The following shall apply to bed-and-breakfasts:
A. 
The ratio of bathrooms to lodging rooms shall be in accordance with the requirements of the Department of Health.
B. 
Lodging rooms shall not be equipped with individual kitchens.
C. 
Common eating spaces and group kitchens shall conform to all applicable New York State regulations.
D. 
In calculating density, every two lodging rooms, in excess of four, shall constitute the equivalent of one dwelling unit.
E. 
There shall be a resident owner, manager or other agent of the owner residing on the premises at all times.
Where mixed use projects are permitted, a nonresidential use, other than a home occupation, also may include residential uses if the following requirements are met:
A. 
Such uses occupy the upper floors or rear of the building.
B. 
Such use is not in proximity to or affected by a noxious, hazardous or noisy nonresidential use.
C. 
All applicable off-street parking requirements set forth herein are met.
D. 
No conversion of retired cooler space for dwelling purposes shall be permitted absent a removal of all aspects that could, in the judgment of Planning Board, deter ingress and egress, unduly restrict light and air or otherwise create conditions contrary to the public health, safety and welfare.
[Amended 6-15-2011 by L.L. No. 2-2011]
A. 
Allowable locations.
(1) 
Application may be made to the Planning Board for development of multifamily dwellings in all zoning districts as a special permitted use, except in the following locations:
(a) 
Multifamily dwellings shall not be allowed on lands in the M-3 Mountain Zoning District.
(b) 
Multifamily dwellings shall not be allowed on lands in the GB-80 General Zoning District.
(c) 
Multifamily dwellings shall not be allowed on lands in all sections of the Environmental Impact Assessment Area District of the Aquifer Protection Zone, as defined in § 110-53 of the Town Zoning Code.
(2) 
Multifamily dwellings shall be allowed in the AG-1.5 Agricultural Zoning District on lands that comply with at least one of the following criteria:
(a) 
Lands with direct usable access and frontage on a state or county highway; or
(b) 
Lands with frontage on a Town road where the property's nearest front boundary corner is not greater than 500 feet from the right-of-way boundary of a state or county highway, and provided that the primary access driveway to the multifamily development is located not greater than 500 feet from the right-of-way boundary of a state or county highway.
(3) 
Multifamily dwellings shall be allowed in the RR-1.5 Rural Residential Zoning District on lands that comply with at least one of the following criteria:
(a) 
Lands with direct usable access and frontage on a state or county highway; or
(b) 
Lands with frontage on a Town road where the property's nearest front boundary corner is not greater than 500 feet from the right-of-way boundary of a state or county highway, and provided that the primary access driveway to the multifamily development is located not greater than 500 feet from the right-of-way boundary of a state or county highway; or
(c) 
Lands with direct usable access and frontage on the following Town roads:
[1] 
Freetown Highway;
[2] 
South Ohioville Road;
[3] 
Alhusen Road; and
[4] 
South Street, from Plattekill/Ardonia Road to Fosler Road.
B. 
Allowable density.
(1) 
The allowable density on any tract of land shall be established by the Planning Board upon the applicant submitting a sketch plat for a conventional subdivision layout for the Planning Board's review. The conventional subdivision layout sketch shall comply with the standards and criteria set forth in § 93-30 in Town Code Chapter 93, Subdivision of Land, and including provisions for stormwater management, water supply and sewage disposal in sufficient detail to evaluate the layout's feasibility.
(2) 
Maximum lot area density shall assume dimensional criteria prescribed in Town Zoning Code § 110-10, Schedule of District Regulations, Development Standards, Column A (i.e., on-site sewage and water), in developing the conventional subdivision layout unless the total lot count exceeds 35 lots. The dimensional criteria prescribed in Town Zoning Code § 110-10, Schedule of District Regulations, Development Standards, Column D (i.e., central sewage and water), may be used to develop the conventional subdivision layout for use in determining allowable density for a conventional subdivision development only when:
(a) 
Total lot count exceeds 35 lots; and
(b) 
A central sewage system, as defined in § 110-6 in the Town Zoning Code, will serve the multifamily development.
(3) 
Multifamily developments that will provide a communal sewage system, as defined in § 110-6 in the Town Zoning Code, shall not be allowed to apply the dimensional criteria in Town Zoning Code § 110-10, Schedule of District Regulations, Development Standards, Column D, to develop the required conventional subdivision layout, regardless of the total lot count.
(4) 
The Planning Board will consider the effect of development constraints that may be imposed by existing site conditions and natural resources when conducting the review of the required conventional subdivision layout sketch in its determination of the number of buildable residential lots that may be permitted. These development constraints will include, but not be limited to, wetlands, regulated buffer areas, water bodies greater than 1/4 acre in area, streams, slopes greater than 15%, easements and rights-of-way.
(5) 
The number of buildable residential lots which may be determined as acceptable by the Planning Board from such conventional subdivision layout sketch shall be used to determine the number of dwelling units permitted in the proposed multifamily development. The number of dwelling units allowed in a multifamily development shall be determined according to the following ratio of bedrooms being proposed in the multifamily dwelling units as follows:
Ratio of Allowable Dwelling Units
Number of Bedrooms Proposed in Each Multifamily Dwelling Unit
Number of Dwelling Units Allowed per Each Acceptable Conventional Subdivision Buildable Lot
1
1.67
2
1.33
3
1.00
(6) 
Any room in a dwelling unit, excepting a kitchen, living room, or bathroom, that exceeds 70 square feet in habitable floor area shall be considered a bedroom when applying the ratio of allowable density units and when meeting minimum design standards as hereinafter specified.
C. 
Density bonus. As an incentive to provide additional open space areas in multifamily developments, the Planning Board may allow a density bonus to protect and preserve natural resource areas located on or adjacent to the property, in accordance with the following criteria:
(1) 
The density bonus allowed by the Planning Board shall be equal to a ratio of one-percent increase in dwelling units for every one-percent increase in additional open space area provided that exceeds the minimum open space area that is required for multifamily developments.
(2) 
The maximum dwelling unit bonus shall not exceed an additional 10% of the number of dwelling units that may be allowed by the Planning Board before the density bonus is applied.
(3) 
In determining the number of density bonus units, rounding upwards requires at least a calculated bonus factor of 0.5 dwelling unit or greater.
D. 
Open space and recreation area requirements.
(1) 
The applicant shall set aside a minimum of 40% of the total land area to be designated as open space for the private use and enjoyment of the multifamily development's residents.
(2) 
The applicant shall set aside a minimum of 25% of the open space area so designated (i.e., equivalent to 10% of the total area of the property) for use as an area for active recreation activities for the private use and enjoyment of the multifamily development's residents.
(3) 
Land designated as open space shall be permanently maintained, by dedication to a property owner's association or by deed-restricted private ownership in a manner and legal form that is acceptable to the Planning Board. No building shall be occupied until and unless such arrangements or agreements have been finalized and recorded.
(4) 
A license to operate a multifamily development must be issued by the Town Board upon review after final inspection of a multifamily development and the issuance of a written certification by the Code Enforcement Officer that construction has been completed satisfactorily in accordance with approved plans and specifications. Conditions of the required operating license are as follows:
(a) 
The Town Board may approve or reject a license to operate, and no multifamily units may be occupied until an operating license has been issued.
(b) 
An operating license shall be valid until the end of the calendar year and shall be renewed annually.
(c) 
Prior to the issuance of a renewed operating license, the Code Enforcement Officer shall inspect the multifamily development for compliance with these regulations.
(d) 
The licensee or duly authorized caretaker must keep the multifamily development facilities, including active recreation areas, open space, roadways, parking areas, landscaping and utilities, including water and sewer systems, well maintained and in good repair.
(e) 
The licensee or duly authorized caretaker shall be answerable for the violation of any provision of these multifamily development regulations.
(f) 
A licensee fee shall be established from time to time by resolution of the Town Board to include the cost of ongoing site inspection by the Code Enforcement Officer.
(5) 
The final site plan shall include a provision approved by the Planning Board assuring the permanent retention and maintenance of the open space area, and maintenance of active recreation areas, parking areas, landscaping and utilities, including water and sewer systems. Such assurance shall include all legal documents to carry out this requirement and shall be approved by the Attorney for the Town and it shall contain a provision vesting the Town with the right to enforce the permanent retention and maintenance of the open space area and maintenance of active recreation areas, parking areas, landscaping and utilities, including water and sewer systems, and providing that, in the event that these open spaces, active recreation areas and site improvements are permitted to deteriorate, or are not maintained in a condition consistent with the approved site plan, the Town may at its own option cause necessary maintenance to be performed and assess the cost thereof to the owners of the property within the development. A legally enforceable document shall also provide for the collection of such costs by lien and/or direct civil action.
(6) 
Continued conformance with all elements of the approved site plan shall be a requirement for continuation of the special use permit.
(7) 
The boundaries of the land areas designated as permanent open space shall be clearly labeled and described on the multifamily development plan.
(8) 
Land areas designated as permanent open space may not be separately sold or used to meet open space or recreation requirements for other developments.
(9) 
Multifamily developments of 50 units or more shall provide 1/2 acre of playground per 50 units unless the multifamily development is restricted to adult occupancy only.
(10) 
Open space and recreation area land set asides are considered minimum required amenities for the benefit of the residents of the multifamily development and shall not be considered a substitute for meeting the requirements of New York State Town Law § 274-a, Subdivision 6, with regard to reservation of parkland on site plans containing residential units.
E. 
Review procedures. Any application for multifamily dwellings shall be subject to the special use and site plan review procedures as specified in Article IV, Special Use and Site Plan Review Procedures, of the Town Zoning Code.
F. 
Design standards.
(1) 
Maximum units per structure. No more than eight dwelling units shall be contained in a single structure.
(2) 
Minimum dwelling unit size. The minimum floor area for multifamily dwelling units shall be:
(a) 
Efficiency, studio or one-bedroom unit: 500 square feet;
(b) 
Two-bedroom unit: 700 square feet;
(c) 
Three-bedroom unit: 850 square feet.
(3) 
Maximum building length. The maximum length of a multifamily dwelling shall be 130 feet, with exterior building wall offsets, as required by the Planning Board, to enhance the building's appearance.
(4) 
Maximum building height. The maximum height of the building shall be 35 feet.
(5) 
Minimum distances between structures. Where there are two or more multiple dwellings on a single lot or tract of land, the minimum distance between structures shall be 50 feet.
(6) 
Minimum distances from property lines. The minimum separation distance between a multifamily dwelling building and the property line shall be 100 feet, except in the HR-1 Hamlet Residential, BD-40 Business and BD-60 Light Business Zoning Districts where Town Zoning Code § 110-10, Schedule of District Regulations, Development Standards, dimensional criteria shall apply.
(7) 
Minimum distances to parking facilities. The minimum separation distance between a multifamily dwelling development's parking facility and the property line shall be 30 feet except in the HR-1 Hamlet Residential, BD-40 Business and BD-60 Light Business Zoning Districts where the minimum separation distance between a parking facility and the property line shall be five feet.
(8) 
Minimum buffer/screening area. When a property line is not wooded, a planting strip of trees and shrubbery of a minimum of 30 feet in width and satisfactory to the Planning Board shall be required to buffer and screen adjoining property and ensure privacy.
(9) 
Access. Access driveways shall provide for a minimum 20 feet wide traveled surface and be suitably improved to the standards and criteria that are acceptable to the Planning Board. Multifamily developments with 30 or more dwelling units shall provide not less than two separate improved access driveways.
(10) 
Parking.
(a) 
The preferred location for multifamily development parking facilities shall be to the rear of the building(s), unless clearly demonstrated to the Planning Board that due to specific property configuration, adverse site conditions, and with the addition of acceptable landscape screening and buffering, that an alternative parking area location would be acceptable to the Planning Board.
(b) 
The minimum number of parking spaces shall be as follows:
Ratio of Required Parking Spaces
Occupancy Factor
Number of Required Spaces per Occupancy Factor
Studio, efficiency or 1 bedroom
1
2 bedroom
1.5
3 bedroom
2
Visitor's parking
1 additional space per 4 dwelling units
(c) 
Parking spaces shall be nine feet wide and 18 feet long and clearly marked by a means satisfactory to the Planning Board.
(d) 
Parking aisle widths shall be 24 feet.
(e) 
Driveways to the parking areas shall be a minimum of 20 feet wide for two-way traffic and 15 feet wide for one-way traffic circulation patterns.
(f) 
A paved surface walkway for pedestrians of four feet minimum width shall extend from the building entrances and connect to a public road. This four-feet-wide pedestrian walkway may be incorporated along the edge of the development's driveway, if the driveway width which is so extended and striped to separate pedestrian and vehicular circulation is provided in a manner acceptable to the Planning Board.
(g) 
The horizontal, vertical and structural design of the access and circulation driveways and the parking areas shall be acceptable to the Town Engineer and to the Planning Board.
(11) 
Parking area landscaping. Minimum landscaping requirements within the parking area shall be 10% of that area dedicated for the residents' open parking areas and not more than 15 parking spaces shall be allowed in a continuous row without the inclusion of a landscaped, curbed island that is not less than 10 feet in width.
(12) 
Site lighting. All site lighting shall use fully shielded fixtures with illumination levels conforming to the recommended practices of the IESNA's "Lighting for Exterior Environments," latest edition. Lighting levels shall not exceed 0.5-footcandle illumination levels at the property boundaries, excepting at site accesses, to prevent light spillover and off-site glare.
(13) 
Utilities. Design and installation of on-site utilities and facilities, including electric, telephone, cable, stormwater management shall require approval of the Town Engineer and the Planning Board.
(14) 
Water and sewer.
(a) 
All multifamily dwelling developments exceeding five dwelling units shall be served with central or communal sewage facilities and central water supplies.
(b) 
The design and construction of all water and sewer systems shall employ only high-quality processes and components that are known to have a record of low operation and maintenance costs, and are acceptable to the Town Engineer and the Planning Board.
(c) 
Financial surety, in a form, amount and term acceptable to the Town Board, shall be provided by the owner whenever a privately owned central water system and/or central sewage system is proposed to serve a multifamily development.
(d) 
All water and sewer service facilities shall conform to the requirements of the New York State Department of Health, the Ulster County Health Department and the New York State Department of Environmental Conservation, as applicable.
(e) 
Subsurface sewage disposal systems shall not be located on soil types of the United States Department of Agriculture Natural Resource Conservation Service's Hydrologic Classification C or D.
(f) 
Subsurface wastewater disposal areas shall be subject to the minimum setbacks applicable to multifamily buildings.
G. 
Conversions. Conversions of existing buildings into multifamily dwellings shall be allowed when all of the above standards and criteria are met and only if the design and location of the converted buildings will not reduce the privacy or otherwise detract from the character of the adjacent neighborhood.
