A.
Purpose. A home occupation shall include, but is not limited to, an art studio, tailor, professional offices, hair styling shop, music instruction, etc. A home occupation shall be carried on completely within the first floor of the existing principal residence. A home occupation is an allowed use in all districts detailed in Article II so long as it is conducted lawfully and does not produce conditions which cause a nuisance. A two-square-foot sign may be displayed announcing the business. Violations of this section may result in the loss of the ability to operate the home occupation. No home occupation shall be allowed if it:
(1)
Changes the outside appearance of the dwelling or is visible from
the street;
(2)
Generates traffic, parking or noise in excess of what is normal in
a residential neighborhood;
(3)
Creates a hazard to person or property, results in electrical interference
or becomes a nuisance;
(4)
Results in outside activities, storage or display.
B.
Standards. A home occupation shall be permitted upon issuance of
a special use permit by the Zoning Board of Appeals and shall be an
activity which is clearly incidental and secondary to the use of the
premises as a residence, provided that:
(1)
The activity is conducted wholly within the dwelling and on the first
floor.
(2)
The activity employs no more than two employees at any given time,
other than family members residing in the dwelling unit.
(3)
Studios for instruction in vocal or instrumental music or dancing
shall be equipped and used so that sounds therefrom shall not be heard
on nearby premises.
(4)
The activity creates no increased traffic caused by the home occupation.
(5)
There is no outside appearance of a home occupation, including, but
not limited to, parking, signs or lights.
(6)
The activity does not involve an illegal activity.
(7)
The activity does not require the receipt, storage or shipping of
any hazardous materials in quantities exceeding those allowable in
the current fire code.
(8)
The area used for the activity cannot exceed 25% of the area of the
dwelling.
(9)
The retail sale of product or merchandise is prohibited.
A.
Purpose. This section is designed to provide for certain land uses
and structures which are needed, or are in place, for only short periods
of time (e.g., up to 90 days unless otherwise permitted by the Code
Enforcement Officer). These uses are permitted in all zoning districts
because they are useful or necessary, and because they do not permanently
impact surrounding property.
B.
Temporary uses allowed. The following temporary uses of land are
permitted in any zoning district, subject to the specific regulations
and time limits which follow, and subject to the other applicable
regulations of the district in which the use is to occur:
(1)
Contractor's office, equipment trailers and sheds (containing no
sleeping or cooking accommodations) accessory to a construction project
are permitted only during the duration of such project, and they shall
be located on the same property as the construction project. All such
temporary structures shall be removed upon occupancy of the completed
construction or upon completion or abandonment of the construction
work, whichever occurs first.
(2)
Temporary housing for a person who has a building permit to erect
a single-family home. Said person may apply for a temporary certificate
of occupancy to place a temporary residence home on the property for
a period of 90 days.
(3)
Real estate office (containing no sleeping or cooking accommodations,
unless located in a model dwelling unit) incidental to new housing
or other development, provided such office may continue only until
the sale or lease of all dwelling units or nonresidential space in
the development is completed.
(4)
Retail sales, such as bazaars, craft sales and Christmas tree sales,
provided that such activities do not exceed a total of 30 days within
a twelve-month period.
(5)
Garage or yard sales, provided that no more than four garage or yard
sales per calendar year shall be allowed, and provided that each garage
or yard sale shall not exceed a period of three consecutive days.
A.
Purpose and intent. The Town recognizes the increased demand for
alternative generating facilities. At the same time, the Town understands
the valid concerns and interests that its residents have in the aesthetic
enjoyment of their homes and properties. The purpose of these regulations
is to protect the community's interest in properly allowing landowners
and private providers to meet their power-generating objectives. Moreover,
these regulations are designed to provide for the health, safety and
welfare of the residents of the Town while balancing the sometimes
competing interests of those who support and object to wind energy
systems. In addition, the purpose of these regulations is to provide
standards for private wind energy systems designed for home, farm
and small commercial use on the same parcel, and that are primarily
used to reduce consumption of utility power at that location.
B.
Minimum requirements:
(1)
Approval required. All wind energy systems in the Town are subject
to site plan approval from the Planning Board.
(2)
Applications. Applicants for wind energy systems shall fill out a
site plan application and include the following information:
(b)
Evidence that the proposed tower height does not exceed the
height recommended by the manufacturer or distributor of the system.
(c)
Sufficient information demonstrating that the system will be
used primarily to reduce electricity cost at that location.
(d)
Manufacturer information for the proposed wind energy system,
including, but not limited to, the system specifications and any available
photographs of the proposed system.
(e)
The applicable environmental assessment form, including a visual
assessment.
(f)
Any other information requested by the Planning Board.
(3)
Standards. Wind energy systems shall comply with all the requirements
of this chapter that are not in conflict with the requirements contained
in this section. In addition, all wind energy systems shall comply
with the following standards:
(b)
Setback requirements. A wind energy system shall comply with
all setbacks within the affected zoning district. In addition, wind
energy systems shall be set back a distance equal to 110% of the tower
height from all property lines, public road rights-of-way and power
lines.
