[Amended 8-25-1987; 3-29-2007; 6-24-2010]
A.
The Town Board shall appoint a Board of Appeals consisting of five
members, shall designate its Chairperson and may provide for compensation
to be paid to experts, clerks and a secretary and provide for such
other expenses as shall be necessary and proper not exceeding the
appropriation made by the Town Board for such purpose.
B.
Each member of the Board of Zoning Appeals shall serve for a term
of two years. This subsection is adopted pursuant to Municipal Home
Rule Law § 10 and is specifically intended to supersede
the provision of Town Law § 267, Subdivisions (4) and (5),
that establish terms of members of the Board of Zoning Appeals. All
local laws, ordinances, or parts thereof that are in conflict with
any part of this subsection are hereby repealed. This subsection shall
take effect immediately upon its filing in the office of the Secretary
of State.
[Added 12-15-2020 by L.L. No. 11-2020[1]]
C.
The Board of Appeals shall have the following powers:
(1)
To grant or deny use variances;
(2)
To grant or deny area variances;
(3)
To interpret on appeal the meaning of provisions of this ordinance;
(4)
To interpret on appeal the location of boundaries of districts depicted
on the Building Zone Map;
(5)
To decide on applications for special exception uses as indicated
in the Table of Use Regulations;
(6)
To decide on applications for certificates of existing use;
(7)
To vary the requirements of the County Commissioner of Public Works
regarding the approval of building permits, curb cuts, and subdivision
plats pursuant to § 239-k of the General Municipal Law;
(8)
To reverse, affirm or modify the decision of the administrative officer
having charge of the issue of permits for buildings pursuant to § 280-a
of the Town Law;
(9)
To call upon any department, agency or employee of the Town for such
assistance as shall be deemed necessary and as shall be authorized
by the Town Board; and
(10)
To impose such reasonable conditions and restrictions in the
granting of applications as are directly related to and incidental
to the proposed use of the property.
D.
The Board of Appeals shall adopt such rules of procedure, not inconsistent
with the provisions of the Town Law and local ordinances, as it may
deem necessary to the proper performance of its duties and the proper
exercise of its powers.
[Amended 10-20-1964; 2-23-1965; 2-25-1969; 3-4-1975; 4-22-1975; 6-8-1976; 9-8-1981; 12-22-1981; 4-20-1982; 1-25-1983; 6-25-1985; 10-21-1986; 8-25-1987; 1-3-1989; 7-9-1991; 10-6-1992; 3-8-1994; 9-13-1994; 2-22-1999; 5-8-2007; 6-24-2010]
A.
Applications for appeals or special exception uses shall be submitted
in the form required by the Board and filed in the office of the Board.
(1)
There shall be submitted with the application an affidavit to be
executed by all owners of record, contract vendees, lessors, lessees,
sublessors, sublessees, contract lessors, contract lessees, contract
sublessors, contract sublessees, holders of beneficial interest, contract
holders of beneficial interest, holders of encumbrances and contract
holders of encumbrances. Lending institutions licensed or franchised
by the State of New York, public corporations and lessees, contract
lessees, sublessees and contract sublessees of less than a whole interest
in the land are excluded from the provisions of this subsection.
(2)
If the affiant is an individual, he/she shall set forth his/her name
and street address.
(3)
If the affiant is a partnership, it shall set forth the name, street
address and the nature of interest of each partner.
(4)
If the affiant is a corporation, it shall set forth the name and
street address of each office, director and stockholder. It shall
also set forth the name and street address of all persons to whom
corporate stock has been pledged or with whom any agreement has been
made to pledge said stock.
(5)
All affiants shall set forth the name and address of all persons,
individuals, partnerships and/or corporations who are the holders
of any instruments creating an encumbrance upon the property which
is the subject of the application and shall also state the nature
of the encumbrance.
(6)
All affiants shall state that, to the best of their knowledge, no
person mentioned in their affidavit is a Town officer or employee
or is related to a Town officer or employee, or if such is not the
case, the affiant shall state the exceptions in full detail.
(7)
In the event that there is any change in any matter set forth in
any affidavit submitted hereunder prior to the time a certificate
of occupancy is granted to the subject premises, the affiant affected
by such change shall file a supplemental affidavit within 48 hours
after such change has occurred, giving the full details thereof. The
other party affected by the change, if any, shall, within 48 hours
after such change has occurred, also file an affidavit in compliance
with the requirements of this subsection and shall thereafter be subject
to all requirements set forth in this subsection.