Farm labor housing shall be an accessory permitted use on a farm, subject to compliance with the following requirements:
A. 
The housing shall be supported by adequate water supply and sewage disposal facilities in accordance with the standards of the Ulster County Health Department.
B. 
The housing shall be in compliance with the applicable provisions of the New York State Uniform Fire Prevention and Building Code and all other applicable laws, ordinances and regulations applicable to either building construction and/or the operation and maintenance of farm labor/migrant housing.
C. 
The housing shall be located on the farm parcel no closer to any adjoining property line than 100 feet. The housing shall be separated from adjoining housing or buildings by a minimum of 50 feet.
D. 
The housing density shall be in compliance with the minimum lot area for a principal dwelling unit in the zoning district as set forth in Schedule of District Regulations.[1] For the purposes of this section, 250 square feet of floor space associated with the sleeping area shall be considered one dwelling unit.
[1]
Editor's Note: The Schedule of District Regulations is included at the end of this chapter.
E. 
The housing shall be removed from the site when the farming operations have ceased for two years and may not be occupied for nonfarm purposes. The property owner shall specifically acknowledge, in writing, this requirement prior to the issuance of a building permit for the intended building or use. Further, the first sentence of this subsection shall be included on the certificate of occupancy.
F. 
The host farm parcel shall be not less than seven acres.
G. 
Farm labor housing can include single-wide mobile homes of a minimum dimension of 14 feet by 70 feet spaced 35 feet apart.
H. 
For any farm labor housing units requiring site plan review, the applicant shall provide to the Planning Board a sketch map or drawing at a scale herein for site plans with the relevant details to determine compliance with these standards. Such map, sketch or drawing shall not be deemed plans or specifications as referred to in the Education Law and need not be sealed by a licensed professional.
The following shall apply to essential services:
A. 
Such uses shall be limited to land and facilities owned and operated by public utilities or municipal or other governmental agencies, such as a special district (also see "Definitions").
B. 
Such uses shall be so located as to draw a minimum of vehicular traffic to and through residential streets.
C. 
The location, design and operation of such uses shall not adversely affect the character of the surrounding residential area.
D. 
Adequate fences, barriers and other safety devices shall be provided and shall be landscaped.
A. 
Light industrial uses in any district where designated shall be permitted, subject to the approval of the Planning Board, when conducted without generating noise, glare, odor, smoke, dust or other environmental nuisances perceptible beyond the property line.
B. 
All commercial and industrial uses shall be subject to the procedures for site plan review and special permit use approval set forth elsewhere in this chapter. In its determinations, the Planning Board shall consider traffic access, circulation and parking, disposal of usable open space, arrangement of buildings, landscaping and impact on adjacent uses. The Town Engineer shall report on the adequacy of stormwater drainage. The County Department of Health shall report on waste disposal and any other matters within its jurisdiction.
C. 
Commercial and industrial uses in RR-1.5 and AG-1.5 Districts shall be designed to ensure compatability of uses and minimize impacts on agricultural and residential uses through buffering, setbacks and similar techniques. The Planning Board may require the use of these measures as a condition of special use or site plan review approval.
The Planning Board, in reviewing the site plan for any proposed commercial or industrial special use application, shall consider its conformity to the Town of Plattekill Comprehensive Plan and the various other plans, regulations and ordinances of the Town. Conservation features, aesthetics, landscaping and impact on surrounding development as well as on the Town in general shall be part of the review. Traffic flow, circulation and parking shall be reviewed to ensure the safety of the public and of the users of the facility and to ensure that there is no unreasonable interference with traffic on surrounding streets. The Planning Board shall further consider the following specific factors in reviewing commercial site plans:
A. 
Building design and location. Building design and location should be suitable for the use intended and compatible with natural and man-made surroundings. New buildings, for example, should generally be placed along the edges and not in the middle of open fields. They should also be sited so as to not protrude above treetops or the crestlines of hills seen from public places and busy highways. Building color, materials and design should be adapted to surroundings as opposed to adaptation of the site to the building or the building to a national franchise concept.
B. 
Maximum retail commercial building size. Individual retail commercial structures, not including office, industrial and wholesale facilities, but specifically including membership clubs and any wholesale establishments selling goods directly to the general public, shall be limited to a maximum of 60,000 square feet of gross floor area.
C. 
Large commercial buildings. Commercial facades of more than 100 feet in length should incorporate recesses and projections, such as windows, awnings and arcades, along 20% of the facade length. Variations in roof lines should be added to reduce the massive scale of these structures and add interest. All facades of such a building that are visible from adjoining streets or properties should exhibit features comparable in character to the front so as to better integrate with the community. Where such facades face adjacent residential uses, earthen berms planted with evergreen trees should be provided. Loading docks, garbage dumpster facilities and other accessory facilities should be incorporated in the building design and screened with materials comparable in quality to the principal structure. Sidewalks should be provided along the full length of any facade with a customer entrance and integrated into a system of internal landscape-defined pedestrian walkways breaking up all parking areas.
D. 
Lighting and signage. Improvements made to the property should not detract from the character of the neighborhood by producing excessive lighting or unnecessary sign proliferation. Recessed lighting and landscaped ground signs are preferred. Lighting shall be shielded to prevent glare and spillover of light onto adjoining properties.
E. 
Parking and accessory buildings. Parking areas should be placed in the rear whenever possible and provide for connections with adjoining lots. Accessory buildings should also be located in the rear with access from rear alleys. If placement in the rear is not possible, parking lots should be located to the side with screening from the street.
F. 
Drainage systems. Storm drainage, flooding and erosion and sedimentation controls should be employed to prevent injury to persons, water damage to property and siltation to streams and other water bodies.
G. 
Landscape preservation. Trees, shrubs and other landscaping should be used to buffer or soften a use in terms of visual or other impacts on adjoining property owners. Impacts on other Town residents and visitors, on whom the local economy often depends, should also be considered. Existing landscape features such as stone walls, hedgerows, tree borders and individual large trees should be retained for this purpose and removal should be limited to the area of building or driveway construction unless additional sight distance is required.
H. 
Driveway and road construction. Whenever feasible, existing roads onto or across properties should be retained and reused instead of building new, so as to maximize the use of present features such as stone walls and tree borders and avoid unnecessary destruction of landscape and tree canopy. Developers building new driveways or roads through wooded areas should reduce removal of tree canopy by restricting clearing and pavement width to the minimum required for safely accommodating anticipated traffic flows.
I. 
Construction on slopes. The crossing of steep slopes with roads and driveways should be minimized, and building which does take place on slopes should be multi-storied with entrances at different levels as opposed to regrading the site flat.
J. 
Tree borders. New driveways onto principal thoroughfares should be minimized for both traffic safety and aesthetic purposes, and interior access drives that preserve tree borders along highways should be used as an alternative. Developers who preserve tree borders may, at the discretion of the Planning Board, be permitted to recover density on the interior of their property through use of clustering.
K. 
Development at intersections. Building sites at prominent intersections of new developments should be reserved for equally prominent buildings or features which will appropriately terminate the street vistas. All street corners should be defined with buildings, trees or sidewalks.
L. 
Streets and sidewalks. Roads and drives that connect to existing streets on both ends are generally preferable to cul-de-sac and dead-end streets and shall ordinarily be used unless traffic safety issues will be mitigated by the use of a cul-de-sac or dead-end street. Streets within more densely developed residential areas (two or more units per acre) should be accompanied by on-street parking and a sidewalk on at least one side of the street. Sidewalks should also be provided in connection with new commercial development adjacent to residential areas, and pedestrian access should be encouraged.
M. 
Setbacks. New buildings on a street should conform to the dominant setback line and be aligned parallel to the street so as to create a defined edge to the public space. Where commercial or industrial uses of substantial size (not a minimal impact use) adjoin residential properties or districts, the Town may require greater setbacks and landscaped buffered areas than otherwise required herein for purposes of transitioning from one use to the other and protecting the integrity of residential uses.
N. 
Utilities. The impact of the proposed use on the capacities of existing sewer and water utilities shall be thoroughly evaluated in terms of both quality and quantity. Where the impact of the proposed new use would substantially consume existing capacities and leave inadequate reserve capacity to deal with seasonal or other needs or pose a threat to the health and safety of any existing water supply, the Town may require the applicant to mitigate the impacts by providing supplementary capacities or taking alternative measures to provide for these needs. The Town may also require the applicant to post performance guarantees in the manner provided in the Town Subdivision Law[1] to ensure that the proper protection mechanisms are in place and will be maintained in the future. Where mitigation is not possible the use shall be denied.
[1]
Editor's Note: See Ch. 93, Subdivision of Land.
O. 
Sidewalks. All commercial uses within BD Districts in the hamlets of Modena and Plattekill shall comply with the requirements of the Town of Plattekill Sidewalk Law (Local Law No. 2 of 2002, as amended).[2]
[2]
Editor's Note: See Ch. 93, Subdivision of Land, § 93-39, Sidewalks.
Outdoor storage of materials and junkyards shall be governed by the following provisions and such other conditions as may be required by the Planning Board to protect the public health, safety, comfort, convenience and general welfare, especially with regard to abutting properties and the occupants thereof:
A. 
Fencing and setbacks. All outdoor storage facilities shall be enclosed by suitable screening or fencing as provided by Chapter 60 of this Code or as required by the Planning Board. Such fencing or screening shall not be less than 30 feet distant from all property lines.
B. 
Deposit of wastes. No materials or wastes which can, in the opinion of the County Department of Health, the State Department of Environmental Conservation or other agency competent to judge, contaminate surface or subsurface water bodies shall be deposited on any premises in such form or manner that they may be transferred off such premises by natural causes or forces.
C. 
Other hazardous materials. All materials or wastes which might cause fumes or dust, which constitute a fire hazard or otherwise involve hazards to health and safety shall be stored outdoors only in closed containers.
A. 
Home occupations, as defined herein, shall be subject to the following regulations and standards, whether permitted by accessory (Class I) or special use (Class II) permit:
(1) 
More than one Class I (minimal impact) home occupation may occur on a single residential premises. However, the cumulative impacts must fall within the limits of these standards.
(2) 
The home occupation activity, whether located within the dwelling or in a (customary) accessory structure, shall occupy an enclosed space of no more than 1,000 square feet of gross floor area or 50% of the gross floor area, whichever is less.
(3) 
There shall be no indication of the home occupation from the exterior of the building except for a single sign not exceeding four square feet. Modifications to a structure shall not alter its primary residential character.
(4) 
No outdoor display of goods or outdoor storage of equipment or materials used in the home occupation shall be permitted in the front yard of the premises. Such goods, equipment or materials may be displayed or stored elsewhere on the property if appropriately covered by a structure and/or screened by a fence or natural vegetation, provided that any such outdoor storage does not occur within 20 feet of an adjacent property line.
(5) 
Not more than two persons other than members of the household occupying such dwelling shall be employed on the residential premises in the conduct of a Class II home occupation. A Class I home occupation shall not employ any nonresidents on the premises.
(6) 
Sufficient off-street parking, up to four spaces, in addition to those required for the principal residential use, shall be provided in the case of Class II home occupations. Such spaces shall be accessed from the residence driveway and designed so as to minimize disturbance to adjacent properties, including screening if necessary.
(7) 
The home occupation shall be fully consistent with all other provisions of this chapter. When use exceeds standards, the use shall not be considered a home occupation and must be located in a zoning district where the use is permitted by right or by special use permit.
(8) 
All Class II home occupations are transferable upon reapplication to the Planning Board for a special use permit. Class I home occupations shall be transferable without Planning Board review or a special use permit.
(9) 
The home occupation shall not utilize substantially more water than a residential use. The home occupation shall comply with all necessary Health Department requirements in regards to the utilization of water or solid waste disposal.
(10) 
No home occupation shall exceed the maximum size requirements of this chapter. Any home occupation that exceeds these requirements shall, upon notice from the Town of Plattekill, cease and desist all activity related to such use until such time as a permit as provided hereunder for an allowed principal use has been obtained from the Town, the operation has been made to again conform with the applicable limitations for a home occupation or the Code Enforcement Officer's actions have been reversed by the order of a court of competent jurisdiction.
B. 
The above standards may be modified in the AG-1.5 and RR-1.5 Districts upon determination by the Planning Board that, due to size for the lot, distance from neighboring property lines and residences, capacity of access roads and the presence of vegetation or topographic features, the proposed home occupation would have no greater impact on the surrounding residential area than if the standards were adhered to. Upon such determination, the Planning Board may issue a special permit setting forth specific waivers granted and including all conditions deemed necessary. Such waivers and conditions shall be reconsidered at the same time any future subdivision or site plan application for the property is submitted and may be revoked if such action would change the basis of the original determination.
C. 
Applicant shall provide to the Planning Board a sketch map or drawing at a scale of one inch equals 50 feet. Such map shall not be deemed plans or specifications as referenced in the Education Law and need not be sealed by a licensed professional. The drawing shall include site plan information required herein that the Planning Board deems relevant to the special permit use application.
A. 
New buildings in which neighborhood stores are located shall meet all yard and building coverage requirements applicable to all permitted-use buildings in the zoning district in which the neighborhood store is to be located.
B. 
At least one off-street parking space shall be provided for each 300 square feet of net retail floor area. In a building containing residential and retail commercial uses (multiple use building), one additional off-street parking space for each residential use must be provided.
C. 
If conducted in an existing residential building, the neighborhood store shall not alter the residential appearance of that building. If in a new building, such building shall conform to the general character of buildings in the vicinity.
D. 
The Planning Board may require larger lot areas than the minimum required in the zoning district, in order to accommodate required spaces and access driveways. Suitable buffering may also be required.
Individual light industrial uses shall be subject to the following area regulations:
A. 
Lot area/use (minimum): five acres.
B. 
Building coverage (maximum): 50%.
The following shall apply to drive-in establishments:
A. 
Off-street parking areas shall be paved in accordance with Town road specifications. Parking stalls shall be clearly identified in accordance with the standards specified elsewhere in this article.
B. 
Dumpsters or other waste collection facilities shall be screened and placement shall ordinarily be in rear yards but shall be subject to Planning Board discretion as part of the site plan process.
C. 
The drive-in establishment shall be served by a single exit from any entryway to the common parking areas.
D. 
A landscaping plan is to be included as part of the site plan.
E. 
There must be a sufficient length of driveway so that eight motor vehicles may stack off-street and on-site while waiting for service.
A. 
Purposes. This section is intended to:
(1) 
Encourage the permanent preservation of important farmland and environmentally sensitive areas;
(2) 
Direct growth to locations where central sewage disposal services are available; and
(3) 
Provide a voluntary method for landowners to be compensated by the free market to preserve their land.
B. 
Special definitions.