(c)
The tower height of any wind energy system may not exceed 125
feet. The allowed tower height shall be reduced if necessary to comply
with applicable Federal Aviation Administration requirements.
(d)
Exterior lighting on any structure associated with the tower
shall not be allowed, except that which is specifically required by
the Federal Aviation Administration.
(e)
Wind energy systems may be designed as either a monopole or
lattice structure.
(f)
Noise. The level of noise produced during operation of a wind
energy system shall not exceed 50 Dba, as measured at the property
lines owned by anyone other than the site owner, as those boundaries
exist at the time of the site plan application. The applicant will
be required to submit technical data proving such performance standard
to the satisfaction of the Planning Board as to this requirement.
(g)
All power lines from the wind energy system to on-site interconnection
equipment shall be located underground.
(h)
Wind energy systems shall not be installed in any location along
the major axis of an existing microwave communications operation where
its operation is likely to produce an electromagnetic interference
in the link's operation.
(i)
Wind energy systems shall not be installed in any location where
its proximity interferes with existing fixed broadcast, retransmission
or reception antennas for radio, television or wireless phone.
(j)
The wind energy system shall be operated such that no disruptive
electromagnetic interference is caused. If it has been demonstrated
that a system is causing harmful interference, the system operator
shall promptly mitigate the harmful interference or cease operation
of the system.
(k)
No wind energy system shall be permitted which lacks an automatic
braking, governing or feathering system to prevent uncontrolled rotation,
over speeding and excessive pressure on the tower structure, rotor
blades, and turbine components or enclosed shelter.
(l)
Wind energy systems shall be constructed to provide one of the
following means of access control, or other appropriate method of
access:
(m)
Anchor points for any guy wires for the wind energy system shall
be located within the property on which the system is located and
not on or across any aboveground electric transmission or distribution
lines. The point of attachment for the guy wires to the anchor points
shall be sheathed in a bright color from three feet to eight feet
above ground.
(n)
All wind energy systems shall be equipped with manual and automatic
over-speed controls. The conformance of rotor and over-speed control
design and fabrication with good engineering practices shall be certified
by the manufacturer.
(o)
Wind energy systems shall be constructed so that wind energy
system blades shall maintain a minimum of 25 feet clearance from the
ground surface.
(4)
In granting the site plan use for a wind energy system, the Planning
Board may impose reasonable conditions to the extent that such Board
concludes that such conditions are necessary to minimize any adverse
effect or impacts of the proposed use on neighboring properties.
C.
Maintenance and inspection.
(1)
Maintenance. All wind energy systems shall be maintained in good
condition and in accordance with all requirements of this section.
(2)
Inspection. The Code Enforcement Officer and/or Town Engineer shall
have the right at any reasonable time to enter, upon notice to the
owner, the premises on which a wind energy system is being constructed,
and on a routine administrative basis thereafter once every five years,
upon notice to the owner, to inspect all parts of said wind energy
system installation and require that repairs or alterations be made
if, in the judgment of said Officer or Engineer, there exists a deficiency
in the operation or the structural stability of the system. If necessary,
the Code Enforcement Officer or Town Engineer may order that the system
be secured or otherwise cease operation. It shall not be required
that the owner or agent be notified in advance in the event of an
emergency situation involving danger to life, limb or property for
the Code Enforcement Officer or his designee to enter the premises
for purposes of inspecting such system.
[Amended 12-8-2020 by L.L. No. 2-2020]
(3)
The Town is located astride a major north-south bird and bat migration
corridor. Small wind turbines are not currently known to have significant
adverse impact on wildlife. However, the Town wants to learn about
any potential adverse impacts and therefore the wind energy system
owner agrees to permit periodic access to wind energy system sites
by scientists or professionals, if requested, to conduct low-profile
studies or assessments of short duration (hours or days) for the purposes
of studying such impacts. Such research projects, if conducted, must
be done by qualified professionals, or scientists from recognized
institutions. Permission to enter the owner's premises in order to
conduct a study must be requested beforehand and results made available
to the wind energy system owner. Results may also be published in
technical journals. If such a study request is made by a qualified
individual, the wind energy system owner shall grant it, including
reasonable parameters for the conduct of data collection. A copy of
any study results will be delivered to the Town.
D.
Abandonment of use. A wind energy system that is not used for six
successive months shall be deemed abandoned and shall be dismantled
and removed from the property at the expense of the property owner.
Failure to abide by and faithfully comply with this section or with
any and all conditions that may be attached to the granting of any
permit shall constitute grounds for the revocation of the site plan
approval by the Town. In addition, failure to remove an obsolete or
unused tower in accordance with this section shall be a violation
of this section. If said abandoned wind energy system is not dismantled
and removed within three months of abandonment, the Town may dismantle
and remove said wind energy system, and the cost of removing the wind
energy system shall be a lien on the property and added to the property
owner's tax bill.
