Direct responsibility for the administration and enforcement of the provision of this chapter shall be vested in the Zoning/Code Enforcement Officer, Town Board, Planning Board and Zoning Board of Appeals, all in accordance with the provisions of this article.
A. 
Power and duties. In addition to the jurisdiction conferred on it by other provisions of the regulations of the Town, the Town Board shall have the following powers and duties:
(1) 
Text amendments. The Town Board shall be responsible for reviewing Zoning Law text amendment applications and for taking final action to approve, approve with modifications or deny such applications.
(2) 
Map amendments. The Town Board shall be responsible for reviewing map amendment (rezoning) applications and for taking final action to approve, approve with conditions or deny such applications.
(3) 
Senior Housing District. The Town Board shall be responsible for reviewing and deciding on applications for Senior Housing Districts.
(4) 
Incentive developments. The Town Board shall be responsible for approving developments that have used an incentive option presented in Article VI.
[Amended 1-9-2012 by L.L. No. 1-2012]
A. 
Jurisdiction and authority. The Planning Board shall have the following jurisdiction and authority:
(1) 
To hear, review and decide on applications for site plan approval.
(2) 
To hear, review and decide on applications for subdivision approval.
(3) 
To hear, review and decide on applications for cluster developments in conjunction with subdivision approval.
(4) 
To review and recommend on matters relevant to the Comprehensive Plan.
(5) 
To hear, review and offer its recommendations to the Town Board on applications for Senior Housing Districts.
B. 
Membership.
(1) 
Appointment and terms. The Town Board shall appoint a Planning Board consisting of five regular members, who shall serve terms of five years and one alternate member for the term of three years. Said members are hereby vested with powers and duties and made subject to the limitations set forth in the Town Law, as the same may be amended, modified or changed from time to time.
(2) 
Board composition. Members of the Planning Board shall be U.S. citizens, residents of the Town of Porter and shall not be officers or employees of the Town or any of its agencies or departments. At least one member of the board shall be from the agricultural community, meeting the criteria set in the Town Law.
(3) 
Compensation. Members of the Planning Board shall serve with compensation as determined by the Town Board and shall be entitled, to the extent of available funds appropriated, to reimbursement for reasonable expenses necessarily incurred in the performance of their duties.
(4) 
Vacancies. Permanent vacancies on the Planning Board shall be filled by the Town Board. When a vacancy occurs, an advertisement shall be issued in a newspaper of local circulation seeking out interested parties to fill the position.
(5) 
Mandatory training. The members of the Planning Board shall be required to attend at least eight hours of training regarding land use issues during their first year on the Board. For each subsequent year, the Planning Board members shall be required to attend four hours of training. All training shall be relevant to the member's powers or duties on the Planning Board and sponsored by the New York Association of Towns, New York Planning Federation, State of New York or any political subdivision thereof, or any session approved by the Planning Board Chairperson.
(6) 
Removal. Any member of the Planning Board may be removed for cause by the Town Board at any time; provided, however, that before any such removal, such member shall be given an opportunity to respond to allegations of such cause in writing to the Town Board. Cause for removal of a member shall include:
(a) 
Any undisclosed or unlawful conflict of interest;
(b) 
Any violation of the codes, ordinances or rules applicable to the member's performance of their duties;
(c) 
Any unwillingness or inability to carry out their duties in a prompt, conscientious and competent manner;
(d) 
Any conduct tending to cast doubt upon the integrity or objectivity of the member in performing their duties or any other specific conduct of the member found by the Town Board to be detrimental to the proper functioning of the Board;
(e) 
Members may be removed from the Planning Board if they miss 33% of the meetings during the course of one calendar year, miss three consecutive meetings or do not meet their mandatory training requirements.
(f) 
No member that has been removed for cause shall be reappointed.
C. 
Chairperson and Vice Chairperson.
(1) 
The Town Board shall annually appoint one of the members of the Planning Board as Chairperson, to preside at all meetings and hearings and to fulfill the customary functions of that office. The members of the Planning Board shall annually elect one of their members as Vice Chairperson.
(2) 
In the absence of the Chairperson, the Vice Chairperson shall act as Chairperson and shall have all the powers of the Chairperson. The Vice Chairperson shall have such other powers and duties as may from time to time be provided by the rules of the Planning Board.
(3) 
A person shall not serve as Chairperson or Vice Chairperson for more than five consecutive years. A person appointed as Chairperson or Vice Chairperson must have served on the Board for a period of at least five years prior to appointment.
D. 
Planning Board Secretary and public record.
(1) 
The Planning Board Secretary shall attend all its proceedings and, upon request, the proceedings of any of its Committees.