(1) 
SENDING PROPERTY -- A lot(s) or portion of a lot that is restricted by a conservation easement or farmland preservation easement as a condition of approval of a higher density on the receiving property than would otherwise be permitted.
(2) 
RECEIVING PROPERTY --A lot(s) that is approved to permit a higher density than would otherwise be permitted as a condition of the restriction of development on the sending property through a conservation easement.
C. 
Applicability.
(1) 
Owners of sending and receiving properties may voluntarily commit to transfer residential density rights under this Zoning Law. Although the transfer of density rights shall only officially occur at the time of final approval of a subdivision or site plan, the process shall be initiated during the preliminary planning process. The approval of a preliminary plan shall then be conditioned upon compliance with this section. As part of a preliminary and final plan application, the applicant shall present a draft conservation easement on the "sending property" and a written, signed and notarized agreement by the owner of the sending property acknowledging and agreeing to the application.
(2) 
The conservation easement shall be drafted so that it is binding if the "receiving property" is granted final plan approval. The conservation easement shall be recorded at the same time as, or prior to, the final plan for the receiving property. If a final plan is recorded in phases, then the conservation easement may be recorded in corresponding phases.
(3) 
The form of the conservation easement shall be acceptable to the Town Board based upon review by the Town Attorney and Planning Board. The term "conservation easement" shall include, but not be limited to, an Agricultural conservation easement. In the case of agricultural land, the standard language for an agricultural conservation easement used by the Ulster County Agricultural and Farmland Protection Board may be utilized. The easement shall limit the development of the sending property to agricultural and open space uses and associated accessory activities and any residual residential density not transferred to the receiving property.
(4) 
A sending property shall be within the AG-1.5, RR-1.5 or M-3 District. A sending property shall have a minimum lot area of 10 acres.
(5) 
A receiving property shall be within the RR-1.5, RS-1, HR-1, BD-40, BD-60 or GB-80 District.
(6) 
Once a conservation easement is established it shall be binding upon all current and future owners of the sending property. The applicant for the receiving property is responsible to negotiate with, and pay compensation to, the owner of the sending property for the conservation easement. Such transaction shall occur privately, and the value shall be determined by the private market. The Town shall be under no obligation to pay the owner of the sending property.
(7) 
The right to develop a sending property may also be purchased by or donated to an established incorporated nonprofit conservancy organization whose mission includes preservation of agricultural land or natural features. A permanent conservation easement shall, in such case, be established on the sending property at the time of such purchase or donation. The right to develop such dwelling units may be held for a maximum of 10 years, before being used on a receiving property(ies).
D. 
Determination of density.
(1) 
Yield plans shall be presented by the applicant. One yield plan shall be presented for the receiving property and one for the sending property. Such yield plans shall be a level of detail typically found in a sketch plan, including potential lots and roads, steep slopes, one-hundred-year floodplains and suspected wetlands. Such yield plans shall estimate the number of new dwelling units that could be lawfully constructed on each property under Town regulations without any transfer of development rights. Detailed percolation tests are not required on all potential lots, but deep pit soil testing may be required in areas of suspected marginal soil types for subsurface sewage disposal.
(2) 
Such yield plans shall be reviewed by the Town Planning Board, with advice by the Town Engineer, to determine whether each represents a reasonably accurate estimate of the number of dwelling units possible on each site, both physically and legally. If such estimates are determined to not be accurate, the applicant shall be required by the Planning Board to revise such yield plan.
(3) 
Based upon the yield plans, permission to develop a number of dwelling units may be transferred from the sending property to the receiving property. The potential to develop some or all of the dwelling units may be transferred from the sending property, depending upon the amount of land affected by the permanent conservation easement.
(4) 
If, for example, the yield plan determines that 10 new dwelling units would be allowed under current zoning on the sending property, and the sending property will be preserved by a conservation easement, then the right to develop 10 additional dwelling units shall be transferred to the receiving property. The development of the receiving property shall still comply with all other requirements of this Zoning Law, except for the maximum density, which shall be regulated by this section.
(5) 
The receiving property shall be permitted to include the increased total number of dwelling units above the number that would otherwise be permitted, as approved by the Town Planning Board based upon the yield plan, provided that density shall not be increased by more than 50% under any circumstance. Yard requirements may also be reduced, but in no instance to less than 20 feet for the front yard and 10 feet for the side and rear yards, except in instances where zero-lot line development is proposed with compensating yards on the opposite side. Also, no more than 35% of any given acre shall be covered with impervious surface in the form of access drives, parking areas or structures.
(6) 
Utilities. To receive a transfer of density rights, all lots of less than one acre on the receiving property shall be served by a central or communal sewage system.
(7) 
The transfer of density rights shall not be combined with incentives concerning conservation subdivision development.
E. 
Once a conservation easement is established under a transfer of density rights, it shall be permanent, regardless of whether the receiving property is developed. The approval to develop the receiving property in a higher density shall be treated in the same manner as any other final subdivision or site plan approval. The Planning Board may extend time limits to complete the development of the receiving property in response to a written request.
F. 
As part of a transfer of density rights, the development of the receiving property shall comply with all Town of Plattekill zoning requirements, except for provisions specifically modified by this section.
Funeral homes and mortuaries shall be required to provide driveways and off-street parking areas sufficient to permit the off-street assembling of funeral processions, so as to avoid congestion of adjoining streets.
Manufactured homes and manufactured home parks shall be subject to Chapter 68 of the Town of Plattekill Code, provided that new manufactured home parks shall comply with the open space standards applicable to conservation subdivisions hereunder. Notwithstanding this, a manufactured home park shall not be considered a conservation subdivision and no density bonuses shall apply. The following are the applicable lot design standards for manufactured home parks:
A. 
The minimum lot area for each manufactured home unit shall not be less than 8,500 square feet.
B. 
There shall be a minimum front yard of 20 feet, a minimum rear yard of 30 feet and a minimum side yard of 15 feet on each side, for a total combined minimum side yard of 30 feet.
The following shall apply to active adult and senior care communities.
A. 
The minimum size parcel required for the development of senior care communities (see definition) shall be two acres or 3,000 square feet for each residential accommodation or living unit within the establishment, whichever is greater. Such density shall be determined after deducting all floodplains, wetlands, slopes over 15%, rights-of-way and improved roads.
B. 
The applicant shall provide the Town with copies of all required state and federal construction and operation licenses and permits for their review.
C. 
Where on-lot sewage disposal is proposed, a suitable secondary or replacement area shall be located and designed. Site plans for such projects shall provide adequate landscaping, storm drainage, sewer and water facilities, parking and buffering of adjoining properties. Such projects shall also meet the following development standards:
(1) 
Minimum lot width: 200 feet.
(2) 
Minimum front yard: 50 feet.
(3) 
Minimum rear yard: 50 feet.
(4) 
Minimum side yard: 30 feet.
(5) 
Maximum building height: 40 feet, provided there is no enclosed habitable space above 25 feet.
(6) 
Maximum lot coverage: 50%.
(7) 
Maximum building coverage: 30%.
(8) 
Parking spaces required: 1 space per unit.
D. 
Any permanent residential housing unit shall meet all applicable requirements for the respective type of housing structure within the respective zoning district. However, in the case of elevator-served projects restricted to occupancy by persons of 55 years or more in age where safety and twenty-four-hour security are critical and can only be provided effectively by including the units in a single building with a controlled access, the above requirements only shall apply and there shall be no limit on the number of dwelling units per structure.
E. 
Age-restricted active adult retirement communities (see definition) and senior care communities involving any combination of permanent units, independent-living units and units accompanied by supportive care services shall be subject to the following regulations:
(1) 
In no event shall any person under the age of 19 permanently occupy a unit in an active adult community. However, such age restrictions shall not apply to employees of the homeowners' association performing substantial duties related to the management or maintenance of the community; persons who are necessary to provide a reasonable accommodation to disabled residents of the age of 55 years or older; a spouse or domestic partner of an individual who is of the age of 55 years or older; or a child at least 19 years or older, who is residing with his or her parent(s) who is of the age of 55 years or older. A deed restriction that enforces the foregoing requirement shall be provided in a form acceptable to the Town and be included in every deed conveying title to each unit.
(2) 
Consideration shall be given to the special needs of older persons in planning walks, ramps and driveways. Gradients of walks shall not exceed 10%, and single-riser grade changes in walks shall not be permitted without Planning Board approval. All outdoor areas available to the residents shall be designed so as to permit residents to move about freely.
(3) 
The design and location of all buildings, recreational facilities and other site improvements shall be consistent with the ultimate purpose of achieving pleasant living arrangements for persons 55 years of age or older, and shall contemplate the desires and needs of such persons for privacy, participation in social and community activities and accessibility to all community facilities.
(4) 
All active adult housing units of an independent living nature, whether single-family, two-family or multifamily, shall be designed in accordance with the conservation subdivision regulations of this chapter (see § 110-48).
A. 
Findings. There are presently, in various portions of Ulster County and environs, a number of adult entertainment uses. Based upon recent studies evaluating the nature and extent of adverse secondary effects caused by such adult uses in residential and commercial areas, including a 1996 study by the City of Newburgh, a 1994 study by the City of New York, and a 1980 study by the City of Islip, the Town of Plattekill Town Board hereby finds that adult uses have negative secondary impacts such as a deterioration of community character and quality of life, depreciation of property values, increase in crime rates, and the blighting or downgrading of surrounding neighborhoods and commercial uses.
B. 
Purpose. In the development and execution of this Section, it is recognized that there are some adult uses which, because of 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. Special regulation of these uses is necessary 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, contribute to the spread of prostitution and AIDS, 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.
C. 
Definitions. As used in this chapter, the following terms shall have the meanings indicated:
SPECIFIED SEXUAL ACTIVITIES
(1) 
Human genitals in a state of sexual stimulation or arousal; or
(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.
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.
D. 
Location standards. Adult uses shall be permitted in the GB-80 District subject to special use standards and the following additional site plan review criteria:
(1) 
No adult use shall be located within a five-hundred-foot radius of any residence or other residential or commercial 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.
(5) 
The proposed adult use shall not be contrary to the public interest or injurious to nearby properties.
(6) 
The proposed adult use shall not be contrary or injurious to any program of neighborhood conservation or improvement, either residential or nonresidential.
E. 
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.
F. 
Touching and close-in entertaining prohibited. It shall constitute a violation of this Section for any entertainer in an adult use facility, as defined in Subsection C above, to perform closer than six feet to the nearest patron.
In the HR-1 District there shall be no provision for boarding animals, other than those which have received treatment. In HR1 Districts animals shall have no access to the outdoors during their confinement in the veterinarian's office. Areas in which animals are confined shall be soundproofed. Offices in the AG-1.5 and RR-1.5 Districts may provide access to the outdoors.
All principal and special use sawmills shall comply with the following:
A. 
The sawmill hours of operation will be determined based upon noise, lighting, traffic, size of the property, the machinery to be utilized, whether the machine(s) will be enclosed in a building, etc.
B. 
The sawmill operation Type A shall only be permitted on a lot which is one or more acre in size.
C. 
The sawmill shall be in conformity with Chapter 73, Noise, of the Code of the Town of Plattekill.
D. 
Ingress to and egress from the property on which the sawmill is located shall comply with New York State standards of site distance. Driveway permits will be required from the appropriate agency.
E. 
Logs, lumber and sawmill waste materials shall be located no less than 75 feet from the perimeter property lines of the site.
F. 
All sawmill refuse materials shall be disposed of properly.
G. 
The sawmill shall meet the setback requirements of the zone in which it is located.
H. 
The sawmill shall not create any conditions which are injurious or hazardous to the public or detrimental to the character of the surrounding neighborhood.
I. 
Sawmills milling in excess of 2,000 board feet of lumber per day shall also be subject to the following:
(1) 
Such sawmill operation shall function only during Monday through Saturday and shall be closed the following holidays: Memorial Day, Labor Day, July Fourth, Thanksgiving, Christmas and New Year's.
(2) 
Notwithstanding Subsection B(2) above, such sawmill operation shall only be permitted on a lot which is four or more acres in size.
(3) 
Primary vehicular access to such sawmill operation shall be by a street in the collector, arterial, County or state roadway system or other street in which, in the opinion of the Planning Board, the traffic generated by said use will not adversely affect existing or potential development in the area.
The following general standards shall apply in the BD-40 District:
A. 
Lot requirements.
(1) 
The minimum lot area/use for the first use shall be 40,000 square feet. There will be no lot acreage restrictions for each additional use, provided that the applicant for commercial use can demonstrate that the project will meet the applicable width, building coverage, height and front, side and rear yard requirements, receive Ulster County Health Department approval and meets all applicable regulations or laws of any governing agency.
(2) 
If any structure is used wholly or partly for a dwelling purpose, hotel, motel, living quarters or other housing accommodations other than by one person acting as a janitor or caretaker, the lot shall comply with the lot acreage, width, building coverage, height and front, side and rear yard requirements found in RS-1 Residential District Zone for the type of dwelling proposed.
B. 
Building coverage will be a portion of the total area of the lot so that each rear yard is not less than 50 feet in depth and each side yard is not less than 40 feet in width, except that the side yards of buildings in relation to buildings located on the same lot shall be a combined distance of 20 feet in width. Building coverage shall not exceed 25% of the total lot area.
C. 
Buildings shall be set back a minimum of 50 feet from the adjacent edge of the highway right-of-way, and no parking shall be within 20 feet of the highway right-of-way.
D. 
Building height (maximum): 2 1/2 stories or 35 feet.
E. 
There shall be no vehicular access within 75 feet of any school building, playground entrance or church building, measured from the edge of pavement to the nearest portion of any building, structure or playground.
F. 
Dumpsters or other waste collection facilities shall be screened, and placement shall ordinarily be in rear yards but shall be subject to Planning Board discretion as part of the site plan process.
G. 
Buffer. It shall be the responsibility of the owner to maintain a suitable planting a minimum of 10 feet deep along each side and rear lot line where a nonresidential use abuts a residential use, as approved by the Planning Board as part of the site plan process.
A. 
No commercial communications tower shall hereafter be used, erected, moved, reconstructed, changed or altered unless in conformity with these regulations. No existing structure shall be modified to serve as a commercial communications tower unless in conformity with regulations.
B. 
Site plan. An applicant shall be required to submit a site plan as required herein. The site plan shall show all existing and proposed structures and improvements, including roads, buildings, tower(s), guy wire anchors, parking and landscaping, and shall include grading plans for new facilities and roads.
C. 
Supporting documentation. The Planning Board shall require that the site plan include a completed visual environmental assessment form (visual EAF; available from the Planning Board) and documentation on the proposed intent and capacity of use as well as justification for the height of any tower or antenna and justification for any clearing required. The Planning Board may require submittal of a more detailed visual analysis based on the results of the visual EAF in addressing this subsection and the following requirements.