[Added 6-13-2023 by L.L. No. 2-2023]
A.
Intent. This section is designed to properly regulate and site large
wind energy systems and, thus, deal with potential problems they can
create, including aesthetic impacts, drainage problems, harm to farm
operations, a risk to bird and bat populations, risks to the property
values of adjoining properties, significant noise, traffic problems
during construction, and electromagnetic interference with various
types of communication. Exemption(s):
(1)
The substantive and procedural requirements of this section
shall not apply to any large wind energy system that is governed by
Article 10 of the Public Service Law of New York State, as currently
in effect and as hereafter amended from time to time. New York State
regulations currently govern who reviews and approves of the installation
of large wind energy systems as follows:
B.
LARGE WIND ENERGY SYSTEM
Specific definition. As used in this section, the following terms
shall have the meanings indicated:
A wind turbine, or group of wind turbines in a facility, whose purpose is to generate electricity that is fed into a power grid for sale to an electric utility or for use by more than one individual residence or farm. This excludes small systems for residential, agricultural, and small commercial use where the system produces energy exclusively for a single residence or farm which are governed by § 290-25.
C.
Use classification. A large wind energy system shall be classified
as an accessory use at a lot of record.
D.
Application. In addition to the application requirements for a special use permit from the Town Board pursuant to the criteria set forth in § 290-38D of this Code, an application for a large wind energy system shall include the following additional information:
(1)
Construction plan. A detailed construction plan, including but
not limited to a construction schedule, hours of operation; designation
of heavy haul routes; a list of material equipment and loads to be
transported; identification of temporary facilities intended to be
constructed and contact agent in the field with name, email address
and telephone number.
(2)
Decommissioning and site restoration plan. A decommissioning
and site restoration plan that shall identify the lot(s) of record
it applies to and shall indicate removal of all buildings, structures,
wind turbines, access roads and/or driveways and foundations to four
feet below finish grade; road repair costs, if any; and all regrading
and revegetation necessary to return the site to the condition existing
prior to establishment of the commercial large wind energy system.
The restoration shall reflect the site-specific character, including
topography, vegetation, drainage, and any unique environmental features.
The plan shall include a certified estimate of the total cost (by
element) of implementing the removal and site restoration plan.
(3)
Description. A description of the project, including the number
of large wind energy systems, data pertaining to each tower's
safety and stability, including safety results from test facilities
and certification from the turbine manufacturer that the turbine is
manufactured to operate at safe speeds, and, for each large wind energy
system, the make, model, a picture, and manufacturing specifications,
including noise decibel data and maximum rated capacity.
(4)
Emergency response plan. A detailed emergency response plan
created in consultation with the emergency response agency(ies) having
jurisdiction over the site. The proposed plan may include, but is
not limited to, the following:
(a)
Fireproof or fire-resistant building materials.
(b)
Buffers or fire-retardant landscaping.
(c)
Availability of water.
(d)
An automatic fire-extinguishing system for all buildings or
equipment enclosures of substantial size containing control panels,
switching equipment, or transmission equipment.
(e)
Provision of training and firefighting equipment for local fire
protection personnel.
(5)
Engineering report. This shall be prepared by a professional
engineer and provide information regarding:
(a)
Ice throw. The report shall calculate the maximum distance that
ice from the turbine blades could be thrown.
(b)
Blade throw. The report shall calculate the maximum distance
that pieces of the turbine blades could be thrown.
(c)
Catastrophic tower failure. The report shall include a statement
from the turbine manufacturer detailing the wind speed and conditions
that the turbine is designed to withstand.
(d)
Certification that the foundation and tower design are sufficient
to withstand wind-loading requirements for structures as established
by the Uniform Code.
(6)
FAA notification. A copy of written notification to the FAA
pertaining to the installation of a large wind energy system.
(7)
Insurance. Proof of insurance in a sufficient dollar amount
to cover potential personal and property damage associated with the
construction and operation of the proposed project. The Town shall
be named as an additional insured under the general liability policy
of the applicant.
(8)
Landscaping plan. A landscaping plan prepared and sealed by
a registered design professional showing the current vegetation, describing
the area to be cleared, listing the specimens proposed to be added,
and detailing regrading and restoration measures to be taken after
construction according to NYSDAM and NYSDEC guidelines. The plan should
also include details pertaining to erosion and sediment control as
well as stormwater management pursuant to any applicable regulation
of the NYSDEC.
(9)
NYSERDA. Evidence from NYSERDA that the site is feasible for
commercial wind energy generation.
(10)
Site plan. A site plan prepared and sealed by a licensed land
surveyor or registered design professional drawn in sufficient detail
to clearly show the following:
(a)
Lot lines, physical dimensions of the site, and the location,
dimensions and types of existing structures and uses on the site.
(b)
Roads, whether private or public.
(c)
Adjoining properties within 500 feet of the site, including
zoning designations, residences, schools, churches, hospitals, and
libraries within 1,000 feet of each tower.