(8)
The provisions of this subsection shall not apply to any applicant
who is an individual or a tenant by the entirety seeking an area variance
or an interpretation of any provision of this chapter with respect
to residential property. Anything to the contrary notwithstanding,
the Board of Zoning Appeals shall have the power to require full compliance
with this subsection in any case wherein the required disclosure would
be appropriate.
B.
The Board of Appeals shall fix a time and place for a public hearing
thereon and shall provide for the giving of notice thereof as follows:
(1)
By publishing a notice in a paper of general circulation in the Town
in accordance with the provisions of Town Law.
(2)
By requiring the applicant to erect a white-with-red-lettering sign
or signs, measuring not less than 30 inches high and 40 inches wide,
which shall be prominently displayed on the premises, facing each
public street on which the property abuts, giving notice that an application
for an appeal or special exception use is pending and the date, time
and place where the public hearing will be held. The sign shall not
be set back more than 10 feet from the property line and shall not
be less than two nor more than six feet above the grade at the property
line. The sign shall be made of fourteen-ply pressed board or other
durable material. It shall be displayed for a period of not less than
five days immediately preceding the public hearing date or any adjourned
date. The filing of an affidavit, by the applicant, that this requirement
has been complied with shall be deemed sufficient proof of compliance
therewith.
(3)
By requiring the applicant to mail notices by certified mail, return
receipt requested, to the owners of all properties within 200 feet
of the exterior limits of the subject property, as shown on the latest
assessment roll. Proof of receipt shall be submitted to the Board
at the time of the hearing. Such notice shall be given not less than
14 days prior to the date of the hearing.
(4)
By mailing notices to the Long Island State Park Commission if any
state park or parkway is within 500 feet of the property affected.
(5)
By mailing notices to the Suffolk County Planning Commission if within
500 feet of the subject property there is a state park or parkway;
the boundary of a village or Town; the boundary of any existing or
proposed county, state or federal park; the right-of-way of any existing
or proposed county or state parkway, thruway, expressway, road or
highway; the existing or proposed right-of-way of any stream or drainage
channel owned by the county or for which the county has established
channel lines; the existing or proposed boundary of any other county,
state or federally owned land; or the Long Island Sound or any estuary
of the Sound, in accordance with §§ A14-14 through
A14-23 of the Suffolk County Administrative Code.
(6)
If the application is a use variance or a special exception, by mailing
notices to the Clerk of the adjacent municipality if any such municipality
is within 500 feet of the site. Such notice shall be given not less
than 10 days prior to the hearing.
C.
The Director of Planning shall prepare an advisory report on the
proposed use unless he makes a determination that no planning issue
is involved. The report shall be part of the record. The report may
evaluate the application with respect to the needs and growth pattern
of the Town, the Comprehensive Plan and the adequacy of the site area
and plan. It may also include recommendations on the arrangement of
buildings, parking areas, and other pertinent features of the site
plan.
D.
The Board shall not consider an application to review an earlier
decision concerning the same property, except as a rehearing pursuant
to § 267-a of the Town Law, unless there has been a significant
change in the proposal or applicable laws.
E.
For applications to legalize an existing use or structure, the premises
shall be brought into compliance with the decision rendered by the
Board and Town Code within 30 days of the decision. For applications
for a proposed use or structure, the applicant shall apply for the
appropriate permits within 12 months of the decision and obtain a
certificate of occupancy or certificate of compliance or be in compliance
with the decision and Town Code within 12 months of the issuance of
the permit. At the time of decision, the Board may modify these time
limits when the Board finds that such modification does not hinder
the purposes of this ordinance. After the decision, the Board may
extend these limits upon written request if the Board finds that such
extension will not hinder the purposes of this ordinance.
F.
Unless modifications are required by the Building Director or the
Board of Site Plan Review, the site shall be developed and maintained
in accordance with the plans submitted with the application to the
Board of Zoning Appeals.
G.
The fee for application to the Board of Zoning Appeals shall be the
sum of the fees listed in the table below. All fees in the table are
per request. Fees associated with applications to legalize existing
uses or structures shall be 50% more than the fees that are otherwise
applicable.