D. 
Shared use of existing towers. At all times, shared use of existing towers shall be preferred to the construction of new towers. An applicant shall be required to present an adequate report inventorying existing towers within a reasonable distance of the proposed site and outlining opportunities for shared use of existing facilities as an alternative to a proposed new tower.
(1) 
An applicant proposing a shared use of an existing tower shall be required to document intent from an existing tower owner to allow shared use.
(2) 
The Planning Board may consider a new commercial communications tower where the applicant demonstrates that shared usage of an existing tower is impractical. The applicant shall be required to submit a report demonstrating good faith efforts to secure shared use from existing towers as well as documentation of the physical and/or official reasons why shared usage is not practical. Written requests and responses for shared use shall be provided.
E. 
Shared usage of site with new tower. Where shared usage of an existing tower is found to be impractical, the applicant shall investigate shared usage of an existing tower site for its ability to accommodate a new tower and accessory uses. Documentation and conditions shall be in accordance with Subsection D(1) and D(2) above. Any new commercial communications tower approved for an existing tower site shall be subject to the standards of Subsections G through N below.
F. 
New tower at a new location. The Planning Board may consider a new commercial communications tower on a site not previously developed with an existing tower when the applicant demonstrates that shared usage of an existing tower site is impractical and submits a report as described in Subsection D(2)b above.
G. 
Future shared usage of new towers.
(1) 
The applicant must examine the feasibility of designing a proposed commercial communications tower to accommodate future demand for commercial broadcasting and reception facilities. The scope of this analysis shall be determined by the Planning Board. This requirement may be waived, provided that the applicant demonstrates that provision of future shared usage of the facility is not feasible and is an unnecessary burden, based upon:
(a) 
The number of Federal Communications Commission (FCC) licenses forseeably available for the area.
(b) 
The kind of tower site and structure proposed.
(c) 
The number of existing and potential licenses without tower spaces.
(d) 
Available spaces on existing and approved towers.
(e) 
Potential adverse visual impact by a tower designed for shared usage.
(2) 
Further, the applicant will demonstrate that the collocation will be offered at a fair and equitable rate in order to encourage rather than discourage collocation.
H. 
Setbacks for new towers. All proposed commercial communications towers and accessory structures shall be set back from abutting residential parcels, public property or street lines a distance sufficient to contain on site substantially all icefall or debris from tower failure and preserve the privacy of adjoining residential properties.
(1) 
All tower bases must be relocated at a minimum setback of the following, whichever is the greater, from a property line at a distance at least equal to the tower height or the distance between the tower base and guy wire anchors or the minimum setback of the underlying zoning district or a minimum setback at a distance which shall be established in the sole discretion of the Planning Board based on the unique characteristics of the site requirements of this subsection, which may be increased at the discretion of the Planning Board.
(2) 
Accessory structures must comply with the minimum setback requirements in the underlying district.
I. 
Visual impact assessment. The Planning Board shall require the applicant to undertake a visual impact assessment of any proposed new towers or any proposed modifications of an existing tower that will increase the height of the existing tower. Construction of a new tower or modification of an existing tower shall be subject to the relevant guidelines and criteria below that are determined by the Planning Board to be appropriate:
(1) 
Assessment of before and after views from key viewpoints both inside and outside of the Town, including state highways and other major roads, from state and local parks, other public lands, from any privately owned preserves and historic sites normally open to the public and from any other location where the site is visible to a large number of visitors or travelers.
(2) 
Assessment of alternative tower designs and color schemes, as described in Subsection J below.
(3) 
Assessment of the visual impact of the tower base, guy wire, accessory buildings and overhead utility lines from abutting properties and streets.
J. 
New tower design. Alternative designs shall be considered for new towers, including single-pole structures. The design of a proposed new tower shall comply with the following:
(1) 
Unless specifically required by other regulations, all towers shall have a neutral, earth tone or similar painted finish that will minimize the degree of visual impact that the new tower may have. The applicant is to provide a maintenance plan for the Town to include painting, how the paint will be applied, frequency, maintenance of grounds, buildings and other.
(2) 
The maximum height of any new tower, or any tower in existence intended to be used as a commercial communications tower, shall not exceed that which shall permit operation without artificial lighting of any kind or nature in accordance with municipal, state and/or federal law and/or regulation.
(3) 
Any new tower shall have the minimum height needed to provide future shared usage, but artificial lighting of any kind shall be prohibited.
(4) 
The Planning Board will request a review of the application by a qualified structural engineer for evaluation of the need for design and stability of the ground to support any new tower.
(5) 
Accessory facilities shall maximize use of building materials, colors and textures designed to blend with the natural surroundings.
(6) 
Communications tower heights shall be proportional to their surroundings so as not to dominate a given landscape. Where a tower will protrude above the height of existing tree canopy by more than 20 feet, the Planning Board may require the use of camouflaging and similar techniques to minimize the visual impact of the structure. Specific plans for the styling and maintenance of such camouflaging shall be submitted for review and approval in such instances.
K. 
Existing vegetation. Existing on-site vegetation shall be preserved to the maximum extent possible, and no cutting of trees exceeding four inches in diameter (measured at height of four feet off the ground) shall take place prior to approval of the special permit. Clearcutting of all trees in a single contiguous area exceeding 20,000 square feet shall be prohibited.
L. 
Screening. Deciduous or evergreen tree plantings may be required to screen portions of the tower and accessory structures from nearby residential property as well as from public sites known to include important views or vistas. Where the site abuts residential or public property, including streets, the following vegetative screening shall be required. For all towers, at least one row of native evergreen shrubs or trees capable of forming a continuous hedge at least 10 feet in height within two years of planting shall be provided to effectively screen the tower base and accessory facilities. In the case of poor soil conditions, planting may be required on soil berms to assure plant survival. Plant height in these cases shall include the height of any berm.
M. 
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 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.
N. 
Signs. No tower shall be used for or have placed upon it any type of sign, except warning signs needed for public safety.
O. 
Fencing. Sites of proposed new towers and sites where modifications to existing towers are proposed shall be adequately enclosed by a fence, unless that applicant demonstrates to the Planning Board that such measures are unnecessary to ensure the security of the facility.
P. 
Applicant is to provide a plan of action which will outline the disposition of the tower if it is abandoned, damaged or destroyed. Specifically the applicant will provide time frames for removal, repair of damaged towers and removal or sale of abandoned towers.
Q. 
Maintenance and/or performance letter of credit. The Town Board requires the applicant and/or owner to post and file with the Town Supervisor prior to approval of any application and/or license a maintenance and/or performance letter of credit in an amount sufficient to cover the installation, maintenance and/or construction of said tower during its lifetime. The amount required shall be determined in the sole discretion of the Town Board, based upon the unique characteristics of the tower and site. In furtherance of the foregoing, the applicant and/or owner shall cooperate with the Planning Board in supplying all necessary construction and maintenance data to the Town Board prior to approval of any application and/or license to accomplish the foregoing.
R. 
In cases were the access to the tower includes a Town road, the applicant and/or owner shall be required to post a performance letter of credit with the Town Board. Said letter of credit will be used to repair any damages to Town roads that might occur during the construction of the tower. The applicant and/or owner is to supply the Highway Superintendent with a list of all equipment and vehicles and their respective weights that will be utilized during the construction, including a construction schedule and any other information required by the Highway Superintendent to determine potential damage to Town roads. The Highway Superintendent will recommend to the Town Board an amount of the letter of credit to operate said tower in accordance with the requirements of this subsection. Said letter of credit shall be posted and filed with the Town Supervisor prior to any final approvals being granted.
S. 
Simultaneously with the filing of an application for a special use permit as required by this subsection, the applicant and/or owner shall file an application for a license in the form approved by the Town Board. Approval of said license application and the issuance of a license, subject to approval of a special use permit, shall be a requirement which must be fulfilled by the applicant and/or owner prior to approval and receipt of a special use permit required under this chapter. This license application may be obtained from the Town Clerk, and the license, which shall expire one year after its issuance, must be approved by the Town board and renewed by the Town Board on an annual basis. The applicant shall be required to pay an annual fee, the amount of which shall be determined by the Town Board in its sole discretion based on the unique characteristics of the site and taking into consideration the cost of its implementation and processing.
(1) 
As part of the application for said license, the applicant shall file with the Town Clerk proof of causality and liability insurance in a form and amount which shall be determined and approved by the Town Board in its sole discretion. Said insurance must remain in full force and effect during the term of the license. Termination of insurance shall result in the immediate revocation of this license, and revocation, suspension and/or expiration of said license shall be immediate grounds to vacate, rescind and set aside the applicant's authority to operate said tower.
(2) 
In the event that the Town determines that the applicant and/or owner has not complied with the terms of this section, due to termination of insurance and/or for any other cause, which shall include the applicant's failure to abide by any of the conditions of the special use permit or any provision of this subsection, the applicant and/or owner shall be entitled to five days' notice to remedy the defects after which, in the event the applicant and/or owner does not correct the defect complained of, this license shall terminate immediately. Termination of said license shall be grounds to immediately revoke the special use permit, and any action taken shall be in the sole discretion of the Town Board.
A planned business park may be established within any RR-1.5 or BD-40 or BD-60 District as a special use.
A. 
Purposes. The purpose of the planned business park is:
(1) 
To provide a planned area with sufficient space to accommodate the region's expected future business and manufacturing growth requirements. This district will provide a location for the establishment of light manufacturing enterprises, the transaction of business, the rendering of professional services or other services involving stocks of goods, ware or merchandise.
(2) 
To protect and buffer abutting uses by establishing setbacks, providing off-street parking and loading/unloading areas and requiring landscape screening and interplantings of new landscape materials between existing trees.
(3) 
To minimize the danger of fires, explosions, toxic and noxious matter, radiation, offensive noise, vibration, smoke, odor and other objectionable influences or hazards.
(4) 
To promote a well-considered plan that protects the character of the area and established patterns in adjacent development, thereby maintaining land values and protecting the tax base.
B. 
Special definitions. The following special definitions shall apply to planned business parks:
MANUFACTURING, BASIC INDUSTRIAL
Establishments engaged in the basic mechanical, chemical or other transformation of extracted or raw materials or substances into new materials, including, but not limited to, the manufacturing or transformation of materials for use by other manufacturers, the blending of materials such as lubricating oils, plastics, resins or liquors, other basic industrial processes, and any facility involving the storage of hazardous materials or the generation of hazardous waste products or other environmentally regulated processes.
MANUFACTURING, LIGHT
Facilities involving generally unobtrusive processes not resulting in the storage of hazardous materials or the generation of hazardous waste products that require special permits or special handling, or other environmentally regulated processes (not including ordinary permits for items such as sewer, water or stormwater); uses producing products predominately from previously prepared materials, finished products and parts, including, but not limited to, research, engineering or testing laboratories, assembly from components, fabrication of products, textile and clothing manufacturing, warehousing, distribution centers, furniture or other wood products production and the like, but excluding basic industrial processing.
C. 
General procedure. A planned business park shall require special use approval. The application shall include, in addition to other applicable requirements, the following:
(1) 
A traffic impact study conducted under New York State Department of Transportation and Institute of Transportation Engineers guidelines.
(2) 
An environmental impact assessment conducted under SEQRA.
(3) 
A report describing the anticipated uses within the planned business park and setting forth the design specifications, management techniques and covenants and restrictions that will be employed to ensure performance standards set herein be met.
D. 
Procedure applicable to individual uses in planned business parks. The following uses shall be permitted within a planned business park once a special use permit and a final subdivision plan approval have been granted by the Planning Board:
(1) 
Principal permitted uses. The following shall be permitted as principal permitted uses in a planned business park:
(a) 
Apparel and upholstery manufacturing.
(b) 
Business and professional offices.
(c) 
Electronic assembly, manufacturing and distribution.
(d) 
Electronic data processing and back office operations.
(e) 
Furniture, woodworking and glass products manufacturing.
(f) 
Government offices.
(g) 
Health-care facilities and medical offices.
(h) 
Hotels and associated amenities such as restaurants.
(i) 
Processing/packaging of flavorings and fragrances, health-care products and packaged retail goods (where such processes do not involve air emissions or require federal or state permits for the same).
(j) 
Plastic product molding and fabricating.
(k) 
Printing facilities.
(l) 
Processing and fabricating of agricultural, food and kindred products; including wood products manufacturing; excluding feed milling facilities, sawmills, tanneries and slaughterhouses.
(m) 
Research and development facilities.
(n) 
Small appliance and light metal fabrication, including tool and die manufacturing, production of other small metal parts and manufacturing of medical equipment.
(o) 
Warehouse and distribution facilities.
(p) 
Wholesale businesses.
(q) 
Production greenhouses.
(2) 
Permitted uses subject to site plan review. The following uses shall be permitted within planned business parks subject to site plan review, unless prohibited by Subsection D(4) following:
(a) 
Other operations, not listed above, that involve assembling, disassembling, repairing, fabricating, finishing, packaging or processing operations of a light manufacturing nature, not including vehicle or other industrial salvage or recycling.
(b) 
Other operations, not listed above, that involve office, professional or service-oriented businesses.
(c) 
Facilities involving more than 100,000 square feet of building area.
(d) 
Facilities and operations, from above, that involve outdoor storage or stockpiling of materials used in production or held in inventory.
(e) 
Operations generating average daily traffic of 1,500 or more trip ends.
(3) 
Permitted accessory uses. The following uses shall be permitted as accessory uses to principal permitted uses and uses subject to site plan review in planned business parks:
(a) 
Garages, warehouses and enclosed storage facilities.
(b) 
Fuel storage.
(c) 
Off-street loading and parking.
(d) 
Communications facilities.
(e) 
Nursery schools or day-care facilities primarily serving on-site businesses.
(f) 
Recreation and cafeteria facilities for company employees and families, including trails, picnic areas, recreational areas and public access facilities open to the general public.
(g) 
Retail outlets connected with on-site manufacturing or processing operations.
(h) 
Signs.
(i) 
Water and sewage treatment facilities, pump houses, water towers, fire protection monitors, and other auxiliary installations.
(j) 
Other accessory structures and uses customarily associated with special and principal permitted uses listed above.
(4) 
Prohibited uses. The following uses are prohibited in planned business parks:
(a) 
Fuel distribution or processing operations.
(b) 
Junkyards, recycling facilities, salvage operations and solid waste disposal facilities.
(c) 
Mini-storage facilities (mini-warehouses) for consumer use.
(d) 
Extractive uses or the processing of materials generated by such uses.
(e) 
Storage yards for forest products and stone.
(f) 
Addiction treatment centers/clinics.
(g) 
Vehicle sales, supply and service facilities (except accessory activity).
(h) 
Basic industrial manufacturing facilities.