(d)
The proposed location, elevation, and total height of each large
wind energy system.
(e)
Aboveground and underground utility lines within a radius of
1.5 times the total height of the large wind energy system.
(f)
Setback lines.
(g)
All other proposed facilities on the site, including transformers,
electrical lines, substations, storage or maintenance units, ancillary
equipment or structures, transmission lines, and fencing.
(h)
Federal, state, county or local parks, recognized historic or
heritage sites, state and federal identified wetlands, or important
bird areas within a radius of 10 miles, as identified in federal,
state, county, local or New York Audubon's GIS databases or other
generally available documentation.
(i)
In granting site plan approval, the Planning Board may impose
other conditions and restrictions deemed necessary for the maintenance
and safety of such towers and/or to preserve and protect the character
of the neighborhood and health, safety, and welfare of the community.
(11)
Studies. Studies prepared by a qualified person on:
(a)
Agricultural mitigation. An analysis detailing the agricultural
mitigation needed to restore a farm operation disturbed by a large
wind energy system. The applicant shall solicit input from the NYSDAM
on such studies and shall follow any pertinent protocols established,
adopted, or promulgated by such state department.
(b)
Avian impact. An analysis of bird and bat migration, nesting,
and habitat that would be affected by the proposal. The applicant
shall solicit input from the NYSDEC on such studies and shall follow
any pertinent protocols established, adopted, or promulgated by such
state department.
(c)
Cultural resources. An analysis describing the potential impacts
of the project upon cultural resources as identified by NYSOPRHP.
Such study shall be approved by such state office and include any
follow-up study or assessment recommended by NYSOPRHP.
(d)
Electromagnetic interference. An analysis of the potential for
electromagnetic interference with microwave, radio, television, personal
communication systems, 911, and other wireless communication. A copy
of the written notification to all communication operators within
two miles of the project shall be attached to such study.
(e)
Fiscal and economic impact. A property value analysis, prepared
by a licensed appraiser in accordance with industry standards, regarding
the potential impact on the value of lots of record adjoining the
project site.
(f)
Geotechnical impact. An analysis of soils engineering and engineering
geologic characteristics of the site based on on-site sampling and
testing, foundation design criteria for all proposed structures, slope
stability analysis, grading criteria for ground preparation, cuts
and fills, and soil compaction.
(g)
Land use and water impacts. An analysis detailing potentially
impacted wetlands, surface water and groundwater resources, and the
geology and land use of the site.
(h)
Noise. A noise analysis that shall include a description and map of the project's noise-producing features and the noise-sensitive environment, including the range of noise levels and the tonal and frequency characteristics expected at the nearest property lines surrounding the proposed project. The analysis shall compare expected project noise levels to the maximum sound levels specified under Subsection E(9). The applicant shall solicit input from the NYSDEC on such studies and shall follow any pertinent protocols established, adopted, or promulgated by such state department.
(i)
Shadow flicker. An analysis that shall identify locations where
shadow flicker may interfere with residences and roadways and the
expected duration of the flicker. The study shall identify measures
that shall be taken to eliminate or mitigate the problem, which may
include ceasing operation during periods when shadow flicker effects
are at their greatest.
(j)
Visual impact. An analysis that shall include a computerized
photographic simulation showing the site fully developed and demonstrating
any visual impacts from key observation points (KOPs). KOPs are points
on a travel route within a three-mile radius and other likely observation
points on private property within a one-mile radius from the center
of the project. KOPs will be selected in consultation with and approval
of the Planning Board. The applicant shall solicit input from the
NYSDEC on such studies and shall follow any pertinent protocols established,
adopted, or promulgated by such state department.
(12)
Transportation plan. A preliminary transportation plan describing
ingress and egress to the proposed project site to deliver equipment
and provide access during and after construction. Such plan shall
describe any anticipated improvements to existing roads, bridges,
or other infrastructure, as well as measures which will be taken to
restore damaged or disturbed access routes following construction.
A copy of the written notification to all local, state and/or federal
transportation agencies shall be included in such plan.
(13)
Large wind energy system drawings. Vertical drawings of all
large wind energy systems, showing total height, turbine dimensions,
tower and turbine colors, ladders, distance between the ground and
the lowest point of any blade, and the location of climbing pegs and
access doors. One drawing may be submitted for each large wind energy
system of the same type and total height.
E.
Standards.
(1)
Advertising. No advertising shall be allowed on any part of
the large wind energy system, including the fencing and support structures.
No lettering, company insignia, brand names, logo, or graphics shall
be allowed on the tower or blades. Reasonable identification of the
large wind energy system by the manufacturer and owner is permitted.
(3)
Interference with electromagnetic communications, radio signals,
microwave and television signals. No large wind energy system shall
be installed in any location absent sufficient proof being submitted
to the Planning Board that the system's proximity to microwave
communications, fixed broadcast, retransmission or reception antenna
for radio, wireless phone, or other personal communications systems
will not produce substantial electromagnetic interference with signal
transmission or reception. Any interference with television signals
shall be mitigated.