[Amended 6-2-2015; 12-11-2018; 11-17-2022 by Res. No. 2022-1077; 2-6-2024 by Res. No. 2024-166]
(1)
Fees
for one-family residential uses.
|
Type
|
Fee
|
|---|---|
|
Use variance
|
$3,000
|
|
Area variance
|
$225
|
|
Interpretation
|
$1,500
|
|
Special exception
|
$1,250
|
|
Certificate of existing use
|
$1,600
|
|
Request for rehearing (after decision rendered)
|
$225
|
|
Rehearing
|
Same as original application fee
|
|
Extension of approval (6 months)
|
$225
|
|
Any other request
|
$300
|
(2)
Fees
for uses other than one-family residential uses.
|
Type
|
Fee
|
|---|---|
|
Use variance
|
$3,000
|
|
Area variance
|
$550
|
|
Interpretation
|
$3,000
|
|
Special exception
|
$3,000
|
|
Certificate of existing use (per request)
|
$2,500
|
|
Request for rehearing
|
$350
|
|
Rehearing
|
Same as original application fee
|
|
Extension of approval (6 months)
|
$500
|
|
Any other request
|
$600
|
H.
No fee shall be required for any government entity.
[Amended 7-12-1966; 5-2-1967; 10-29-1968; 6-9-1970; 7-7-1970; 10-26-1971; 6-26-1973; 3-4-1975; 6-24-1975; 6-8-1976; 5-20-1978; 10-31-1978; 6-26-1979; 7-10-1979; 8-19-1980; 9-8-1981; 12-22-1981; 4-20-1982; 1-25-1983; 6-25-1983; 7-12-1983; 10-9-1984; 12-4-1984; 2-5-1985; 6-25-1985; 1-7-1986; 10-21-1986; 10-28-1986; 9-6-1988; 4-25-1989; 6-20-1989; 8-22-1989; 2-13-1990; 8-14-1990; 12-4-1990 by L. L. No.
8-1990; 12-10-1991; 6-9-1992; 3-8-1994; 8-9-1994; 9-13-1994; 12-6-1994]
A.
No special exception use for which the Board of Appeals has original
jurisdiction according to the Table of Use Regulations[1] shall be established or modified without prior approval
by this Board. No premises on which a special exception use exists
shall be modified without prior approval by the Board.
(1)
Such use shall be one which is specifically authorized as a special
exception use in the district within which the subject site is located.
(2)
Every decision by the Board of Appeals granting a permit for a special exception use shall clearly set forth the nature and extent of such authorized use and any special conditions or safeguards to which it shall be subject as a result of the Board's findings. Violations of any such limitations or special conditions and safeguards shall be deemed a violation of this chapter, punishable under the provisions of § 322-105.
(3)
A special exception use for which a permit is granted by the Board
of Appeals pursuant to the provisions of this article shall be construed
to be a conforming use.
(4)
Any special exception use approved prior to an amendment of any of
the general standards or specific conditions shall be deemed nonconforming
with respect to the amendment only.
[1]
Editor's Note: The Tables of Use Regulations for various districts
are located at the end of this chapter.
B.
Compliance required. No special exception use shall be approved unless the Board of Zoning Appeals determines that the use is in full compliance with the general standards required for all special exception uses as described in § 322-94G and the special standards for certain special exception uses as described in § 322-82C.
[Amended 6-24-2010]
C.
Special standards for certain special exception uses.
[Amended 6-24-1997; 7-8-1997; 10-7-1997; 10-28-1997; 12-9-1997; 1-27-1998; 5-11-1999; 5-25-1999; 4-9-2002; 7-22-2003; 7-13-2004; 11-23-2004; 7-11-2006; 7-25-2006; 5-8-2007; 9-11-2007 by L.L. No.
6-2007; 6-24-2010]
(1)
Animal boarding; kennel; veterinarian; animal hospice; animal hospital.
The following requirements shall be met:
(a)
Outside pens or exercise runs shall be maintained in the WSI
Zone only, provided that such runs are located at least 100 feet from
all property lines and at least 200 feet from any residence district.
Such runs shall be enclosed on all sides by a wall or solid fence
between five and six feet in height.
(b)
In the WSI District, side yard requirements shall be increased to 50 feet, unless the proposed building will comply with Subsection C(1)(c) below.
(c)
In the NB, CB, and SCB Districts, all treatment rooms, cages, pens, runs and kennels shall be maintained within a completely enclosed soundproof building. Structural plans and specifications shall bear the certification of an acoustical engineer verifying that the proposed structure will achieve the required sound transmission loss, pursuant to Chapter 207, Noise, of the Town Code.
(d)
Appropriate equipment shall be provided to absorb odors and
adequate service provided for the removal of refuse.
(3)
Parking in a residence district adjacent to and for a use located
in a business or industrial district. The following requirements shall
be met:
(a)
The parking shall be on the same lot as the principal use, and
the lot shall have been in existence since the date that the district
boundary line that divides the lot was created.