(i) 
Truck terminals.
(j) 
Other uses not complying with this section.
E. 
Standards applicable to planned business parks and uses permitted. The following standards shall apply to Planned Business Parks and individual uses permitted within such parks:
(1) 
The outdoor storage of goods or materials, open-sided, covered structures, truck loading and unloading areas and all equipment, electrical substations, and mechanical devices shall be shielded from view from any public highway.
(2) 
All electric, telephone, telecommunications, and other service lines shall be underground or routed along the rear of lot lines wherever possible.
(3) 
No land or structure in the district will be used, occupied or operated in any manner that creates dangerous, injurious, noxious or otherwise objectionable conditions that may affect other properties. All uses shall comply fully with performance standards of this chapter pertaining to noise, lighting, odors, vibrations, smoke and related matters regulated thereunder.
(4) 
A management plan and covenants and restrictions for the planned business park to ensure long-term maintenance of properties and improvements, address hours of operation and deal with other matters potentially having an impact on adjoining properties, shall be submitted for review and approval by the Town Planning Board at the time the land development plan for the park is processed.
(5) 
On-street parking on public highways or access roads within the planned business park shall not be permitted under any circumstance.
(6) 
Landscape and design requirements. Landscape and building design requirements to be incorporated in project covenants and restrictions shall be developed and submitted for approval by the Planning Board at the time the land development plan is processed. Accessory buildings shall comply with all setback, screening and facade design requirements applicable to principal buildings. Landscaping shall, at a minimum, meet the following requirements:
(a) 
A landscaped planting screen of no less than 50 feet in width shall be required along the border of the planned business park with any adjoining dwelling within 200 feet of the property and any public highway. Such buffer area shall substantially screen proposed structures from view within a period of five years. Existing trees and vegetation shall be maintained wherever possible in such buffer areas and interplanted as may be necessary to accomplish screening objectives.
(b) 
Landscaping, trees and plants (native species) required by these regulations shall be planted in a growing condition according to accepted horticultural practices and maintained in a healthy growing condition. Screening improvements required by these regulations shall be maintained by the property owner in good condition throughout the period of the use of the lot. Any landscaping, trees and plants that are not in a condition to fulfill the intent of these regulations shall be replaced by the property owner during the next planting season. All landscaping, trees and planting material adjacent to parking areas, loading areas or driveways shall be protected by barriers, curbs or other means from damage by vehicles and from stormwater runoff.
(c) 
To the extent practical and possible, existing trees, vegetation and unique site features, such as stone walls, shall be retained and protected. Existing healthy trees with a minimum two-and-one-half-inch caliper measured three feet from the base, if properly located, shall be fully credited against the requirements of these regulations. However, additional interplantings may be required by the Town to increase the effectiveness of a buffer. Where no existing trees or landscaping exists, a new shade tree having a minimum caliper of 2 1/2 inches measured three feet from the base shall be planted within the front landscaped area for every 40 feet or fraction thereof of lot frontage.
(d) 
Parking areas of 50 or more off-street parking spaces shall have at least 10 square feet of interior landscaping within the paved portion of the parking area for each parking space and at least one tree with a minimum two-and-one-half-inch caliper for every 10 parking spaces or fraction thereof. Each separate landscaped area shall contain a minimum of 100 square feet, shall be planted with grass or shrubs and shall include at least one tree of not less than two-and-one-half-inch caliper. A landscape area shall be provided along the perimeter of any parking area except that portion of the parking area that provides access.
(7) 
Development standards. The following development standards shall apply to planned business parks:
(a) 
A planned business park shall be a minimum of 10 acres in size.
(b) 
Individual lots within a planned business park shall be a minimum of three acres in size. This shall not apply, however, to lots used for the purpose of locating utility structures.
(c) 
No lot, other than a utility, (e.g., well) lot, shall have less than 200 feet of lot depth or 200 feet in lot width.
(d) 
No lot, other than a utility lot, shall have any side yard on any side of less than 50 feet. Such yards shall be increased to a minimum of 100 feet along the periphery of a planned business park, except where such planned business park adjoins another such business park or a commercial or manufacturing use.
(e) 
Structures within planned business parks shall not exceed a height of 45 feet, except for communications towers otherwise regulated herein and unoccupied areas used for mechanicals, elevators, antennas and industrial processes, which shall be limited to a maximum of 75 feet. Structures over 35 feet in height shall require evidence from the local fire department that substantiates capacity to provide fire protection services related to the structure.
(f) 
Structures in excess of 45 feet in height, notwithstanding the limitations above, may be approved on a special use basis, to ensure that all firesafety and aesthetic issues are addressed.
(g) 
Individual lots within planned business parks shall be limited to a maximum lot coverage of 75%, provided the total lot coverage for the planned business park shall not exceed 50%.
(h) 
No land disturbance shall be permitted in advance of approvals of the Planning Board.
A. 
Campground design standards.
(1) 
Each camping space shall be at least 1,500 square feet in area and 30 feet in width. There shall be an average of no more than eight camping spaces per acre for any campground (gross density including open spaces). The maximum occupancy of the campground shall be determined by multiplying the number of approved camping spaces by a factor of six.
(2) 
No camping space or area shall be located within 50 feet of any property line. The Planning Board, in the exercise of its discretion, may increase that setback up to a maximum of 100 feet. The intention of the setback is to create a minimum division of 100 feet from residential structures, which should ordinarily occur with the use of a fifty-foot setback. The Planning Board, in exercising its discretion, should review the general layout of the proposed campground and camping spaces, its proximity to residential structures, the setback of the residential structures from the adjoining lot line with the campgrounds, the nature of the property located between the camping spaces or areas and the adjoining uses (woods or clear fields) and the required placement of appropriate improvements buffers (including fencing and natural buffers) to diminish any impact created by the placement of camping spaces or areas at 50 feet from the property line to the existing residences. The outlined setback provisions shall be utilized and take precedence over the Schedule of District Regulations.[1]
[1]
Editor's Note: The Schedule of District Regulations is included at the end of this chapter.
(3) 
Parking spaces for automobiles shall be 30 feet long and 12 feet wide with an eight-foot-wide strip of gravel, if necessary. Parking spaces for automobiles with trailers shall be 50 feet long and 14 feet wide with a ten-foot-wide strip of gravel, if necessary.
(4) 
Campgrounds with more than 100 spaces may have as accessory uses laundromats, retail stores, clubhouses, snack bars, game rooms, recreational facilities as necessary to allow for the recreational use, camping cabins and other accessory uses and structures common to modern campground operations. Accessory uses of a recreational nature and/or accessory structures of a recreational nature shall not be located within 100 feet of any property line. "Accessory uses" as it pertains to recreation uses and/or facilities as used in this section shall not include racing facilities and/or tracks for motorized or nonmotorized uses, theme parks and/or pay-per-event concerts. In addition to the restriction on pay-per-event concerts, "free" concert events are restricted to registered overnight guests of the campground. All accessory uses shall be primarily for the use of the campers.
(5) 
Interior roads shall be a minimum of 12 feet wide for one-way traffic and 20 feet wide for two-way traffic, with no parking permitted on the roadway. Such interior roads shall be easily traversable and have a well-drained surface. If necessary, provisions shall be made for dust control.
(6) 
At least 10% of the gross acreage of any campground shall be used for recreational purposes and/or preserved as open space. All buffer areas required along property lines by this section shall be credited toward this ten-percent requirement as open space only. Recreational uses shall not be located in buffer areas.
B. 
Occupancy by any individual or group of individuals in any form of permitted temporary, movable or portable shelter shall be for a period of not longer than 90 days in any twelve-month period.
C. 
No electrical outlets will be required for individual camp spaces except for those provided for recreational vehicles. All electrical installations, whether for individual camp spaces or other, shall be in conformance with Town, County, state and/or federal regulations.
D. 
Sanitation facilities shall be furnished in accordance with the Town, County, state and/or federal agency regulating such facilities and with the following minimum specifications:
(1) 
One toilet for each sex for each 10 spaces shall be provided within 300 feet of each camping space. A minimum of two toilets for each sex shall be provided.
(2) 
Urinals shall be provided. Up to 1/2 of the male toilets may be urinals.
(3) 
Showers shall be provided and must be served with hot and cold or tempered water between 90° F. and 110° F. and be available at a ratio of two showers for each 50 spaces for each sex.
(4) 
Slop sinks or basins and laundry tubs with water supply shall be provided to serve each 50 spaces.
(5) 
Each toilet and shower for which provision is made in the subsections above shall be in a private compartment or stall.
(6) 
The toilet and other sanitation facilities for males and females shall be either in separate buildings or shall be separated, if in the same building, by a soundproof wall.
(7) 
Where individual water hookups and sewage disposal facilities are provided, the ratio shall be one toilet and lavatory for each sex for every 40 spaces, within 500 feet of each space.
(8) 
At least one recreational vehicle sanitary dumping station shall be provided at campgrounds that provide space for recreational vehicles.
E. 
Service buildings housing sanitation facilities shall be constructed and maintained in accordance with the following specifications:
(1) 
They shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems.
(2) 
The service building shall be well lighted at all times of the day and night, shall be well ventilated, with screened openings, shall be constructed of such moistureproof material, which may be painted woodwork, as shall permit repeated cleaning and washing and shall be maintained at a temperature of at least 68° F. during the period from October 1 to May 1. The floors of the service buildings shall be of concrete or similar materials, elevated not less than four inches above grade, and shall slope to a floor drain located in each room.
(3) 
All service buildings and the grounds of the site shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
F. 
Facilities shall be provided and maintained for the satisfactory disposal or treatment and disposal of sewage in accordance with applicable regulations of the Ulster County Department of Health or the New York State Department of Environmental Conservation, whichever shall have jurisdiction.
G. 
One outdoor water faucet shall be provided for every 10 camping spaces not designed for recreational vehicles. Such water supply source shall be within 250 feet of the camp spaces.
H. 
Flytight, watertight, rodentproof containers shall be provided within 100 feet of each camping space. Containers shall be provided in sufficient numbers and capacity to properly store all refuse.
I. 
Each camp space shall be marked for identification, and such markers shall be easily readable from the interior road.
J. 
Provision shall be made for drainage of surface water so as to prevent accumulation of stagnant water. Each camp space shall be graded so as to provide proper drainage.
K. 
Cooking shelters, campfires, barbecue pits, fireplaces, woodburning stoves and incinerators shall be so located, constructed, maintained and used as to minimize fire hazard and smoke nuisance both on the individual campground used and on neighboring property. No fuel shall be used and no material burned which emits dense smoke or objectionable odors. No campfires shall be allowed at any campground within 100 feet of a property line of a residential structure existing at the time of site plan approval of the campground.
L. 
All lighting systems and/or illuminated signs shall be directed away or shielded from adjoining properties.
M. 
No swimming pool shall be located within 100 feet of any property line. Pools and structures associated with the pool shall be completely enclosed by a permanent fence. Installation of pools and associated structures shall be done in accordance with all local, County, state, and/or federal laws or regulations.
N. 
A copy of the site plan identifying each camp space, roadways, recreational areas, buildings and facilities and potential water supplies for fire protection shall be provided to the Chief of the Fire Department providing fire and ambulance services to the campground. The Fire Chief shall review and provide comment on any aspects of the site which might delay or prevent response of emergency services.
O. 
A site map of the facility identifying interior roadways, individual camp spaces and accessory buildings shall be located at the entrance to the campground.
P. 
An operational manual shall be provided with the site plan that shall outline the campground rules and regulations for campers, operating procedures of the camp site and firesafety rules and regulations. Firesafety rules and regulations shall be supplied to each camper and posted conspicuously. Said firesafety rules and regulations shall include:
(1) 
The 911 number to dispatch fire, ambulance and/or police services.
(2) 
The telephone number, street address of the campground and location of the camp space.
(3) 
Location of the nearest public telephone.
(4) 
Evacuation plans.
Q. 
Liquified petroleum (LP) gas storage. Storage of bulk LP gas and individual LP gas containers and construction of LP gas filling stations shall be in compliance with National Fire Protection Association (NFPA) regulations and with local, state or federal guidelines. No bulk storage container for LP gas or LP gas filling stations shall be located closer than 100 feet to any property line.
R. 
Exposed ground surfaces in all parts of every camping area shall be paved or covered with stone screening or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and of minimizing dust.
S. 
Interior roads shall be properly related to topography. The surface and maintenance of interior roads shall be such as to provide a smooth, hard, dense and well-drained surface to provide drainage and minimize dust. Interior roads shall be signed to indicate directions of travel.
T. 
Dogs, cats or other pet animals shall not run at large or commit any disturbance of the public peace as found in Chapter 41 of this Code.
U. 
Campgrounds shall maintain quiet hours from 10:00 p.m. through 8:00 a.m. During this time there shall be no loudspeaker, public address system, sound amplification device, radio, CD/cassette player, TV or other sound-producing item used outside of an enclosed structure. In addition, camp guests shall be required to observe these quiet hours.
V. 
Each campground shall have located on the grounds one public telephone accessible to camp guests 24 hours a day.
A. 
Mining and excavation operations shall include the quarrying operations for sand, gravel or other minerals, but be limited to the removal of the product from the earth and its washing, screening, crushing, processing and loading for transportation.
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 the Code Enforcement Officer, upon receipt of an application for a special use permit from the applicant, shall forward said application to the Planning Board within 10 days following receipt. If the applicant for a state permit has not yet applied to the Town for special use approval, such applicant shall be immediately notified that such approval is required prior to the commencement of operations.
(2) 
The Planning Board may, 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 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) 
Whether mining is prohibited within the involved zoning districts.
(g) 
Whether or not the applicant has applied for a special use permit from the Town and the status of such application.
(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 contained in the state mining permit related to issues identified by the Town of Plattekill.
C. 
For all mining operations not requiring a DEC mining permit, the normal procedure for special use permit review and approval shall be used and the following special use permit conditions shall apply:
(1) 
No permit shall be valid for a period of more than one year.
(2) 
The applicant shall file a proposed plan for site rehabilitation in the manner of DEC applications and shall post a performance bond or guarantee in a form satisfactory to the Town Attorney and the Town Board in a sum sufficient to secure such rehabilitation. If a bond or guarantee has been posted with the Department of Environmental Conservation, the Town Board may waive the posting of an additional bond or guarantee.
(3) 
Rehabilitation of any worked-out areas shall be commenced notwithstanding that quarrying operations are still in progress at the site, provided that such rehabilitation shall not unduly interfere with continued operations.
(4) 
The proposed operation shall not adversely affect soil, drainage and lateral support of abutting land or other properties nor shall it contribute to soil erosion by water or wind. Adequate siltation and erosion control measures shall be specified with the application.