(4)
Colors and surfaces of large wind energy systems. Colors and
surface treatment of all large wind energy systems shall minimize
visual disruption by using white, beige, off-white, gray or another
nonreflective, unobtrusive color unless mandated otherwise by the
FAA.
(5)
Landscaping. Subject to the owner's preference, the landscaping
of the large wind energy system should be appropriate to screen accessory
structures from roads and adjacent residences. It should be designed
to minimize the impacts of land clearing and loss of open space.
(6)
Lighting.
(a)
Large wind energy systems shall comply with all applicable FAA
requirements for air traffic warning lights.
(b)
No artificial lighting shall be allowed on large wind energy
systems except to the extent required by the FAA or other air safety
authority. Minimal ground level security lighting is permitted.
(7)
Minimum lot size. A large wind energy system shall be installed
on a lot of record equal to or greater than 20 acres.
(8)
Operation.
(a)
Maintenance. The owner of the large wind energy system shall
submit an annual report of operations and maintenance to the Town.
(b)
All large wind energy systems shall be maintained in operational
condition meeting all of the requirements of this section at all times,
subject to reasonable maintenance and repair outages. If the large
wind energy system becomes inoperative, damaged, unsafe, or violates
a standard, the owner shall remedy the situation within 90 days after
written notice from the Code Enforcement Officer. The Code Enforcement
Officer may extend the period by 90 days.
(c)
If the large wind energy system is not repaired or brought into
compliance within the time frame stated above, the Town may, after
a public hearing, order remedial action or revoke the special use
permit and order removal of the large wind energy system within 90
days.
(d)
Inspections. All large wind energy systems shall be inspected
annually for structural and operational integrity by a registered
design professional. The Town has the right to enter the lot of record
containing a large wind energy system at any reasonable time to inspect
the large wind energy system.
(9)
Noise.
(a)
The noise level generated by a large wind energy system shall
not exceed 45 dBA for more than six minutes out of any one-hour time
period, nor exceed 50 dBA for any time period, as measured at the
lot line of a nonparticipating lot of record.
(b)
In the event that audible noise due to large wind energy system operations contains a steady pure tone, such as a whine, screech, or hum, the standards for audible noise set forth in Subsection E(9)(a) of this subsection shall be reduced by five dBA. A pure tone is defined to exist if the 1/3 octave band sound pressure level in the band, including the tone, exceeds the arithmetic average of the sound pressure levels of two contiguous 1/3 octave bands by five dBA for center frequencies of 500 Hz and above, by eight dBA for center frequencies between 160 Hz and 400 Hz, or by 15 dBA for center frequencies less than or equal to 125 Hz.
(c)
In the event the ambient noise level (exclusive of the development
in question) exceeds the applicable standard given above, the applicable
standard may be adjusted so as to equal the ambient noise level. The
ambient noise level shall be expressed in terms of the highest whole-number
sound pressure level in DB which is exceeded for more than five minutes
per hour. Ambient noise levels shall be measured at the exterior of
potentially affected existing residences, schools, hospitals, churches
and public libraries. Ambient noise level measurement techniques shall
employ all practical means of reducing the effect of wind-generating
noise at the microphone. Ambient noise level measurements may be performed
when wind velocities at the proposed project site are sufficient to
allow wind turbines' operation, provided that the wind velocity
does not exceed 30 miles per hour at the ambient noise measurement
location.
(d)
The noise level generated by a large wind energy system shall
not increase ambient sound levels by more than three dBA at any sensitive
noise receptors, including residences, hospitals, libraries, schools,
and places of worship, within 2,500 feet of the participating lot
of record.
(e)
Independent certification shall be required after construction
demonstrating compliance with this noise standard.
(10)
Safety.
(a)
The minimum distance from the ground to the rotor blade tips
shall not be less than 50 feet.
(b)
Large wind energy systems shall not be climbable up to 15 feet
above the ground. This can be achieved through anticlimbing devices
or a fence around the tower with locking portals at least six feet
high.
(c)
All access doors on towers or to electrical equipment shall
be locked or fenced.
(d)
There shall be clearly visible signs on all large wind energy
systems, electrical equipment, and wind energy facility entrances
warning of electrical shock or high voltage and harm from revolving
machinery. Signage shall also include twenty-four-hour emergency contact
information.
(e)
Each large wind energy system shall be equipped with both manual
and automatic controls to limit the rotational speed of the blade
within the design limits of the rotor. Manual electrical and/or overspeed
shutdown disconnect switches shall be provided and clearly labeled
on the large wind energy system. No large wind energy system shall
be permitted which lacks an automatic braking, governing, or feathering
system to prevent uncontrolled rotation, overspeeding, and excessive
pressure on the tower structure, rotor blades, and turbine components.
(f)
All structures which may be charged with lightning shall be
grounded according to the NEC.
(11)
Setbacks.