(2) 
The Secretary shall provide for the keeping of minutes of the proceedings of the Board, showing the vote of each member upon every question, or if absent or failing to vote, indicating such fact, and shall maintain all state-mandated permanent records of Board meetings, hearings and proceedings and all correspondence of the Board. The Secretary shall provide for keeping a file of all records of the Board, and such records shall be public records open to inspection at reasonable times and upon reasonable notice.
E. 
Voting procedures.
(1) 
Quorum.
(a) 
As to any matter requiring a hearing before the Planning Board, no business shall be transacted by the Board without a quorum. The concurring vote of three members shall be necessary for any action by the Board. If less than a quorum is present, the hearing may be adjourned to the next scheduled meeting or to a special meeting as determined by the Board. The Secretary shall notify, in writing, all members of the date of the adjourned hearing and shall also notify such other interested parties as may be designated in the vote of adjournment.
(b) 
A member absent from any portion of a hearing or meeting shall be qualified to vote at a subsequent hearing or meeting upon the matter heard, provided they shall first certify on the record that they have reviewed the entire record of any such portion of the hearing or meeting during which they were absent and have fully informed themselves of the essential facts and issues of the matter being heard so as to be able to cast an informed and independent vote.
(2) 
Deliberation. As to any matter not requiring a hearing, the Planning Board may meet and deliberate at any properly called meeting regardless of the presence of a quorum or may continue consideration of such matter to any later meeting. However, no final action shall be taken on any such matter without a quorum.
F. 
Meetings, hearings and rules of order.
(1) 
Meetings. Regular meetings of the Planning Board shall be held at the call of the Chairperson or as provided by rule of the Board. Special meetings shall be called by the Chairperson at the request of any three members of the Board or at the request of the Town Board. The Pledge of Allegiance shall commence meetings.
(2) 
Hearings. All meetings and hearings of the Planning Board shall be open to the public.
(3) 
Rules of order. The Planning Board shall follow Robert's Rules of Order for parliamentary guide for all meetings of the board. Said rules of order shall consist of roll call, public participation, approval of minutes, communications, old business, new business, report of Committees or assigned delegates and miscellaneous matters.
G. 
Planning Board bylaws. The Planning Board shall prepare and adopt bylaws from time to time outlining meeting times and related procedures.
H. 
Record and decisions.
(1) 
Record. The following shall constitute the record:
(a) 
The transcript of testimony, if any;
(b) 
The minutes of the secretary;
(c) 
All applications, reports, requests, exhibits and papers filed in any proceeding before the Planning Board; and
(d) 
The decision of the Board.
(2) 
Decisions.
(a) 
The Planning Board may rely on the personal knowledge of its members, testimony during public hearings, on its inspections of the property and on any reports available to it, provided that reliance on such matter shall not be allowed unless the Board shall have made the particular knowledge, inspection or report a matter of record at the public hearing and afforded every party reasonable time to respond to it.
(b) 
Every decision of the Planning Board upon an application amending this chapter, for site plan approval or special use permit shall be by written resolution which shall set forth the recommendation of the Board or shall approve, approve with conditions or deny approval. Every resolution shall expressly set forth any limitations or conditions imposed on any approval or any development, work or use authorized.
(3) 
Notification of decision. Within five business days following any decision on such applications, the Secretary shall mail notice thereof to each person entitled to such notice and file such decision in the office of the Town Clerk. As to other matters brought before the Board, the Board shall prepare such report as it shall deem appropriate to the subject matter.
I. 
Conflicts. No member of the Planning Board shall participate in the hearing or disposition of any matter in which they have an interest. Any conflict of interest prohibited by Article 18 of the General Municipal Law shall disqualify a member.
J. 
Appeals. An appeal from any final decision of the Planning Board as to any matter over which it has final authority may be taken within 90 days of the filing of such decision by any person aggrieved or by any authorized officer, department or board of the Town.
[Amended 1-9-2012 by L.L. No. 1-2012]
A. 
Jurisdiction and authority. The Zoning Board of Appeals shall have the following jurisdiction and authority:
(1) 
To hear and decide appeals from, and review orders, decisions or determinations made by the Zoning/Code Enforcement Officer or the Planning Board.
(2) 
To approve or deny variances from the requirements of this chapter.
(3) 
To hear, review and decide on applications for special permit approval.
B. 
Membership.
(1) 
Appointment and terms. Members of the Zoning Board of Appeals shall be appointed by the Town Board. The Zoning Board of Appeals shall consist of five regular members each serving terms of five years and one alternate member, who shall serve for a term of three years.
(2) 
Board composition. Members of the Zoning of Appeals shall be U.S. citizens, residents of the Town of Porter and shall not be officers or employees of the Town or any of its agencies or departments. At least one member of the board shall be from the agricultural community, meeting the criteria set in the Town Law.