(5) 
All machinery shall be electrically operated, except for bulldozers, shovels and other equipment used for excavation, collection of material, loading or hauling.
(6) 
There shall be no operations of any kind on Sundays or public holidays. Within 1,000 feet of any residence, there shall be no operation on weekdays between 7:00 p.m. and 7:00 a.m. except by special permission of the Zoning Board of Appeals.
(7) 
Where any open excavation will have a depth of 10 feet or more and create a slope of more than 30º with the horizontal, there shall be a substantial fence at least six feet high with suitable gates blocking access to the area in which such excavation is located. Such fence shall be approved by the Planning Board (or Town Board, if applicable) and be located 50 feet or more from the edge of the excavation. All operations shall be screened from nearby residential uses.
(8) 
The slope of material in any excavation shall not exceed the normal angle of repose or 45º, whichever is less.
(9) 
Access roads within the area of the permit and located within 500 feet of a lot line of an excavation operation shall be provided with a dustless surface. Said access shall not be permitted within 200 feet of any lot line.
(10) 
There shall not be excavation or mechanical equipment operation nearer than 50 feet to any lot line.
(11) 
After any such operation, the site shall be made reusable for a use permitted in the district. Where topsoil is removed, sufficient arable soil shall be set aside for retention on the premises and shall be respread over the premises after the operation. Topsoil shall not be removed from the site. The area shall be brought to final grade by a layer of earth of two feet or original thickness, whichever is less, capable of supporting vegetation. Fill shall shall be suitable material approved by the Planning Board (or Town Board, if applicable) consisting of clean, noncombustible material containing no garbage, refuse or deleterious matter.
(12) 
Proper measures, as determined by the Planning Board, shall be taken to minimize the nuisance of noise and flying dust or rock. Such measures may include limitations upon the practice of stockpiling excavated materials on the site.
(13) 
At all stages of operation, proper drainage, approved by the Town Engineer, shall be provided to prevent the collection and stagnation of water to prevent harmful effects upon surrounding properties.
D. 
Mining and other extractive uses shall be permitted in the AG-1.5 District, and such portions of the RR-1.5 District as are designated as "Good" on the "Map of Soil Types Suitable for Construction Materials," by special use permit. Said map, attached hereto and dated October 27, 2003, is hereby incorporated as part of this chapter.[1]
[1]
Editor's Note: The Map of Soil Types Suitable for Construction Materials is included at the end of this chapter.
A. 
No building or structure used in conjunction with any outdoor amusement and recreation uses, parks and playgrounds and associated facilities (other than utility lines) shall be located within 100 feet of any property line.
B. 
Unenclosed amusement and recreation uses, parks and playgrounds and associated facilities shall be located not less than 150 feet from any property line, except when greater distances are otherwise required due to the unique characteristic of the use, facility, proximity of homes, topography, etc. Such unenclosed use shall be appropriately screened to ensure minimum impact upon adjacent properties.
C. 
Illuminated signs and other lights shall be directed away or shielded from adjoining properties.
D. 
No public address system is permitted to be used before 9:00 a.m. and after 10:00 p.m. and only then when such system conforms to the requirements of the Town of Plattekill Noise Ordinance.[1]
[1]
Editor's Note: See Ch. 73, Noise.
E. 
Sanitation facilities shall be provided as required by any Town, County, state or other agency.
F. 
Interior roads shall be easily traversable and have a well-drained surface with provisions for dust control.
G. 
The Planning Board may require the applicant to conduct various studies, including but not limited to noise, traffic, drainage or other. Such cost to conduct and review said studies would be borne by the applicant.
H. 
The applicant shall be required to provide for mitigation devices, such as but not limited to berms, fencing, landscaping, screening, water systems for dust suppression, traffic control, etc., for the control of noise, dust, fumes or other impacts that might occur as a result of the recreational activity.
The following shall apply to hotels, motels and resorts:
A. 
Such uses shall include hotels, motels and resort hotels.
B. 
There shall be filed with the application a map or plan of the entire property showing the proposed location and dimensions of all structures, recreation grounds and community facilities proposed to be constructed thereon.
C. 
There shall be presented with the application for this permit a certificate of the County Department of Health approving of the source and method of treatment of the proposed supply of potable water.
D. 
There shall be presented prior to final site plan approval two copies of a map or plan of the system of sewage and waste disposal, which copies shall bear the endorsement and approval of the County Department of Health.
E. 
No structure in such use shall be within 50 feet of any property line or within 100 feet of any watercourse which is part of any public water supply system.
F. 
No public address system is permitted, except where such system will comply with the Town's Noise Law.[1]
[1]
Editor's Note: See Ch. 73, Noise.
G. 
Within the total area of the lot, each principal building used for living purposes shall have the equivalent of lot area and width, yards and open spaces as follows: Each principal building shall have, appurtenant and adjacent thereto, a portion of the total area of the lot to give it front and rear yards each not less than 25 feet in depth and side yards each not less than 15 feet in width.
H. 
Any building designed or used as a place for entertainment, as a clubhouse, pavilion, casino or for a similar purpose or for bathhouses for guests of the premises shall have, appurtenant and adjacent thereto, a portion of the total area of the lot to give it front and rear yards each not less than 50 feet in depth and side yards each not less than 40 feet in width.
I. 
If swimming facilities are proposed to be provided in such use, plans showing the extent and location of such facilities and proposed source of water and method of treatment, if any, shall be submitted with the application for the above permit and such plans shall bear the approval of the County Department of Health.
J. 
No certificate of occupancy shall be issued for any such use until the Code Enforcement Officer has made a personal examination and satisfied himself that all of the requirements herein set forth have been complied with. No such use shall be used or occupied until a certificate of occupancy has been issued.
In all districts where required, there shall be provided, at the time any building, structure or use is erected, enlarged or increased in capacity, pedestrian walkways in accordance with the requirements set forth herein:
A. 
Layout design consideration. The Planning Board shall consider the layout of the pedestrian walkways so that the walkways are contiguous with pedestrian walkways on adjacent parcels. The Planning Board shall require all site plans in the business district to provide for an easement, which specifies the location and layout of such pedestrian walkways. [Note: Where possible, sidewalks are to be constructed in the public highway right-of-way (see Chapter A119). Easements are to be located on the lot where the sidewalks cannot be properly located in the public right-of-way.] Should such walkways not be immediately required as hereinafter provided, all such site plans shall provide for an easement for the location of walkways in the future.
B. 
The Planning Board shall have the authority to allow for phased construction of the pedestrian walkways within a specified time frame. Construction standards may be found in the Appendix to the Town of Plattekill Code and amended from time to time by resolution of the Town Board.
C. 
Maintenance. The owner of any real property, whether vacant or improved, shall be responsible for all maintenance, construction or improvement costs of the pedestrian walkway.
D. 
Monies in lieu of pedestrian walkways. Where the Planning Board determines that suitable pedestrian walkways are not immediately required because of inadequacy or lack of connecting sidewalks adjacent to or in proximity to the lot, the Planning Board may waive the requirement of pedestrian walkways on the condition that the owner or applicant deposit a cash payment with the Town Supervisor in lieu of constructing pedestrian walkways. Such payment shall be placed in a trust fund to be used exclusively for the construction of pedestrian walkways in the business districts. The amount of such payment shall be determined from time to time by resolution of the Town Board.
A conservation subdivision is one where lots or dwelling units are clustered closer together on a tract with the specific objective of creating large usable sections of open space on the remainder of the property and without substantially increasing density for the tract as a whole. Provided below is an illustration, followed by the regulations that shall apply to such development in the Town of Plattekill:
A. 
The Town of Plattekill Planning Board shall be authorized, simultaneously with the approval of plans under the Town of Plattekill Subdivision Law,[1] to apply the provisions set forth in this section for the purpose of accommodating conservation subdivision projects. Conservation subdivisions offer flexibility in design, facilitate the economical provision of streets and utilities and preserve open space. They shall be allowed anywhere within the Town of Plattekill and be processed under subdivision approval procedures.
[1]
Editor's Note: See Ch. 93, Subdivision of Land.
B. 
The Planning Board may require conservation subdivision, as a form of development, in those instances where conventional subdivisions or residential developments would cause significant loss of open space or otherwise result in significant negative environmental impacts. An alternative sketch plan employing this concept may be required. The Town of Plattekill Comprehensive Plan may be used as a basis for making such a requirement of a subdivider.
C. 
Proposed developments shall be processed in the same manner as a major subdivisions and in accordance with the standards below.
D. 
Conservation subdivisions shall ordinarily include at least five lots and 10 acres of contiguous land but the Planning Board may grant exceptions or require conservation subdivision design practices to protect particularly valuable open spaces. The Planning Board shall have the authority to require the submission of an alternative sketch plan, for any subdivision of seven lots or more, depicting how the property might be developed using this technique.
(1) 
If this alternative sketch plan is determined to provide a superior design in accord with the purposes of this Zoning Law, the Planning Board may require use of the conservation subdivision technique or offer a density bonus as an incentive. Such bonus shall be determined using the following criteria (rounded up to the nearest lot):
Percentage of Open Space
Density Bonus
30% to 34%
9%
35% to 39%
5.0%
40% to 44%
10.0%
45% to 49%
15.0%
50% or more
25.0%
(2) 
Nothing herein, however, shall require the Planning Board to offer a density bonus or full bonus in those circumstances where the site limitations are such that increased density would materially impact the quality of the natural environment, threaten public health and safety or excessively burden public services. At least 30% of the gross acreage of any conservation subdivision shall be composed of open space.
E. 
The maximum permitted number of dwelling units before density bonuses shall be determined from the sketch plan submitted for a conventional subdivision of one-family dwelling units. Such yield plan shall illustrate all proposed lots, streets, rights-of-way and other pertinent features. Although it must be drawn to scale, it need not be based on a field survey. Nevertheless, it must be a realistic layout reflecting a development pattern that could reasonably be expected to be implemented, taking into account the presence of wetlands, floodplains, steep slopes, existing easements or encumbrances, the type of sewage system proposed, and, if unserved with a central or communal sewage disposal system, the suitability of soils for subsurface sewage disposal. The yield plan shall also be based on minimum lot sizes and other development standards for the zoning district involved.
F. 
Only single-family detached and two-, three- and four-family dwellings shall be employed in this concept. All other dwelling types shall be considered multifamily dwellings.
G. 
Development standards.
(1) 
Development standards for streets, lot size, lot width, lot coverage and lot depth may be reduced, provided no dwelling structure (single-family or two-family) is located on less than:
(a) 
Where neither central/communal sewer nor central waer facilities are to be provided, or where either central water facilities or central/communal sewer facilities are to be provided: 32,670 square feet of land.
(b) 
Where both central/communal sewer and central water facilities are to be provided: 14,520 square feet of land.
(2) 
A mix of lot sizes will be encouraged and up to 20% may consist of lots of 10 acres or more that shall be counted as open space for density calculation purposes if deed restricted from further subdivision. Such lots shall represent no more than 50% of the open space. Yard requirements may also be reduced, but in no instance to less than 20 feet for the front yard and 10 feet for the side and rear yards, except in instances where zero-lot-line development is proposed with compensating yards on the opposite side. Notwithstanding these yard requirements, however, all principal structures shall be separated by a distance of at least 40 feet. Also, no more than 35% of any given acre shall be covered with impervious surface in the form of access drives, parking areas or structures.
H. 
No individual parcel of common open space shall be less than one acre except as to roadway median strips, traffic islands, walkways, trails, courtyards, play areas, recreation facilities, drainageways leading directly to streams, historic sites or unique natural features requiring common ownership protection. No more than 50% of the permanent open space may consist of wetlands, floodplains, slopes of 25% or more, water bodies and other undevelopable areas unless incorporated into the open space in such a manner as to make substantial practical use of these areas for trails, other active recreational uses (e.g., ballfields and golf courses) or similar development features, including use for stormwater detention and sewage treatment (see Subsection K). Such determination shall, however, be solely in the discretion of the Planning Board. The Planning Board may also require open space linkages with adjoining properties, set-asides of active recreation area for residents and fronting of up to 50% of lots on open spaces.
I. 
The open space resulting from conservation subdivision design shall be permanently protected through a conservation easement. The easement shall be titled to a property owner's association (POA), land trust, municipality (if accepted by the governing body) or other public entity and placed under such management as to ensure the perpetual maintenance of the open space in its generally existing condition. Such land may be used for any Town-approved open space purpose including farming, active or passive recreational use and similar activities that will effectively preserve open spaces and the existing landscape character, prior to the sale of any lots or dwelling units within the subdivision. Private, deed-restricted ownership for use in open spaces or agriculture may also be approved at the discretion of the Planning Board.
J. 
Membership in any POA to which open space is to be dedicated shall be mandatory for each property owner within the subdivision and successive owners with voting of one vote per lot or unit. The subdivider shall have full responsibility for operation and management of the POA until such time as 90% of the lots or units are sold. All restrictions on the ownership, use and maintenance of common open space shall be permanent, and the POA shall be responsible for liability insurance, local taxes, and maintenance of all open space, recreational facilities and other commonly held amenities. Each property owner must be required to pay his or her proportionate share of the POA's cost, and the POA must be able to file liens on the lot/unit owner's property if levied assessments are not paid. The POA must also have the ability to adjust the assessment to meet changing needs.
K. 
Wells and sewage treatment systems of either an individual or central or communal nature as defined herein may be located within or extend into open space areas, provided that infrastructure associated with such systems shall not count toward open space requirements, and further provided that subsurface sewage disposal methods are employed, all required isolation distances are observed and the ownership and maintenance responsibilities associated therewith are clearly defined in agreements submitted for approval as part of the subdivision application. No application shall be approved that does not provide lot buyers with both the legal authority and the responsibility, individually or collectively, to maintain all sewer and water facilities on a continuing basis.
L. 
The POA shall be responsible for maintenance of all improvements, including not only roads, utilities and recreation facilities, but also stormwater management improvements, as required herein or under the Town Subdivision Law.[2]
[2]
Editor's Note: See Ch. 93, Subdivision of Land.
The following standards shall apply to animal husbandry uses. However, nothing herein shall apply to the keeping of household pets indoors or property assessed as agricultural use or any property in a New York State Agricultural District that is actively employed in agriculture qualifying for agricultural assessment.
A. 
Stables, private. Private horse stables are permitted in any district subject to the following conditions:
(1) 
A minimum parcel of two acres shall be required for the residence and stable.
(2) 
No more than one horse shall be kept, except that one additional horse may be kept for each additional one acre of land.
(3) 
One hundred square feet of stable building area shall be provided for each horse kept on the property.
(4) 
No manure storage area shall be located within 100 feet of any adjoining property line or road right-of-way.
(5) 
All horses shall be restricted from unauthorized grazing or intruding upon any adjoining property.
B. 