(b)
The residential portion of the lot shall be unusable for residential
purposes by reason of size, shape or the lack of suitable potential
access.
(c)
The parking shall not extend more than 50 feet into the residence
district.
(d)
A densely planted buffer zone shall be maintained on site along
the edges of the parking that faces a residence district, except where
facing other lots that are used principally for commercial purposes.
The depth of this buffer shall be at least equal to the depth of the
extension of the parking into the residence district or shall be 15
feet, whichever is greater.
(e)
The principal building shall conform to the floor area ratio,
building coverage, height and parking requirements for the district
in which the building is located.
(f)
In the St. James Central Business District, the parking shall
not extend more than 150 feet from Lake Avenue.
(4)
In the PB District, for buildings having a gross floor area larger
than 2,500 square feet, the following requirements shall be met:
(5)
Day camp. The following requirements shall be met:
(a)
The proposed use shall be on a site of no less than five acres
with no less than 300 feet of street frontage.
(b)
There shall be no more than one camper or student for every
2,000 square feet of site area.
(c)
All buildings, structures and areas of organized activity, such
as baseball diamonds, basketball courts, riding areas, swimming pools,
etc., shall be located at least 100 feet from all property and street
lines.
(d)
Off-street parking areas shall be located at least 50 feet from
any property line.
(e)
No more than one permanent family dwelling unit shall be permitted
on the subject premises, and said dwelling unit must comply with all
the regulations and provisions of this chapter and other applicable
ordinances of the Town of Smithtown as they pertain to the zoning
district in which the subject premises is located.
(f)
No outdoor floodlighting or loudspeaker systems shall be permitted.
(g)
Only one sign, not larger than four square feet in area, shall
be permitted.
(h)
Landscaping and fencing shall be provided as required by the
Board of Appeals.
(7)
Filling station. The following requirements shall be met:
(a)
The site shall be at least 500 feet from any church, school,
library, playground or similar place of public assembly. The site
shall not be within the Local Waterfront Area or within 1,200 feet
of the Nissequogue River or its tributaries. Sites shall be at least
1,200 feet from any existing filling station.
[Amended 8-13-2019 by L.L. No. 4-2019]
(b)
The use shall be on a site of not less than 20,000 square feet,
with no less than 150 feet of street frontage on any public road.
(c)
The gross floor area shall not exceed 1,500 square feet, and
the building shall not be more than one story in height.
(d)
A densely planted buffer area at least 50 feet deep shall be
maintained adjacent to residence districts or uses.
(e)
Pump islands shall be at least 25 feet from all property lines and buildings. Except as otherwise provided pursuant to § 322-82C(13), no fuel shall be stored above ground.
(f)
Outdoor storage or display of merchandise and outdoor repair
work shall not be permitted at any time. No overnight outdoor storage
or parking of vehicles shall be permitted.
[Amended 8-13-2019 by L.L. No. 4-2019]
(g)
The premises shall not be used for the sale, rent or display
or vehicles, boats or similar articles.
(i)
No retail sales over 1,250 square feet in area shall be permitted:
[Amended 8-13-2019 by L.L. No. 4-2019]
[1]
Accessory convenience sales, provided that the following conditions
are met:
[a]
No repair bays are on site.
[b]
The gross floor area for a filling station with accessory convenience sales, as defined by § 322-3B, shall not exceed 1,250 square feet in gross floor area.
[c]
The parking shall be sufficient for the use but in no case less
than the requirement for a retail store of the same floor area.
(8)
Horsemanship school or stable. The following requirements shall be
met:
(a)
The proposed use shall be on a site of not less than five acres,
with no less than 300 feet of street frontage. In determining the
area, no portion of the premises less than 150 feet in width shall
be included.
(b)
The number of horses stabled on the site shall be no more than
three for each acre of lot area.
(c)
The property shall not be used for a livery stable, dude ranch
or amusement park, nor shall any horse or pony rides be sold or advertised
for sale.
(d)
The site plan for the proposed use shall show the location of
existing and proposed structures, riding areas, driveways and parking
areas.
(e)
Stables shall be located at least 60 feet from front, side and
rear property lines; provided, however, that in cases involving structures
existing at the effective date of this chapter, the Board of Appeals
may permit modifications of these restrictions.
(f)
No living quarters other than one one-family dwelling shall
be constructed or maintained on the premises, and no living quarters
shall be permitted in any building in which the horses are stabled.