(a)
Each large wind energy system shall be set back 1.5 times its
height from all existing residences on a nonparticipating owner's
lot of record.
(b)
Each large wind energy system shall be set back two times its
height from the nearest school, hospital, place of worship, or public
library.
(c)
Each large wind energy system shall be set back 1.5 times its
height from all lot lines, overhead utility or transmission lines,
other towers, electrical substations, meteorological towers, and roads.
(d)
Each large wind energy system shall be set back 1.5 times tower
height from all structures and buildings other than residences on
a nonparticipating owner's property.
(e)
Waivers. Setbacks may be waived by the designated approval authority
if there is written consent from the affected owner(s) stating that
he/she/they are aware of the large wind energy system and the setback
limitations imposed by this section and that his/her/their consent
is granted to allow reduced setbacks. However, in order to advise
all subsequent owners of the burdened property, the consent shall
be in the form required for an easement describing the benefited and
burdened properties and shall be recorded at the office of the County
Clerk. The easement shall be permanent and may not be revoked without
the consent of the Town Board, which consent shall be granted upon
either the completion of decommissioning of the benefitted large wind
energy system in accordance with this section, or the acquisition
of the burdened lot of record by the owner of the benefitted parcel.
(12)
Shadow flicker. Large wind energy systems shall be located in
a manner that makes reasonable efforts to minimize shadow flicker
to any building and/or structure on a nonparticipating owner's
lot of record or road. An owner of a large wind energy system shall
be required to undertake reasonable mitigation measures for shadow
flicker, provided it allows the continued operation of the large wind
energy system.
(13)
Siting and installation.
(a)
Any construction on agricultural land should be conducted according
to the NYSDAM's "Guidelines for Agricultural Mitigation for Wind
Power Projects."
(b)
Connection of transmission lines from the wind energy facility
to local distribution lines.
[1]
No construction of any large wind energy system
shall be started until evidence is given of a signed interconnection
agreement or letter of intent with an interconnecting public service
agency.
[2]
A large wind energy system shall meet the requirements
for interconnection and operation as set forth in the public service
agency's regulations.
[3]
Transmission lines and points of connection to
local distribution lines should be combined to the extent possible.
The large wind energy system should be connected to existing substations
if possible, or, if new substations are needed, the number should
be minimized.
(c)
Power lines. Power lines between large wind energy systems and
any other buildings or structures should be completely underground.
Power lines between large wind energy systems and the on-site substation
should be placed underground. Power lines for connection to a public
service agency and transmission poles, towers, and lines may be aboveground.
(d)
Road access to project site. Subject to the owner's preference,
entrances to access roads shall be gated and kept locked. The project
shall only use designated traffic routes established in the application
review process. Routes should be chosen to minimize traffic impacts
and shall take into consideration a large wind energy system's
adverse impact to traffic during school bus times, wear and tear on
local roads, and impacts on local businesses. Existing roads should
be used to the extent possible or, if new roads are needed, they should
minimize the amount of land used and the adverse environmental impacts.
The applicant is responsible for remediation of any damaged roads
due to siting and installation of the large wind energy system.
(14)
Total height. It is recognized that wind turbines require greater
heights to reach elevations with wind currents reasonably adequate
to generate energy. Towers used solely for energy-deriving purposes
shall not exceed a total height of 350 feet from the ground to the
tip of the blade at its highest point.
(15)
Traffic routes.
(a)
Construction of large wind energy systems poses potential risks
because of the large-sized construction vehicles and their impact
on traffic safety and their physical impact on local roads. Construction
and delivery vehicles for such systems and for associated facilities
shall use traffic routes established as part of the application review
process. Factors in establishing such corridors shall include:
[1]
Minimizing traffic impacts from construction and
delivery vehicles, including impacts on local residential areas; and
[2]
Minimizing related traffic during times of school
bus activity; and
[3]
Minimizing wear and tear on local roads; and
[4]
Minimizing impacts on local business operations;
and
[5]
A plan for disseminating traffic route information
to the public.
(b)
The applicant/owner is responsible for obtaining all necessary
permits and repairing damage on all roads, whether such damage occurs
during the construction or maintenance of a large wind energy system.
All applicable local, county, state and federal highway departments
shall approve the transportation plan and a copy of such approvals
shall be submitted to the Town.
(16)
Type of construction. A large wind energy system shall be of
monopole construction (single pole). No lattice structures or guy-wire-supported
structures shall be permitted.
(17)
Public hearings. No action shall be taken by the Town Board
to issue a special use permit, by the Planning Board to issue preliminary
site plan approval nor the Zoning Board of Appeals to grant a use
and area variance until after public notice and hearing. Proper notice
of a hearing before a board shall be given by legal notice published
in the official newspaper of the Town at least five days before the
date set for a public hearing and written notice mailed to the applicant
or his agent at the address given in the application to be considered.