Stables, commercial.
(1) 
A minimum parcel of 10 acres shall be required for a commercial horse stable operation.
(2) 
No more than one horse shall be kept for each one acre of land. Notwithstanding this limitation, a horse training or similar facility where horses are exercised using a track rather than being turned out shall not be restricted as to the number of horses kept, provided the facility encompasses a minimum of 25 acres of land and other standards of this section are met. Such facilities shall be subject to special use approval and site plan review, however.
(3) 
One hundred square feet of stable building area shall be provided for each horse kept on the property.
(4) 
No stable building shall be located within 100 feet, and no manure storage area shall be located within 200 feet, of any adjoining property line road right-of-way.
(5) 
All horses shall be restricted from unauthorized grazing or intruding upon any adjoining property.
C. 
Kennels. Kennels (including animal day-care centers where the animals are boarded for any length of time) shall, where permitted, be subject to the special use review criteria and the following standards:
(1) 
A minimum parcel of three acres shall be required.
(2) 
No structure used for the keeping of animals shall be located closer than 125 feet to any property line or 100 feet to any public or private road.
(3) 
Parking shall be provided in accord with the requirements of this chapter.
(4) 
A noise barrier consisting of a solid fence not less than six feet in height or a dense vegetative planting of not less than six feet in height shall be provided at a distance not to exceed 15 feet and fully encircling all kennel areas not enclosed in a building.
(5) 
All animals shall be restricted from using kennel areas not fully enclosed in a building from 8:00 p.m. to 8:00 a.m.
(6) 
Kennels shall be supervised by an on-site contact person during the day.
D. 
Keeping of other animals. The keeping of other animals such as cows, steers, goats, sheep, swine, llamas and other similar domesticated animals shall be permitted in any district in accord with the following criteria, except that the regulations of this subsection shall not apply to the keeping of horses (see instead the above for applicable standards) or household pets such as dogs and cats.
(1) 
Number of animals allowed.
(a) 
Not more than the following number of animals shall be kept:
Animals
Minimum Acres for One
Animals Per Acre
Cows or steers*
2
1
Swine*
1
0.4
Goats or sheep*
1
0.4
Notes:
* Not including commercial operations covered by New York State Department of Agriculture and Markets definition.
(b) 
These numbers shall not be applied on a cumulative basis. two acres shall be required to keep one sheep and one swine, as an example. Other animals shall be classified based on similar sized animals.
(2) 
No stable building, pen, feed lot, corral, manure storage area or other area where animals are concentrated, except for grazing paddocks, shall be located less than 100 feet from any adjoining property line and any public or private road.
A. 
Commercial flea markets, auctions and similar uses where groups of individual vendors rent outdoor or indoor space for periodic sales events shall be subject to all parking, site design, buffering, screening, lighting, noise, traffic and other performance standards of this chapter, whether or not structures are involved.
B. 
Such uses shall, where permitted, be subject to special use approval and site plan review and require traffic studies to determine what on-site or off-site access, parking and traffic improvements may be required to adequately serve the use.
C. 
Parking needs shall be determined on the basis of industry best management practices, with no less than one space per 100 square feet of sales area provided. Such parking areas shall be improved to a mud-free condition. No parking shall be permitted along public highways or interior access roads.
D. 
All such uses shall be closed to the public between 10:00 p.m. and 6:00 a.m.
E. 
All outdoor lighting associated with such uses shall be directed away from adjoining properties and public highways, shielded and minimized in scope and intensity. The Town may require lighting contour and other relevant data for this purpose and condition approval on modifications demanded to reduce the light output.
F. 
No outside loudspeakers shall be used to draw attention to the facility, individual vendors or events.
G. 
All signage shall comply fully with the requirements of this chapter pertaining to retail uses. Temporary signs erected by vendors shall be directed only toward on-site customers and removed upon completion of each sales event.
H. 
No strings of lights, strings of pennants or similar devices shall be used to attract attention to the facility.
Residential projects within the Ag-1.5 District shall be specifically reviewed to ensure that such uses will not create conflicts with nearby agricultural uses and shall include buffers of no less than 100 feet from such uses insofar as the placement of habitable structures and water wells is concerned. Residential projects shall also incorporate right-to-farm notices and restrictions protecting agricultural uses from nuisance complaints by residents for engaging in sound agricultural practices (manure spreading, use of approved pesticides, pasturing of livestock) that are recognized by the State of New York.
A. 
Lighting for all commercial, residential, institutional and industrial uses shall be shielded to prevent glare and spillover of light onto adjoining properties.
B. 
All lighting shall be designed so as to avoid unnecessary or unsafe spillover of light and glare onto operators of motor vehicles, pedestrians and land uses in proximity to the light source.
C. 
No direct or sky-reflected glare, whether from floodlights or from high-temperature processes such as combustion or welding or other sources, so as to be visible at the property line on a regular or continuing basis, shall be permitted.
D. 
Lighting contours shall be required on site plans for purposes of determining compliance with this section. Average footcandles at the property line shall be less than 1.0 except at site entrances.
E. 
Globe lights shall not be permitted.
F. 
Light pole heights shall not exceed building heights and none shall exceed 25 feet in height.
G. 
All lighting over 2,000 lumens in strength shall meet the full cut-off standard of the Illuminating Engineering Society of North America (IESNA).
H. 
All site activity areas, including parking lots and walkways, shall meet minimum IESNA standards and exceed those standards by no more than 25%.
I. 
All gasoline canopy lighting shall be fully recessed, and the maximum light level under the vehicular canopy shall not exceed 20 horizontal maintained footcandles.
A. 
Purpose of zone. The purpose of this section is to protect the public health, safety and welfare of people utilizing the groundwater source within the area of potential impact from the Hertel Landfill Superfund Site in the Town of Plattekill, New York. This plan is to ensure, as feasible as possible, a water supply of safe drinking water standards. The purpose of this section is to delineate areas of potential water-quality impacts from the landfill, to maintain a safe drinking water supply and provide adequate monitoring, if required, to ensure the safety of the water supply sources in the areas of concern.
B. 
Environmental impact assessment area.
(1) 
The provisions of this § 110-53 shall apply to all real property lying within the environmental impact assessment area (EIAA) as designated on a map (Figure 19) found in the report titled "Technical Evaluation, Hertel Landfill Superfund Site, Town of Plattekill, New York" prepared by Leggette, Brashears & Graham, Inc. (LBG) and dated May 29, 2003. This map shall be considered an official supplement to and part and parcel of the Town of Plattekill Official Zoning Map. The affected area shall be known as the "EIAA District."
(2) 
The EIAA District boundary lines shall be determined by the use of the scale appearing on Plate 1. From time to time and to reflect new information of a site-specific nature, the Town Board may make amendments to the boundaries of EIAA Districts delineated on Plate 1.
(3) 
The provision, requirements and regulations of this section shall apply to all uses of land within EIAA Districts, and no groundwater supply source(s) are to be used except in compliance with the provision, requirements and regulations of this § 110-53.
C. 
General provisions and requirements. Based on existing water-quality data, the EIAA District has been delineated to include areas of potential water-quality impact from the landfill. The EIAA District has been subdivided into three areas, EIAA I, II and III. EIAA I includes areas of potential moderate to high risk downgradient from the landfill that have previously reported water-quality impact from the landfill. EIAA II includes areas of potential low to moderate risk further downgradient from the landfill. EIAA III includes areas of potential low risk crossgradient and immediately upgradient from the landfill.
D. 
Description of environmental impact assessment area (EIAA). The following describes the individual EIAA Districts depicted on Plate 1:
(1) 
The EIAA I encompasses the area immediately north, northwest and northeast of the landfill property. The EIAA I extends approximately 900 feet from the northern edge of the property boundary (or approximately 750 feet north of Route 44); extends west approximately 450 feet to 550 feet and runs parallel with the western property boundary to approximately 1,100 feet south of the northwestern corner of the property (or approximately 1,250 feet south of Route 44); and extends east approximately 650 feet to 850 feet and runs parallel with the eastern property boundary to approximately 2,100 feet south of the northeastern corner of the property (or approximately 2,200 feet south of Route 44).
(2) 
The EIAA II encompasses the area west and east of EIAA I and the landfill property. The EIAA II extends approximately 4,100 feet from north to south (beginning approximately 700 feet north of Route 44 and ending approximately 800 feet north of the southern edge of the landfill property); extends west from EIAA I approximately 1,300 feet to 600 feet and runs parallel with the western property boundary; and extends east from EIAA I approximately 400 feet to 1,650 feet and runs parallel with the eastern edge of the EIAA I boundary to approximately 850 feet south of the southeastern edge of the EIAA I boundary (or approximately 2,950 feet south of Route 44).
(3) 
The EIAA III encompasses the area south, west and east of EIAA II and the landfill property. The EIAA III extends approximately 1,400 feet south of the southern edge of the property boundary; extends west approximately 1,100 feet and south approximately 2,000 feet to 2,500 feet from the southwestern boundary of the EIAA II; and extends east approximately 1,800 feet and south approximately 1,800 to 2,200 feet from the southeastern boundary of the EIAA II.
E. 
Water supply development criteria.
(1) 
Proposed subdivisions or any proposed individual water-supply source within the EIAA must meet New York State Department of Health 10 NYCRR Part 74, § 7.4.5.C, regulations. Water-quality analyses must be conducted of each proposed individual well supply and be sampled for all parameters listed on Table 1. The wells may be required to be pumped for 24 hours prior to sampling. Areas of high risk may warrant the pumping test duration to be expanded; or additional pumping tests may be required to confirm previous pumping test and water-quality data.
(2) 
Any proposed subdivision that indicates potential risks of water-quality impacts may be required to drill additional or even all the test wells on the proposed subdivision lots, including the required water-quality analysis. Any proposed subdivision which indicates water-quality impacts from the landfill may be required to develop an acceptable public water source at an acceptable location in the study region. This would not likely be economically feasible for smaller subdivisions. In addition, the applicant may be required to sample a representative number of wells in the subdivision semiannually to yearly for a prescribed number of years following buildout of the project. In addition, the applicant may be required to reduce zoning density or develop a clustered development in an area of the subdivision which minimizes the potential water quality impacts from the landfill site.
(3) 
Proposed public water supply sources within the EIAA which indicate potential risks of water-quality impacts may be required to conduct up to one-hundred-twenty-hour pumping tests, including off-site well monitoring. In addition, the applicant/owner of the public water-supply source may be required to sample the wells for the parameter listed on Table 1 for a prescribed number of years following buildout of the project.
(4) 
Site-specific drilling, testing and water-quality studies should be carried out at the parcels located within the EIAA and conducted by a qualified hydrogeologist or engineer representing the applicant.
F. 
Additional requirements. In addition to compliance with the requirements, as applicable, an applicant for a use subject in an EIAA shall prepare or have prepared a hydrogeologic analysis of the property which shall be submitted to and reviewed by the Town Board and hydrogeologist or engineer of the Town's choice, at the applicant's expense.
(1) 
Study requirements. The purpose of the hydrogeologic analysis shall be to demonstrate existing water-quality conditions on the study parcel and whether the proposed use of on-site water supply sources will degrade or become contaminated from the Hertel Landfill. Such analysis shall be prepared by a qualified hydrogeologist at the expense of the applicant. The work scope for hydrogeologic assessment must be submitted to the Town Board for review by the Town's hydrogeologist or engineer for approval prior to conducting any such work scope. Such analysis shall include:
(a) 
Identification of the nature and importance of the groundwater supply and recharge aspects of the individual property upon which the use is proposed.
(b) 
Indication of the direction of groundwater flow.
(c) 
Assessment of existing water quality on the property, and adjacent properties (if available).
(d) 
A determination of how development will affect the regional water table (groundwater flow).
(e) 
An analysis of groundwater treatment options, if required.
(f) 
Data regarding the site-specific fracture pattern of underlying bedrock.
(g) 
Additional hydrogeologic data as warranted.
(2) 
Planning Board review. The Planning Board may, at the expense of the applicant, arrange for a review of the hydrogeologic analysis by a qualified engineer or hydrogeologist of the Town's choosing. Such review shall be considered by the Planning Board in rendering the decision on the application. To the greatest extent practicable, the application for the proposed development and the review of the hydrogeologic analysis required under this section shall be coordinated with all other review and permit procedures required by the Town of Plattekill, including the State Environmental Quality Review (SEQRA) process.
(3) 
Planning Board action.
(a) 
After a review of the hydrogeologic analysis, and compliance with all other applicable procedures for the proposed use, the Planning Board shall approve, deny or approve subject to conditions the application for a permit to develop the study parcel.
(b) 
The Planning Board may attach such conditions to the issuance of a permit as it deems reasonable and necessary to ensure the protection of existing and proposed water supply source(s). Any conditions that are placed on the approval of a use permit shall require the owner of the property to perform such action. Such conditions may include, but are not limited to:
[1] 
The periodic monitoring and reporting of the condition of groundwater within the boundaries of the subject property.
[2] 
The correction of any groundwater contamination or degradation of the developed water supply source(s) on the subject property.
(4) 
Denial of application. A denial of an application shall not preclude an applicant from reapplying for a permit, provided that the applicant has made significant changes which are designed to eliminate potential or existing contamination of the groundwater on the study parcel.
A. 
Legislative intent.
(1) 
The Town Board of the Town of Plattekill hereby declares its legislative intent to prohibit the commercial use of land for any operation of off-road and/or motorized vehicles in residential zoning districts of the Town, and to provide an orderly mechanism for the abatement of nonconforming uses of real property being used for operation of off-road and/or motorized vehicles for commercial purposes located in the residential zoning districts within the Town.
(2) 
The Town Board further declares that such use of land permitting the operation of off-road and/or motorized vehicles for commercial purposes is incompatible with residential uses in general and those specifically permitted uses that are designated in the residential zoning district regulations as contained in this Zoning Law of the Town of Plattekill.
(3) 
Residents of the Town of Plattekill and the neighborhoods in which they reside will be protected from the severe negative impacts associated with the use of land permitting the operation of off-road and/or motorized vehicles for commercial purposes by the enactment of this chapter.
B. 
Legislative findings.
(1) 
The Town Board of the Town of Plattekill has found, upon due inquiry and investigation, that the operation of off-road and/or motorized vehicles creates negative environmental impacts that are unacceptable and should not be permitted in residential neighborhoods and that legislative action is required to protect people and neighborhoods in the Town of Plattekill from such negative impacts.
(2) 
The use of land which permits the operation of off-road and/or motorized vehicles for commercial purposes as defined in this chapter should not be permitted to be introduced into any residential zoning district, and any preexisting, legal nonconforming such use should be terminated after a period of transition or amortization with due consideration to the financial costs that compliance with this chapter imposes on owners of property presently used for such purpose in residential zoning districts of the Town.