(3) 
Compensation. Members of the Zoning Board of Appeals shall serve with compensation as determined by the Town Board and shall be entitled, to the extent of available funds appropriated, to reimbursement for reasonable expenses necessarily incurred in the performance of their duties.
(4) 
Vacancies. Permanent vacancies on the Zoning Board of Appeals shall be filled by the Town Board. When a vacancy occurs, an advertisement shall be issued in a newspaper of local circulation seeking out interested parties to fill the position.
(5) 
Mandatory training. The members of the Zoning Board of Appeals shall be required to attend at least eight hours of training regarding land use issues during their first year on the Board. For each subsequent year, the Zoning Board members shall be required to attend four hours of training. All training shall be relevant to the member's powers or duties on the Zoning Board of Appeals and sponsored by the New York Association of Towns, New York Planning Federation, State of New York or any political subdivision thereof, or any session approved by the Zoning Board Chairperson.
(6) 
Removal. Any member of the Zoning Board of Appeals may be removed for cause by the Town Board at any time; provided, however, that before any such removal, such member shall be given an opportunity to be heard in their own defense at a public hearing. Cause for removal of a member shall include:
(a) 
Any undisclosed or unlawful conflict of interest;
(b) 
Any violation of the codes, ordinances or rules applicable to the member's performance of their duties;
(c) 
Any unwillingness or inability to carry out their duties in a prompt, conscientious and competent manner;
(d) 
Any conduct tending to cast doubt upon the integrity or objectivity of the member in performing their duties or any other specific conduct of the member found by the Town Board to be detrimental to the proper functioning of the Board.
(e) 
Members may be removed from the Zoning Board of Appeals if they miss 33% of the meetings during the course of one calendar year, miss three consecutive meetings or do not meet their mandatory training requirements.
(f) 
No member that has been removed for cause shall be reappointed.
C. 
Chairperson and Vice Chairperson.
(1) 
The Town Board shall annually appoint one of the members of the Zoning Board of Appeals as Chairperson, to preside at all meetings and hearings and to fulfill the customary functions of that office. The members of the Zoning Board of Appeals shall annually elect one of their members as Vice Chairperson.
(2) 
In the absence of the Chairperson, the Vice Chairperson shall act as Chairperson and shall have all the powers of the Chairperson. The Vice Chairperson shall have such other powers and duties as may from time to time be provided by the rules of the Board.
(3) 
A person shall not serve as Chairperson or Vice Chairperson for more than five consecutive years. A person appointed as Chairperson or Vice Chairperson must have served on the Board for a period of at least five years prior to appointment.
D. 
Secretary and public record.
(1) 
The Secretary of the Zoning Board of Appeals shall attend all its proceedings and, upon request, the proceedings of any of its Committees.
(2) 
The Secretary shall provide for the keeping of minutes of the proceedings of the Board, showing the vote of each member upon every question, or if absent or failing to vote, indicating such fact, and shall maintain all state-mandated permanent records of Board meetings, hearings and proceedings and all correspondence of the Board. The Secretary shall provide for keeping a file of all records of the Board, and such records shall be public records open to inspection at reasonable times and upon reasonable notice.
E. 
Voting procedures.
(1) 
As to any matter requiring a hearing before the Zoning Board of Appeals, no business shall be transacted by the Board without a quorum. The concurring vote of three members shall be necessary for any action by the Board. If less than a quorum is present, the hearing may be adjourned to the next scheduled meeting or to a special meeting as determined by the Board. The Secretary shall notify in writing all members of the date of the adjourned hearing and shall also notify such other interested parties as may be designated in the vote of adjournment.
(2) 
A member absent from any portion of a hearing or meeting shall be qualified to vote at a subsequent hearing or meeting upon the matter heard, provided they shall first certify on the record that they have reviewed the entire record of any such portion of the hearing or meeting during which they were absent and have fully informed themselves of the essential facts and issues of the matter being heard so as to be able to cast an informed and independent vote.
F. 
Meetings, hearings and rules of order.
(1) 
Meetings. Regular meetings of the Zoning Board of Appeals shall be held at the call of the Chairperson or as provided by rule of the Board. Special meetings shall be called by the Chairperson. The Pledge of Allegiance shall commence meetings.
(2) 
Hearings. All meetings and hearings of the Zoning Board of Appeals shall be open to the public.
(3) 
Rules of order. The Zoning Board of Appeals shall follow Robert's Rules of Order for parliamentary guide for all meetings of the Board. Said rules of order shall consist of roll call, public participation, approval of minutes, communications, old business, new business, report of committees or assigned delegates and miscellaneous matters.
G. 
Zoning Board of Appeals bylaws. The Zoning Board of Appeals shall prepare and adopt bylaws from time to time outlining meeting times and related procedures.
H. 
Record and decisions.
