[Added 4-27-1992 by L.L. No. 5-1992]
A.
Statutory authority. Pursuant to General Municipal Law § 96-a
of the State of New York and the Village Law of the State of New York,
the Board of Trustees of the Village of Cornwall-on-Hudson hereby
enacts a Scenic Resource Protection Law.
B.
Statement of public policy and purpose.
(1)
The Board of Trustees of the Village of Cornwall-on-Hudson finds
that many public views of the Hudson River have been lost, altered
or changed, notwithstanding the feasibility of preserving the views
and without adequate consideration of the irreplaceable loss to the
people of the Village of the scenic, aesthetic, cultural and historic
values represented by such scenic vistas. Development of the Village
should not disregard the scenic Hudson River views and should not
permit their destruction and should further their preservation and
creation.
[Amended 7-16-2012 by L.L. No. 5-2012]
(2)
It is hereby declared as a matter of public policy that the protection,
enhancement and perpetuation of public views of the Hudson River from
existing public roads, parks or legally accessible public property
is a public necessity and is required in the interest of general health,
safety and welfare of the people. The purpose of this article is to:
[Amended 7-16-2012 by L.L. No. 5-2012]
(a)
Effect and accomplish the protection, enhancement and perpetuation
of the public's Hudson River views which represent or reflect
the elements of the Village's background.
(b)
Safeguard the Village's scenic resources, aesthetic and
cultural heritage, as embodied in the landscape and geologic features
of the Village.
(c)
Preserve property values in view preservation districts.
(d)
Foster civic pride in the beauty of the Village.
(e)
Preserve the character of the Village.
C.
Intent.
(1)
It is declared to be the intent of the Village of Cornwall-on-Hudson
to protect and preserve the scenic resources of the Village, to ensure
that the benefits provided by the Hudson River views will not be lost
for present and future generations and to protect the broader public
interest.
(2)
These regulations are enacted with the intent of providing an equitable
balance between the rights of the individual property owner to the
free use of his property and the rights of present and future generations.
Therefore, this article recognizes the rights of the owners of property
within view preservation districts to use their property for reasonable
purposes consistent with these and other regulations and controls,
provided that such use does not result in a significant loss or impairment
to the scenic resources of the Village.
(3)
It is not the intent of this regulation to:
[Added 7-16-2012 by L.L. No. 5-2012]
(a)
Protect views from private properties.
(b)
Limit the development or use of private property to preserve or protect
views from adjacent or nearby private properties.
(c)
Cause the elimination, cutting or other trimming of existing naturally
growing vegetation on private property to preserve or protect views
from another private property, or from public property.
(d)
Enact controls to protect views other than from existing public roads,
parks or legally accessible public property.
(e)
Enact controls of properties other than those located within the
View Preservation District defined herein this article.
(f)
Cause any change in the assessed value of any private property based
upon the protections this chapter affords to public views.
A.
View Preservation District.
(1)
The Zoning Law of the Village of Cornwall-on-Hudson and the Zoning
Map of the Village of Cornwall-on-Hudson are hereby amended to create,
identify and designate a View Preservation District to preserve and
protect views of the Hudson River from existing public roads, parks
or legally accessible public property.
[Amended 7-16-2012 by L.L. No. 5-2012]
(2)
The View Preservation District shall be an overlay zoning district,
superimposed on the CR-1 Conservation Residential, WR Waterfront Recreation,
I Industrial and a portion of the SR Suburban Residential Zoning Districts.
(3)
The boundaries of the View Preservation District are described as
follows:
(a)
All properties in the CR-1, WR and I Zoning Districts.
(b)
All of the following properties in the SR Zoning District:
[1]
Between Bayview Avenue and the Hudson River, from the intersection
of Bayview Avenue with Dock Hill Road to the Village corporate line,
including but not limited to all properties on Bay View Terrace, Taft
Place and Briggs Road.
[2]
Along Bayview Avenue extending 500 feet upland from Bayview
Avenue from the intersection of Bayview Avenue with Dock Hill Road
to the Village corporate line.
[3]
Between Hudson Street and the Hudson River, from the intersection
of Hudson Street with Dock Hill Road to the intersection of Hudson
Street with River Avenue, including but not limited to all properties
on Hedges Avenue, Cornwall Avenue, Hudson Avenue, River Street, Grandview
Avenue, Wilson Avenue, Wood Avenue and Church Street.
[4]
Both sides of River Avenue between Hudson Street and the Hudson
River.
