule, regulation, every amendment or repeal thereof, and every
order, requirement, decision or determination of the Board of Appeals
shall be filed in the office of the Town Clerk within five business
days and shall be a public record. Every decision of the Board of
Appeals shall be made by resolution and include findings establishing
the basis of the decision.
D.Â
The Board of Appeals shall have the authority to call upon any department,
agency or employee of the Town for such assistance as shall be deemed
necessary and as shall be authorized by the Town Board. It shall also
have authority to refer matters to the Town Planning Board for review
and recommendation prior to making a decision.
E.Â
Except as otherwise provided herein, the jurisdiction of the Board
of Appeals shall be appellate only and shall be limited to hearing
and deciding appeals from and reviewing any order, requirement, decision,
interpretation or determination made by the administrative officials
charged with the enforcement of this chapter. The concurring vote
of three members of the Board of Appeals shall be necessary to reverse
any order, requirement, decision or determination of any such administrative
official or to grant a use variance or area variance. Such appeal
may be taken by any person aggrieved or by an officer, department,
board or bureau of the Town.
F.Â
Such appeal shall be taken within 60 days after the filing of any
order, requirement, decision, interpretation or determination of the
administrative officials charged with the enforcement of this chapter
by filing with such administrative official and with the Board of
Appeals a notice of appeal, specifying the grounds thereof and the
relief sought. The administrative official(s) from whom the appeal
is taken shall forthwith transmit to the Board of Appeals all the
papers constituting the record upon which the action appealed from
was taken.
G.Â
An appeal shall stay all proceedings in furtherance of the action
appealed from, unless the administrative official charged with the
enforcement of such ordinance or local law, from whom the appeal is
taken, certifies to the Board of Appeals, after the notice of appeal
shall have been filed with the administrative office, that by reason
of facts stated in the certificate a stay would, in his or her opinion,
cause imminent peril to life or property, in which case proceedings
shall not be stayed otherwise than by a restraining order, which may
be granted by the Board of Appeals or by a court of record on application,
on notice to the administrative official from whom the appeal is taken,
and on due cause shown.
H.Â
The applicant shall cause the public hearing notice to be delivered
via certified mail, return receipt requested, to all record owners
of property within 500 feet of the property boundaries. Copies of
the certified mail receipts and return receipts shall be delivered
to the Planning Board at the commencement of the public hearing. The
record owners for the certified mailing shall be obtained from the
latest Town of Wawayanda tax rolls. The Planning Board shall decide
upon the application within 62 days after the closing of the public
hearing.
[Amended 3-4-2021 by L.L. No. 2-2021]
I.Â
The Board of Appeals shall decide upon the appeal within 62 days
after the conduct of said hearing. The time within which the Board
of Appeals must render its decision may, however, be extended by mutual
consent of the applicant and the Board.
J.Â
The decision of the Board of Appeals on the appeal shall be filed
in the office of the Town Clerk within five business days after the
day such decision is rendered, and a copy thereof mailed to the applicant.
K.Â
At least five days before such hearing, the Board of Appeals shall
mail notices thereof to the parties, to the regional state park commission
having jurisdiction over any state park or parkway within 500 feet
of the property affected by such appeal, and to the Orange County
Planning Department, as required by § 239-m of the General
Municipal Law. No Board of Appeals decision shall be made except in
conformance with such § 239-m procedures, including requirements
for an affirmative vote of no less than four members of the Board
if it shall determine to approve an application which the County has
recommended it disapprove or modify.