(1) 
Record. The following shall constitute the record:
(a) 
The transcript of testimony, if any;
(b) 
The minutes of the Secretary;
(c) 
All applications, reports, requests, exhibits and papers filed in any proceeding before the Zoning Board of Appeals; and
(d) 
The decision of the Board.
(2) 
Decisions.
(a) 
The Board may rely on the personal knowledge of its members, testimony at the public hearing, on its inspections of the property and on any reports available to it; provided, however, that reliance on such matter shall not be allowed unless the Board shall have made the particular knowledge, inspection or report a matter of record at the public hearing and afforded every party reasonable time to respond to it.
(b) 
Every decision of the Zoning Board of Appeals shall be by resolution and shall expressly set forth any limitations or conditions imposed on any relief approved or work or use authorized.
(3) 
Final action. In taking final action, the Zoning Board of Appeals shall first state its findings and conclusions at a meeting open to the public and shall, in addition, state the special circumstances warranting such action.
(4) 
Failure to act.
(a) 
In any case where this chapter provides that the failure of the Zoning Board of Appeals to act within a fixed period shall be deemed a denial of an application, such failure shall, notwithstanding the absence of required findings and conclusions, be considered to be a decision of the Board rendered on the day following the expiration of such fixed period. Such a decision may be appealed in the same manner as any other decision but, on such appeal, shall be entitled to no presumption of correctness.
(b) 
Where no decision is made by the Zoning Board of Appeals and the time period for rendering a decision has not expired, the action will be placed on the agenda of the next scheduled regular or special meeting.
(5) 
Notification of decision. Within five business days following any decision of the Zoning Board of Appeals, the Secretary shall mail notice thereof to each person entitled to such notice and file such decision in the office of the Town Clerk. As to other matters brought before the Board, the Board shall prepare such report as it shall deem appropriate to the subject matter.
I. 
Conflicts. No member of the Zoning Board of Appeals shall participate in the hearing or disposition of any matter in which they are interested. Any conflict of interest prohibited by Article 18 of the General Municipal Law shall disqualify a member.
J. 
Appeals. An appeal from any final decision of the Zoning Board of Appeals may be taken within 60 days of the filing of such decision by any person aggrieved or by any authorized officer, department or board of the Town.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Appointment. Zoning/Code Enforcement Officer shall be appointed by the Town Board.
B. 
Powers and duties. The provisions of this chapter shall be enforced by the Zoning/Code Enforcement Officer, who shall have the following powers and duties:
(1) 
Submit a monthly report to the Town Board. Copies of this report shall be transmitted to the Board of Appeals and Planning Board at the same time.
(2) 
Maintain a permanent and current record of all applications for zoning site plan and special permits certificates, actions upon same, any conditions relating thereto, and any other matters considered and action taken. Such records shall form a part of the records of the office and shall be available for use by Town officials and for inspection by the public.
(3) 
Cause any plans, buildings or premises to be examined or inspected to determine compliance with the provisions of this chapter. In the fulfillment of these duties, the Zoning/Code Enforcement Officer shall be authorized to enter any premises or building during business hours to determine whether or not the same is in violation of this chapter.
(4) 
Issue building permits to all applicants who fully comply with the provisions of this chapter.
(5) 
Issue change of use permits to all applicants who fully comply with the provisions of this chapter.
(6) 
Issue temporary use permits to all applicants who fully comply with the provisions of this chapter.
(7) 
Issue certificates of occupancy upon finding that construction was carried out in compliance with approved plans and all other applicable codes.
(8) 
Provide the Zoning Board of Appeals, in writing, with all facts pertaining to the refusal to issue permits and certificates when such information is requested by the Board.
(9) 
For denied building permits, provide, in writing, the specific reasons for denial and instruct the applicant on the proper methods to apply for relief.
(10) 
Issue certificates of nonconformity and maintain a current list and/or a map of nonconforming uses to determine if discontinuance or destruction, or change in use or vacancy has taken place.
(11) 
Maintain a current list and/or a map showing the variances or special permits issued by the Zoning Board of Appeals to determine if the condition and safeguards placed on variances and special permits are being complied with.
(12) 
For violations of this chapter:
(a) 
Notify, in writing, the person responsible for such violations, indicating the nature of the violation and ordering the action to correct it;
(b) 
Order discontinuance of illegal uses of land, buildings or structures; removal of illegal buildings or structures, or of illegal additions, alteration or structural changes: stop work or discontinuance of any illegal work being done; or
(c) 
Take any other action authorized by this chapter to ensure compliance with or to prevent violation of its provisions.
C. 
Mandatory training. The Zoning/Code Enforcement Officer shall be required to attend at least 24 hours of training regarding land use issues and building code enforcement each year. All training shall be relevant to the Zoning/Code Enforcement Officer's powers or duties and sponsored by the New York Association of Towns, New York Planning Federation, or the State of New York.