(g)
No outdoor floodlighting or loudspeaker system shall be permitted.
(h)
Only one sign, not larger than four square feet in area, shall
be permitted.
(i)
Landscaping and fencing shall be provided around the perimeter
of the premises as required by the Board of Appeals.
(j)
Special exception uses authorized under this category shall
be limited to a lifetime of not more than five years. No authorization
or renewal of a previous authorization shall be granted by the Board
of Appeals pursuant to this chapter if the Board finds that the development
of land adjacent to the site has advanced to a degree where the health,
safety or general welfare of the public is endangered by the proposed
use.
(9)
Day-care center and nursery school. The following requirements shall
be met:
(a)
In residence districts, the use shall be located only on a lawfully
existing day camp or on a site of at least one acre in area, of a
hospital, nursing home, church or school.
(b)
A passenger loading/discharge zone of adequate size shall be
provided in a suitable on-site location so that pedestrians will not
have to cross drives or aisles in order to reach their destinations.
(c)
The outside recreation area shall be set back from hazardous
uses so as to comply with the United States Department of Housing
and Urban Development standards for siting urban development with
respect to hazardous commercial/industrial facilities.
(d)
The building and outdoor play area shall not be permitted in
the required front yard or within 50 feet of any residential lot.
(e)
The outdoor play areas shall be adequately protected from traffic
and shall be set back at least 10 feet from all parking areas.
(f)
The use of the outdoor play area shall be limited to 8:00 a.m.
to 5:00 p.m. unless otherwise modified by the Board.
(10)
(Reserved)
(11)
Membership club, nonprofit. The following requirements shall
be met:
(a)
In residential districts:
[1]
The proposed use shall be on a site of not less than two acres
with not less than 200 feet of the street frontage.
[2]
All buildings and structures shall be located at least 60 feet
from the front, side or rear property lines. The Board of Appeals
may permit modification of this restriction involving existing structures.
[3]
The total building area shall not exceed 10% of the total lot
area.
[4]
Off-street parking areas shall be located at least 30 feet from
all property lines and shall be screened from adjacent properties
by appropriate landscaping.
[5]
No living quarters other than one dwelling unit for the caretaker
or manager and his family shall be permitted.
[6]
No outdoor floodlighting or loudspeaker system shall be permitted.
[7]
Only one sign, not larger than four square feet, shall be permitted.
No banners or attention-getting devices shall be permitted.
[8]
The exterior of the building shall be designed, if new, or maintained,
if existing, to present the general appearance of a residence, and
the site shall be landscaped in the same manner.
(13)
[3]Propane exchange. The following requirements shall be met:
(a)
This land use shall be permitted only as an accessory use to
filling stations, fuel storage and distribution, and nurseries.
(b)
The site shall be at least 500 feet from any church, school,
theater, recreation area or similar place of public assembly.
(c)
All cylinders shall be stored in sturdy metal cages finished
in a dark color so as to be inconspicuous. Bollards which meet the
design requirements of the Board of Site Plan Review shall be constructed
to protect the cages from vehicles.
(d)
The maximum storage capacity on the site shall not exceed 200
gallons.
(e)
All cylinders shall be set back at least 50 feet from highways,
residence districts, and lots used for residence, and six feet from
adjacent lots, parking areas and driveways.
(14)
Repair garage. The following requirements shall be met:
(a)
The proposed use shall be on a site of not less than 20,000
square feet, with no less than 100 feet of frontage on each public
street. The gross floor area shall not exceed 25% of the lot area.
(b)
The site shall not be within 500 feet of any church, school,
library, playground or any other similar place of public assembly.
(c)
The sale of fuel, either wholesale or retail, shall not be permitted.
(d)
A densely planted buffer zone, at least 50 feet deep, shall
be maintained adjacent to any residence district.
(e)
Outdoor storage or display of vehicle parts, dismantled vehicles,
tires and similar accessories and outdoor repair work shall not be
permitted at any time. Overnight outdoor storage and parking of vehicles
shall be limited to an area less than 3,500 square feet, which shall
be enclosed by a six-foot-high opaque fence.
(f)
Premises shall not be used for the sale, rent or display of
motor vehicles, mobile homes, boats or similar articles.
(g)
The only sale or service permitted shall be for commodities related to automotive needs unless such sale or service is licensed as a coin-operated machine under § 322-28 of this chapter.
(h)
In the WSI and HI Districts, the sale of motor vehicle parts
shall be permitted as an accessory use, provided that the floor area
used for the sale display and storage of parts shall not exceed 49%
of the floor area used for the repair of vehicles.