[5]
Both sides of Spruce Street and all properties between Spruce
Street and the Hudson River from the intersection of Spruce Street
with River Avenue to the intersection of Spruce Street with West Street,
including but not limited to all properties on Braden Court, Andrews
Street, Hirle Street and Blackwell Street.
[6]
Both sides of West Street between Spruce Street and the Hudson
River.
[7]
Fronting on the Idlewild Park Drive cul-de-sac, including Tax
Map parcels 102-1-1, 2, 3, 4 and 5, 102-18-1, 102-19-1, 46 and 47,
101-1-12, 13.1, 13.21, 14, 15, 16 and 17.
A.
Use restrictions.
(1)
No building, structure or permanent improvement shall be erected,
have its exterior reconstructed, restored, structurally altered or
placed within the View Preservation District in a manner which may
impact on an existing public view unless visual site plan approval
by the Planning Board in accordance with the provisions of this chapter
has been obtained.
(2)
Trees, shrubs and hedges shall be planted and maintained so as to
avoid complete obstruction of protected public views of the Hudson
River.
[Amended 7-16-2012 by L.L. No. 5-2012]
B.
Planning Board visual site plan standards and procedures.
(1)
General provisions.
[Amended 7-16-2012 by L.L. No. 5-2012]
(a)
When the Code Enforcement Officer reviews an application to
permit the erection or exterior reconstruction, restoration, alteration
or locating of a building, structure or permanent improvement in a
view preservation district in a manner which may impact on an existing
public view, the application, together with a visual environmental
assessment form, shall be referred to the Planning Board. The Planning
Board shall determine the best siting of the proposed activity so
as to cause the least possible obstruction of the view of the Hudson
River for the general public. All determinations of the Planning Board
shall be made after due consideration of the aesthetic choices and
the economic effect of the determination upon the property owner.
(b)
Coordination with other reviews. To the maximum extent possible,
the review, and decision required under this article shall be coincident
with other procedures and applications that may be before the Planning
Board related to the same proposed activity.
(2)
Visual analysis procedures and standards. The Planning Board shall
be governed by the following standards and procedures in rendering
a visual site plan approval.
(a)
Visibility analysis procedures. The Planning Board shall:
[1]
Identify the site and project scope and perform a site inspection
where desirable.
[2]
[3]
Determine view importance. The most important views are those
most sensitive to view alteration.
[4]
Determine the visibility of the project from each viewpoint.
[5]
Determine the project's visual magnitude based on:
(b)
The Planning Board shall, where appropriate, utilize the following
siting considerations:
[1]
Structures should be oriented so that the longest dimensions
are not in full sight of the public view.
[2]
Structures should be angled rather than positioned flush with
the street line to avoid a wall effect.
[3]
Structures should be situated in areas of shallow slope.
[4]
Structures should be situated midslope or at the base of slopes
rather than at the top of slopes.
(c)
The Planning Board shall, where appropriate, utilize the following
scale considerations:
(d)
The Planning Board shall, where appropriate, utilize the following
landscaping considerations:
[1]
Keeping existing trees and other shrubbery on site is highly
desirable. To retain the natural characteristics of a property, care
during site preparation and construction is essential, unnecessary
tree removal is to be avoided and landform alterations should be minimized
wherever possible.
[2]
The use of deciduous vegetation, which permits seasonal Hudson
River views, is encouraged.
[3]
Where vegetation is too thick, views of the river can be opened
up through selective cutting rather than wholesale removal of existing
vegetation.
(e)
The Planning Board shall utilize the following economic considerations:
[1]
No alteration to a plan proposed by an applicant may be imposed
by the Board pursuant to its visual site plan review authority if
the economic impact of the alteration would increase the cost of the
project to the applicant by more than 10%.
[Amended 7-16-2012 by L.L. No. 5-2012]
Any decision or order of the Planning Board pursuant to this
article may be appealed to the Village Board of Trustees. In accordance
with the supersession authority contained in the Municipal Home Rule
Law § 10(1)(ii)(e)(3), the provisions of the Village Law
§ 7-712-a(4), to the extent they may be deemed inconsistent
with this appeals procedure, superseded.
If any clause, sentence, paragraph, section or part of this
article shall be adjudged by any court of competent jurisdiction to
be invalid, such judgment shall not affect, impair or invalidate the
remainder thereof, but shall be confined in its operation to the clause,
sentence, paragraph, section or part thereof directly involved in
the controversy in which such judgment shall have been rendered or
as determined by such judgment.
This article shall take effect immediately.