The applicant shall be responsible for notifying by first-class mail
all property owners of record within three miles of the outside perimeter
or boundary line of property involved in the preliminary application
of the time, date and place of such public hearing by mail at least
10 days' prior to such hearing. Notice shall be deemed to have
been given if mailed to the property owner at the tax billing address
listed on the property records of the Town Assessor or at the property
address. At least seven days' prior to such hearing, the applicant
shall file with the board his/her affidavit verification of mailing
such notice. Failure of property owners to receive such notice shall
not be deemed a jurisdictional defect.
F.
Abatement, decommissioning, site restoration plan and bond.
(1)
Abatement and decommissioning. If a large wind energy system
is not operated for a continuous period of 12 months, the Town will
contact the owner by registered mail and provide 90 days for a response.
The owner is required to respond and set forth reasons for the stoppage
and a timetable for action. If the Town has made all reasonable efforts
to notify the owner but the owner does not satisfactorily respond,
the Town can contract for removal and restoration using the money
in the decommissioning bond, after salvage value, and charge the owner
any difference in cost.
(2)
Decommissioning and site restoration plan. The plan shall include:
(a)
The anticipated life of the large wind energy system; and
(b)
Triggering events for decommissioning and removal; and
(c)
The estimated decommissioning costs in current dollars; and
(d)
How the estimate was determined; and
(e)
Provision for a reestimate of such decommissioning costs every
five years by a registered design professional; and
(f)
The manner in which the large wind energy system will be decommissioned
and the site restored, including removal of all structures, turbines,
cabling, electrical components, debris, and foundations to a depth
of four feet, restoration of the soil and vegetation, and restoration
of roads and driveways, less any fencing or residual minor improvements
requested by the owner.
(3)
The applicant shall be required to execute and file with the
Town Clerk a bond, or other form of security for an initial term of
up to and including the entire useful life of the large wind energy
system as determined by and acceptable to the Town Attorney and Engineer,
in an amount sufficient for the faithful performance of the terms
and conditions of the permit issued under this section, and to provide
the decommissioning, removal and restoration of the site subsequent
to the removal of the large wind energy system. The amount of the
bond or security shall be no less than 150% of the cost of the removal
of the large wind energy system and restoration of the site, and shall
be reviewed and adjusted at five-year intervals. The applicant shall
submit, initially and every five years, documented justification,
acceptable to the Town Attorney and Engineer, for the bond amount.
In the event of a default upon performance of such condition or any
of them, the bond or security shall be forfeited to the Town, which
shall be entitled to maintain an action thereon. The bond or security
shall remain in full force and effect until the complete removal of
the large wind energy system and site restoration is finished acceptable
to the Town Attorney and Engineer. The Town Attorney may also require
a corporate guarantee to assure compliance with this section.
G.
Transfer and replacement.
(1)
If ownership of a large wind energy system changes, the new
owner shall present full contact information and proof to the Town
that all required bonds and insurance policies remain in full force
30 days' prior to the transfer of ownership.
(2)
Any replacement of or modification or alteration to a large
wind energy system, excluding regular maintenance and repair, requires
an amendment to the special use permit, which amendment shall not
be unreasonably withheld.
(3)
Replacement of a large wind energy system may occur without
an amendment to the special use permit when there will be:
(a)
No increase in the total height of the large wind energy system;
and
(b)
No change in the location of the large wind energy system; and
(c)
No additional lighting on the large wind energy system, except
to the extent required by the FAA; and
(d)
No increase in noise produced by the large wind energy system.
H.
Tax exemption. The Town exercises its right to opt out of the tax
exemption provisions of § 487 of the Real Property Tax Law
of New York State, as currently in effect and as hereafter amended
from time to time.
I.
Public service agency notification. The owner of a large wind energy
system shall provide written authorization that the applicable public
service has approved his/her/their intent to install an interconnected
customer-owned large wind energy system. Off-grid large wind energy
systems shall be exempt from this requirement.
J.
Buy American. All of the iron, steel, and manufactured goods used
to construct, alter, maintain or repair a large wind energy system
must be produced or manufactured in the United States.
A.
Purpose. The purpose of these regulations is to establish specific
standards for taxidermy. The intent is to preserve the integrity of
the existing residential areas while allowing this use on properties
that can accommodate the use. Taxidermy shall only be allowed in the
AG District and shall require a special use permit.
B.
Standards:
(1)
~ 1.
(2)
All operations must be located within a fully enclosed structure.
(3)
Must have all required permits and licenses in place at all times
and provide copies to the Town Clerk.
(4)
Must provide a detailed plan for storage of animal remains on a routine
basis so as to minimize odors, vermin and other potential environmental
impacts.
(5)
Must provide a written plan for waste disposal that is in accordance
with all county, state, and federal laws.
(6)
Shall only be allowed as an accessory use and may not be a principal
use of the subject property.
A.
Purpose. The purpose of these regulations is to establish specific
standards for commercial animal crematoriums. The intent is to preserve
the integrity of the existing residential areas while allowing this
use on properties that can accommodate the use. Commercial animal
crematoriums shall only be allowed in the AG District and shall require
a special use permit.