(15)
Outdoor storage.
[Added 9-22-2016]
(a)
The area of outdoor storage shall not exceed the gross floor
area.
(b)
The minimum setback from streets, parks, parkways, and residence
districts shall be 100 feet. This area shall be densely planted with
trees and shrubs to screen the outdoor storage from views off-site.
(c)
The maximum height of outdoor storage shall not exceed six feet;
except for vehicles, which shall not exceed 14 feet, and storage containers
and shipping containers, which shall not exceed 10 feet.
(d)
All outdoor storage shall be enclosed by a six-foot-high solid
wood fence on the perimeter of the outdoor storage area.
(e)
No loading or unloading shall be conducted between 6:00 p.m.
and 8:00 a.m.
(16)
Swimming or boat club. The same requirements as stated for membership
club, nonprofit, shall be met, except that:
(a)
The proposed use shall be on a site of not less than two acres
with no less than 100 feet of street frontage.
(b)
All buildings, structures and areas of organized activity, such
as picnic areas or terraces, game courts, swimming pools, etc., shall
be located at least 100 feet from all property or street lines.
(c)
All areas of organized activity shall be screened by landscaping
from adjacent properties.
(d)
Boat berth facilities shall not have an aggregate berth width
in excess of the length of the available water frontage.
(17)
Theater; multiplex theater; outdoor theater. The following requirements
shall be met:
(b)
Indoor theater with more than 100 seats and not a multiplex
theater.
[1]
No structure shall be built within 100 feet of any residential
district.
[2]
In the WSI District, the proposed use shall be located on a
site with an area of not less than two acres.
[3]
In the WSI District, off-street parking areas shall be located
at least 30 feet from the front property line.
(c)
Outdoor theater: the same requirements as stated for "arena;
assembly hall."[4]
[4]
Editor's Note: See § 322-82C(2). Former Subsection C(17)(d), Multiplex theater, which immediately followed this subsection, was repealed 4-4-2017.
(18)
Trucking station. The same requirements as stated for filling station shall be met, except that the requirement set forth in Subsection C(7)(c), (f) and (g) above shall not be applicable to a trucking station, and, in addition, the Board of Appeals shall provide for the adequate muffling of such noises as diesel engine starters and the overnight operation of refrigeration units so that they shall not create a nuisance on adjacent properties.
(19)
Temporary living quarters for parent. The following requirements
shall be met:
(a)
The residents of the proposed use shall be members of the immediate
family of the residents of the main dwelling. Members of the immediate
family shall include: parents, children, siblings, grandparents or
grandchildren related by blood, adoption, marriage or foster parent-child
relationship.
(d)
The floor plan submitted with the application shall show that
it is economical and practical to convert the use back to a single
family residence and the applicant shall file with the deed in the
Suffolk County Clerk's office a covenant agreeing to comply with all
of the special exception requirements.
(e)
The proposed use shall be for an initial three year period,
renewable every three years by the Building Director, who shall inspect
the premises to determine if the residents and physical conditions
of the premises are the same as approved. Special exception approval
shall terminate upon such change, the separate cooking facilities
shall be removed and access to the main residence shall be restored.
(20)
Parking garage. The following requirements shall be met:
(a)
The proposed use shall be on a site of not less than five acres
with not less than 300 feet of street frontage.
(b)
The proposed garage shall result in a total floor area which
in no case shall exceed the total floor area which could be permitted,
in the Board's judgment, if the land were developed without a parking
garage and if the development conformed to all other requirements
in this chapter.
(c)
The garage shall not be located less than 50 feet from any property
line, 100 feet from any residence district or within any required
yard.
(d)
No structure on the site shall exceed 35 feet in height.
(21)
(Reserved)
(22)
Harboring or stabling of horses or ponies in the R-15, R-10
and R-10S Districts. The following requirements shall be met:
(b)
A signed affidavit shall be submitted to the Board to the effect
that, at the termination of the use, the fenced runs, barns, stables
or other accessory buildings for horses or ponies shall be removed
and the grounds shall revert to its original use.
(c)
The proposed use shall be for an initial three-year period,
renewable every three years by the Building Director. At such time
the Building Director will conduct an inspection of the site to determine
that the lot area and stabling facilities are adequate to assure that
no adverse effects have occurred to adjoining properties, i.e., noise,
smell, vermin, poor property maintenance or hazardous health conditions.
(d)
Each renewal application shall be subject to a filing fee of
$100.