(3) 
The Town Board acknowledges the decision of the Appellate Court, Third Judicial Department, in Valerie Smith, et al. v. Town of Plattekill, et al.; decided and entered December 2, 2004, holding that motorcycle and/or off-road vehicle racetracks were not a permitted or special use in an R-40 Zoning District by virtue of a local law adopted by the Town of Plattekill Town Board on or about February 18, 1987. Therefore, the Town Board finds that only those properties that were devoted to such operations of off-road and/or motorized vehicles that were legally in existence prior to February 18, 1987, will be entitled to the transition or amortization provisions provided below.
(4) 
The Town Board further finds that such operation is injurious to the public health and safety, reduces residential property values and deprives persons in adjacent neighborhoods of the peaceful enjoyment of their property. Termination is necessary because there are limited effective means of reducing such negative environmental impacts to the extent appropriate for the protection of nearby residential neighborhoods and owners of residential property.
C. 
The commercial use of land for the operation of off-road and/or motorized vehicles as defined herein shall be deemed injurious to the public health and welfare in residential zones. All such uses of real property which permit the operation of off-road and/or motor vehicles for commercial purposes in residential zoning districts shall be declared illegal and shall be terminated as provided herein.
(1) 
All commercial uses of land which permit the operation of off-road and/or motorized vehicles, which have either legislatively and/or judicially been determined, prior to or as of the date of this chapter, to be existing as of February 18, 1987, shall be permitted to continue to the extent and scope as established in such determination for a period of 10 years from the enactment of this chapter, at which time all such operations shall cease.
(2) 
Any owner of real property in the Town of Plattekill who permits the commercial use of land for the operation of off-road and/or motor vehicles at the time of enactment of this chapter and who has not already applied to the Town of Plattekill ZBA for a determination of whether the land use was preexisting as of February 18, 1987, shall have 90 days from the enactment of this chapter to make and submit an application to the ZBA seeking a determination establishing the existence, scope and extent of this use on the premises prior to February 18, 1987. In the event the ZBA determines such use is a legal preexisting nonconforming prior use prior to February 18, 1987, such use will be entitled to continue the scope, size and intensity that was determined to exist prior to February 18, 1987, for a period of two years from the enactment of this chapter, subject to the following. At the time of the ZBA's determination and within 30 days of said ZBA determination a property may request authorization from the Town Board to operate for a ten-year period from adoption of this chapter subject to the following conditions:
(a) 
The use may not take place for more than 16 occasions within a calendar year. This includes any type of operation, including practice days.
(b) 
The use may not occur on Sunday.
(c) 
Any use on Friday or Saturday must cease by dusk.
(d) 
Any weekday use, Monday through Thursday, must cease by 6:00 p.m.
(e) 
There shall be no expansion of the track or any other area used for the operation of off-road and/or motor vehicles as such areas exist as of January 1, 2005.
(f) 
Submission of a plot plan to the Town Board depicting the limits of the operation and provision of adequate screening and buffering, which plan will be provided to the Planning Board for its review and recommendation as to the adequacy of said screening and buffering and all other site plan considerations such as but not limited to noise and dust.
(g) 
No overnight camping shall be conducted in connection with such use.
(3) 
Any violations, expansions, extensions of said use in violation of Subsection C(2) shall be grounds for the immediate termination of said use.
D. 
No overnight camping shall be allowed in conjunction with the commercial use of land which permits the operation of off-road and/or motorized vehicles.
[Added 2-21-2024 by Ord. No. 1-2024]
A. 
The commercial use of land for the operation of motor vehicles, including, but not limited to, off-road vehicles and motor vehicle racing, is prohibited in all zoning districts.
B. 
Without limiting the foregoing, the formal or informal use of or activity on any property as a race track is prohibited in the Town of Plattekill.
C. 
This § 110-55 shall not affect any existing lawful: (i) commercial use of land for the operation of motor vehicles; (ii) motor vehicle racing; or (iii) race track.
[Added 6-16-2021 by L.L. No. 2-2023]
A. 
Legislative intent.
(1) 
The Town of Plattekill has two accessible major state highways, which run north and south, as well as east and west through the Town, these highways intersect in the Hamlet of Modena. These state highway corridors serve the Town of Plattekill as a significant transportation asset, as well as providing access to a mix of residential, commercial, agricultural, and open space areas in the Town. The Town of Plattekill has numerous zoning district designations which abut the state highway corridors. The Town of Plattekill is crossed by New York State Route 32 as a north south state highway, and Route 44/55 which traverses the Town in an east/west orientation. These state highway corridors are important transportation corridors allowing efficient movement of people and goods throughout the Town.
(2) 
There are various zoning districts which exist along the state highway corridors. The Town is also bisected by the New York State Thruway, which is a limited access highway owned and maintained by the New York State Thruway Authority, no access to the New York State Thruway exists within the Town of Plattekill. Based on this lack of access, this state highway is not addressed in the floating zone.
B. 
Purpose of zone; establishment of zone.
(1) 
The New York State Route 32 corridor consists of the RS-1 Zone, BD-40 Zone, BD-60 Zone, RR-1.5 Zone, AG-1.5 Zone, and the HR-1 Zone. State Route 44/55 abuts the HR-1 Zone, RR- 1.5 Zone, BD-40 Zone, RS-1 Zone, and the BD-60 Zone in an East/West direction. Within the state highway corridors, there exists various large parcels with direct frontage on the state highways with development controlled based on their underlying zoning which would be conducive to economic development within the Town of Plattekill. The Town Board has recognized that flexibility in the zoning would allow for the potential development of identified uses along the transportation corridors, which would be compatible with surrounding uses based on the size of the undeveloped parcels access to the transportation corridors and provisions for on-site water and sewer systems to serve the developments. The Town Board concludes that the State Highway Floating Zone is an appropriate device to encourage development of identified uses within the state highway corridors within eligible properties identified in this zone.
(2) 
The State Highway Floating Zone may be established through the exercise by the Town Board procedure stated herein with respect to properties located within eligible areas along the transportation corridors of New York State Route 32 and State Highway Route 44/55 in the Town of Plattekill. Such areas of eligibility are more particularly defined within eligible areas section.
C. 
Eligible areas.
(1) 
Parcels located along a state highway within the Town of Plattekill are eligible for inclusion in the State Highway Floating Zone if they:
(a) 
Have a minimum 50 feet of highway frontage, usable for access to and from the state highways; and
(b) 
Have a minimum of 15 acres of usable lot area; and
(c) 
Are deemed to be an acceptable parcel for a State Highway Floating Zone by the Town Board in order to implement a specific allowable use within the Floating Zone.
D. 
Permitted uses.
(1) 
Principal permitted uses and permitted special uses on the property shall be those uses which are allowable as identified below.
(2) 
In the exercise of legislative discretion, the Town Board shall be entitled to establish such lot, height, yard, bulk and area requirements as the Town Board finds to be appropriate to the circumstances of each particular parcel and each development proposal. The Town Board may authorize mixed uses on the lands within the State Highway Floating Zone.
E. 
Uses permitted within the overlay zone.
(1) 
Principal permitted uses in the zone will be any use identified in the underlying existing zoning tables; or
(2) 
Special uses:
(a) 
Active/adult senior care communities (§ 110-35).
(b) 
Medical clinics and offices.
(c) 
Mixed-use projects of allowed uses (§ 110-21).
(d) 
Professional offices, medical clinics and offices.
(e) 
Planned business parks (§ 110-42).
(f) 
Warehouses, hotels.
(g) 
Large-scale solar energy systems (§ 110-80).
(h) 
Health-care facilities.
(i) 
Senior care community (§ 100-35).
(j) 
Lots containing single-family residential structures shall not be eligible for inclusion within the zoning district. Existing single-family residential structures would have to be removed or subdivided to create a separate parcel of at least 15 acres with no residential structure thereon prior to considering any application under the State Highway Floating Zone.
F. 
Procedure for establishment.
(1) 
Petitions for the establishment of a State Highway Floating Zone for a particular property shall be made, in writing, to the Town Board. Applications shall be made by the owner, or owners, of the land proposed to be included in the floating zone, or by a person or persons possessing a written contract or option rights to purchase such lands. In the event that an application is made by a person or persons with a contract or option rights to purchase the lands, the application shall be accompanied by a statement signed by the owner or owners granting authority on the part of such applicant to make the application. Upon submission of a complete application, the Town Board shall refer the application to the Planning Board for review and recommendation. The Planning Board shall review said application within 62 days of referral, and provide any comments to the Town Board within that time.
(2) 
Application materials. The Applicant shall submit a conceptual development plan of sufficient detail as shall be determined by the Town Board. The concept development plan shall consist, at a minimum, of the following:
(a) 
Metes and bounds description of the proposed area to be included in the floating zone;
(b) 
A survey of the lands prepared by a licensed land surveyor;
(c) 
A plan, drawn to scale, showing the existing conditions of the parcel, including:
[1] 
Project narrative;
[2] 
Name and address of the owner of record and if the applicant is not the owner of record, then also the applicant;
[3] 
Name of the design professional or firm preparing the plan;
[4] 
The date, north arrow, and scale of the plans;
[5] 
Names and addresses and Tax Map parcels of owners of all parcels within 500 feet of the property or properties to be included in the floating zone;
[6] 
Acreage of the parcel, and Tax Map number or numbers;
[7] 
The location and width of existing state highway frontage, along with any other county or Town highways or streets which abut the parcel;
[8] 
Approximate location and outline of existing structures, both on the parcel and within 200 feet of the property line;
[9] 
Location of any existing storm or sanitary sewers, culverts, water lines, hydrants, catch basins, manholes, or other infrastructure, as well as utilities within or adjacent to the parcel, including utilities located within the state highway right-of-way;
[10] 
Existing zoning of the parcel;
[11] 
Location and outline of existing waterbodies, streams, marshes, state and federal wetlands, wetland buffer areas and their respective classification;
[12] 
The approximate boundaries of any area subject to flooding, including areas of 100-year floodplains;
[13] 
The location and outline of existing vegetation;
[14] 
Identification of any slopes in excess of 15%;
[15] 
The identification of any other significant natural features;
[16] 
Other reports and/or materials the Town Board or Planning Board may request, including, but not limited to, the following: traffic study, tree inventory, habitat assessment plan, census/demographic report, visual impact studies, community letters of support and/or gateway meeting with various state, county and local jurisdictions.
(d) 
A conceptual development plan, drawn to scale, shall clearly show the following:
[1] 
Approximate location and dimension of proposed principal and accessory buildings on the site, and their relationship to one another;
[2] 
The approximate locations and dimensions of vehicular traffic circulation features on the site including proposed roadways, internal driveways, parking and loading areas, and proposed access to the site;
[3] 
Proposed water supply and method of delivery;
[4] 
A plan for the collection and disposal of sanitary waste from the site;
[5] 
A plan showing proposed stormwater management facilities;
[6] 
A plan showing proposed limits of disturbance and areas to remain undisturbed;
(e) 
A vicinity map showing the proposed use in relation to adjoining uses at a scale of one inch equals 2,000 feet;
(f) 
Preliminary architectural treatment for any proposed buildings;
(3) 
Initial review.
(a) 
In its initial review of the application, the Town Board may suggest such changes in the concept development plan as are found to be necessary or desirable by the Town Board in order to meet the standards of this section. The Town Board may notify the applicant of such changes and may discuss such changes with the applicant. The suggestions of changes by the Town Board shall not constitute a waiver of its legislative discretion to reject or deny the rezoning application.
(b) 
The Town Board may reject the application at any time.
(4) 
Planning Board review.
(a) 
Upon the Town Board's completing its review of the concept plan, and upon receipt of a request from the Town Board, the Planning Board shall review the project for purposes of site plan/special use permit approval, as such approvals may be required for the particular project under the regulations pertaining to the floating zone. Upon filing a complete application for site plan and special use permit approval as otherwise set forth in this chapter, the Planning Board shall schedule and hold a public hearing. The Planning Board shall serve as lead agency pursuant to Environmental Quality Review Act. The initial concept approval and referral to the Planning Board shall not be considered an action under SEQRA. In the event the Planning Board approves the application for site plan and special use permit, the Planning Board shall condition the approval upon the Town Board's amendment of the Zoning Map by local law to establish the State Highway Floating Zone designation for the subject property or properties.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
(5) 
Town Board review.
(a) 
Following conditional approval by the Planning Board, and after legislative public hearing by the Town Board, and after referral to and response from the Ulster County Planning Board pursuant to General Municipal Law § 239, the Town Board, may act to approve, approve with modifications or conditions, or disapprove the rezoning application in the exercise of its sole legislative discretion. Approval by the Town Board shall result in an amendment by local law of the Zoning Map.
(6) 
Criteria for rezoning by the Town Board to the floating zone.
In determining whether or not to amend the Zoning Map to establish the floating zone, the Town Board shall consider, together with the intent and objections of this section, whether the proposed district and development plan shall meet the following criteria:
(a) 
How the site shall be served by potable and fire protection water. Whether appropriate sanitary sewer facilities are provided and adequate to accommodate any additional demand upon them by the proposed development.
(b) 
Whether the site is well drained and stormwater generated by the development shall not place an undue burden on existing facilities or contribute to downstream flooding.
(c) 
Whether the site is located in an area suitable for the proposed development, so as to be reasonably free of objectionable conditions, such as odor, noise, dust, air pollution, traffic volume beyond the capacity of the existing roadway system, and proposed improvements, as well as other environmental constraints.
(d) 
The site should be located in such a manner that allows access to the site only from the state highway with adequate site distance that meets current engineering standards for state highway access. That access to the state highway will be permitted by New York State Department of Transportation ("NYSDOT") at the location depicted on the proposed plan, and constructed consistent with NYSDOT regulations, guidelines, and standards.
(e) 
That the project will not produce undue adverse effects on the surrounding properties.
(f) 
The extent to which the scope and design of the project will establish a worthwhile asset for this segment of the community, and the community as a whole.
(7) 
Time limit on validity of rezoning. Unless actual construction, pursuant to an approved site plan and valid building permit is commenced within two years from the date of adoption of the rezoning of a parcel the Town Board may, by adoption of a local law rescind the Highway Floating Zone designation. All work under the rezoning application must be completed within three years of the issuance of a valid building permit to the applicant. The Town Board may, by adoption of a local law, rescind the Highway Floating Zone designation if projects are not completed within three years of the issuance of the building permit. Completion of the project is considered the issuance of a certificate of occupancy/certificate of compliance by the Town Building Department.
(8) 
Application fees. An application fee shall be charged in the amount provided for in the relevant fee schedule prevailing at the time of the application, actual consultant expenses incurred by the Town at all stages in the process of the project under this section shall be defrayed by the applicant as provided for within the Town Code.