(23)
Accessory apartment dwelling units. The following requirements
shall be met:
(a)
The apartment dwelling units shall not be located on the first
floor of the building.
(b)
No apartment dwelling shall consist of more than two bedrooms.
(c)
A suitable means of access to the dwelling unit shall be provided,
which shall be sufficiently safe and attractive for pedestrian use.
(d)
A smoke detector, fire alarm or sprinkler system shall be provided.
(e)
There shall be adequate provision for off-street parking according to good practice, but not less than the requirements specified in this chapter, unless the Board determines that there is adequate available off-street parking in a public parking lot that is located within 200 feet walking distance of the access to the apartment dwelling unit. Notwithstanding § 322-82B(8), the Board of Appeals may permit a reduction in the number of parking and truck-loading spaces, provided that the Board finds that the general standards described in § 322-83B are met, the building and site design conform to the development plan for the central business district in which the site is located and that the number of parking stalls shall not be less than 60% of the requirements for the uses as described in Article IX.
(f)
Accessory apartment dwelling units shall only be permitted on
premises containing only the following uses: a retail store or shop,
personal shop, office, bank, funeral home, restaurant, tavern, bar,
inn or shop for custom work and making articles sold on the premises.
(g)
Permission for the proposed accessory use shall be for an initial
three-year period, renewable every three years by the Board of Appeals,
which shall determine whether or not the use is in compliance with
these requirements. A covenant in recordable form shall be submitted
to the Board of Appeals by the property owner, agreeing to remove
the residential use upon termination of the permit. Upon the property
owner's failure to renew within 60 days of the termination of the
three-year period, the permission of the Board of Zoning Appeals shall
automatically terminate.
(24)
Home occupation. Except for home occupations and home professional offices, as defined in § 322-3, that were in existence prior to October 1984, and which were in compliance with the provisions of the Building Zone Ordinance at that time, the following requirements shall be met:
(a)
The home occupation is to be an accessory use so located and
conducted that the use would not be evident to neighbors.
(b)
Nuisances and hazards.
[1]
The use shall not create any undue noise, dust, vibration, odor,
smoke, glare, electrical interference, fire hazard or any other hazard
or nuisance.
[2]
The use shall require no electrical or mechanical equipment
which creates visible or audible interference in radio or television
receivers or causes fluctuations in line voltage outside the dwelling
unit or which creates noise not normally associated with residential
uses.
[3]
The use shall not introduce any odorous, hazardous, noxious
or toxic fumes into the air.
(d)
There shall be no outdoor storage of supplies or finished products
or any equipment used in the home occupation.
(e)
There may be one separate outside entry or exit constructed
specifically for or used exclusively by the office portion of the
home.
(f)
The home occupation use may not exceed 400 square feet of the
floor area of the residence.
(g)
The conduct of any home occupation shall not cause the use of
either on-street parking facilities or publicly or privately owned
parking fields, nor shall it cause the use of more than two on-site
parking spaces.
(h)
To the extent that there is any sale or purchase of any product
as a primary function of the home occupation, no shipping of materials
or delivery of that product utilizing any commercial truck, van or
other such vehicle shall occur on or from the premises or adjacent
to the premises; nor shall there be utilized any commercial truck,
van or other such vehicle for the purpose of pickup or delivery of
materials or the product produced by the home occupation by the applicant
and/or his clients or customers.
(i)
There shall be only one home occupation use allowed per residence.
(25)
Outdoor dining area. The following regulations shall be met:
(a)
The outdoor dining area shall not be located within 150 feet
of any residence district, unless the principal building is situated
between the proposed use and the residence district.
(b)
The outdoor dining area shall be set back from the curbline
at least 10 feet in the CB District and 40 feet in other districts.
(c)
If the outdoor dining area exceeds 1,000 square feet, parking
shall be provided at the same rate as the principal use.
(d)
The outdoor dining area may be covered. No fences or walls higher
than four feet shall be permitted.
[Amended 10-2-2012]
(e)
From October 31 to April 1 all furniture shall be stored indoors.
(f)
The outdoor dining area shall not be used between 11:00 p.m.
and 7:00 a.m. The Board may permit the use to operate later into the
night only if the Board finds that the use will not impact any residential
uses.
(g)
Outdoor entertainment or loudspeakers shall not be permitted.
[Amended 1-23-1973; 11-12-1974; 2-13-1990; 11-24-1992; 6-24-2010]
A.
Use variances. Pursuant to § 267-b(2) of the Town Law,
no use variance shall be granted by the Board of Zoning Appeals without
a showing by the applicant that applicable zoning regulations and
restrictions have caused unnecessary hardship. In order to prove such
unnecessary hardship the applicant shall demonstrate to the Board
that for each and every permitted use under the zoning regulations
for the particular district where the property is located:
(1)
The applicant cannot realize a reasonable return, provided that lack
of return is substantial as demonstrated by competent financial evidence:
(2)
That the alleged hardship relating to the property in question is
unique, and does not apply to a substantial portion of the district
or neighborhood;
(3)
That the requested use variance, if granted, will not alter the essential
character of the neighborhood; and
(4)
That the alleged hardship has not been self-created.
B.
Area variances. Pursuant to § 267-b(3) of the Town Law,
in making its determination, the Board of Zoning Appeals shall take
into consideration the benefit to the applicant if the variance is
granted, as weighted against the detriment to the health, safety and
welfare of the neighborhood or community by such grant, and:
(1)
Whether an undesirable change will be produced in the character of
the neighborhood or a detriment to nearby properties will be created
by the granting of the area variance;
(2)
Whether the benefit sought by the applicant can be achieved by some
method, feasible for the applicant to pursue, other than an area variance;
(3)
Whether the requested area variance is substantial;
(4)
Whether the proposed variance will have an adverse effect or impact
on the physical or environmental conditions in the neighborhood or
district; and
(5)
Whether the alleged difficulty was self-created, which consideration
shall be relevant to the decision of the Board, but shall not necessarily
preclude the granting of the area variance.
C.
The Board shall grant the minimum variance that it shall deem necessary
and adequate and at the same time preserve and protect the character
of the neighborhood and the health, safety and welfare of the community.
D.
In cases where the lot does not meet the area and/or frontage requirements,
the Board shall not grant more than three variances.
E.
The Board may authorize the change of a certificate of existing use
so as to permit a use not otherwise permitted, provided that the Board
determines that the change would be beneficial to the community.
F.
In cases where the appeal is in the form of a request for an interpretation
of a word or words, the Board shall consider the intent of the provision
in question and also the definition of terms as described in the Town
Code, professional publications, and standard references.
G.
In cases where the appeal is in the form of a request for a determination
of the precise location of a district boundary line, the Board shall
consider public records on file in the Town.
H.
Development in flood hazard zones.
(1)
In passing upon such applications, the Board shall consider all technical
evaluations, all relevant factors, standards and specified in other
sections of this chapter and:
(a)
The danger that materials may be swept onto other lands to the
injury of others.
(b)
The danger to life and property due to flooding or erosion damage.
(c)
The susceptibility of the proposed facility and its contents
to flood damage and the effect of such damage on the individual owner.
(d)
The importance of the services provided by the proposed facility
to the Town.
(e)
The necessity to the facility of a waterfront location, where
applicable.
(f)
The availability of alternative locations for the proposed use
that are not subject to flooding or erosion damage.
(g)
The compatibility of the proposed use with existing and anticipated
development.
(h)
The relationship of the proposed use to the Comprehensive Plan
and floodplain management program of that area.
(i)
The safety of access to the property in times of flood for ordinary
and emergency vehicles.
(j)
The costs to local governments and the dangers associated with
conducting search and rescue operations during periods of flooding.
(k)
The expected heights, velocity, duration, rate of rise and sediment
transport of the floodwaters and the effects of wave action, if applicable,
expected at the site.
(l)
The costs of providing governmental services during and after
flood conditions, including search and rescue operations, maintenance
and repair of public utilities and facilities such as sewer, gas,
electrical and water systems and streets and bridges.
(2)
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided that the items in § 322-83H(1)(a) through (l) have been fully considered.
(3)
Variances may be issued for the repair or rehabilitation of historic
structures upon determination that:
(4)
Variances may be issued for new construction and substantial improvements
and for other development necessary for the conduct of a functionally
dependent use, provided that:
(5)
Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
(6)
Variances shall be issued only upon receiving written justification
of:
(a)
A showing of good and sufficient cause.
(b)
A determination that failure to grant the variance would result
in exceptional hardship to the applicant.
(c)
A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety or
extraordinary public expense, create nuisances, cause fraud on or
victimization of a public or conflict with existing local laws or
ordinances.
(7)
Any applicant to whom a variance is granted for a building with the
lowest floor below the base flood elevation shall be given written
notice over the signature of a Clerk to the Board that the cost of
flood insurance will be commensurate with the increased risk resulting
from lowest-floor elevation.