B.
Standards:
(1)
Must be located on a parcel containing at least 30 acres of contiguous
land.
(2)
May not be located closer than 500 feet to the nearest residential
property line.
(3)
All incineration equipment must be located within a fully enclosed
structure.
(4)
No animal exceeding 350 pounds may be processed.
(5)
Must have all required permits and licenses in place at all times
and provide copies to the Town Clerk.
(6)
Operations are limited to between the hours of 7:00 a.m. and 11:00
p.m.
(7)
Must provide a detailed plan for storage of animal remains on a routine
basis and in case of system failure so as to minimize odors, vermin
and other potential environmental impacts.
(8)
Waste stream is limited to primarily animal carcasses and in no event
shall include regulated medical waste, hazardous waste or any other
waste stream controlled or regulated by the federal or state government.
(9)
Must provide a plan for ash and residue disposal that is in accordance
with all county, state and federal laws.
(10)
Shall only be allowed as an accessory use and may not be a principal
use of the subject property.
A.
Purpose. It is recognized that buildings and establishments operated
as adult uses have serious objectionable operational characteristics.
In order to promote the health, safety and general welfare of the
residents of the Town of LaFayette, this section is intended to restrict
adult uses to industrially zoned areas of the Town. The Town Board
has found that the operational characteristics of adult uses and the
secondary effects of adult uses increase the detrimental impact on
a community when such uses are spread throughout the community. Therefore,
this section is intended to promote the health, safety and general
welfare of the residents of the Town of LaFayette by regulating the
concentration and location of adult uses. This section has neither
the purpose nor effect of imposing a limitation or restriction on
the content of any communicative materials, including sexually oriented
materials. Similarly, it is not the intent or effect of this section
to restrict or deny access by the distributors and exhibitors of adult
entertainment and/or sexually orientated entertainment to their intended
market. Neither is it the intent nor effect of this section to condone
or legitimize the distribution of obscene material.
B.
ADULT ARCADE
ADULT BOOKSTORE OR VIDEO STORE
ADULT CABARET
(1)
(2)
(3)
ADULT LIVE ENTERTAINMENT
ADULT HOTEL
(1)
(2)
(3)
ADULT MOTION-PICTURE THEATER
ADULT NOVELTY STORE
ADULT USE
(1)
(2)
MASSAGE
MASSAGE ESTABLISHMENT
SCHOOL
Definitions. The following terms shall, for the purpose of this section,
have the meanings shown herein:
An establishment where, for any form of consideration, one
or more still or motion-picture projectors, slides projectors or similar
machines, or other image-producing machines, for viewing for five
or fewer persons each, are regularly used to show films, motion pictures,
videocassettes, slides or other photographic reproductions which are
characterized by the depiction or description of specified sexual
activities or specified anatomical areas.
A business which 1) derives 25% or more of its gross income
from the sale or rental of, or 2) utilizes 25% or more of its retail
selling area for or 3) has stock comprised of 25% or more of any of
the following: Books, magazines, periodicals, films, motion pictures,
videocassettes, DVDs, slides, compact discs and/or computer generation
or their visual representations which are characterized by the depiction
or description of specified sexual activities or specified anatomical
areas.
A nightclub, bar, restaurant, bottle club, juice bar, club
or similar commercial establishment, whether or not alcoholic beverages
are served, which features:
Persons who appear nude or in a state of nudity or semi-nudity;
or
Live performances which are characterized by the exposure of
specified anatomical areas or by specified sexual activities;
Films, motion pictures, videocassettes, slides or other photographic
reproductions which are characterized by the depiction or description
of specified sexual activities or specified anatomical areas.
A business where an adult male or female exposes parts of
their body identified in specified anatomical areas.
A hotel or similar business which:
Offers public accommodations, for any form of consideration,
which provide patrons with closed-circuit television transmissions,
films, motion pictures, videocassettes, slides or other photographic
reproductions characterized by the depiction or description of specified
sexual activities or specified anatomical areas and which advertises
the availability of this sexually oriented type of material by means
of a sign visible from the public right-of-way, or by means of any
off-premises advertising including, but not limited to, newspapers,
magazines, pamphlets or leaflets, radio or television; or
Offers a sleeping room for rent for a period of time less than
10 hours; or
Allows a tenant or occupant to subrent the sleeping room for
a period of time less than 10 hours.
An enclosed or unenclosed building or structure or portion
of a building or structure or drive-in theater used for presenting
materials having, as a dominant theme, material distinguished or characterized
by an emphasis on matter depicting, describing or relating to specified
sexual activities or specified anatomical areas for observation by
patrons therein.
A business which 1) derives 25% or more of its gross income
from the sale, or rental of, or 2) utilizes 25% or more of its retail
selling area for or 3) has stock comprised of 25% or more of any of
the following: instruments, devices or paraphernalia which are designed
for use or marketed primarily for stimulation of human genital organs
or for sadomasochistic use or abuse of themselves or others.
Any business involved in the dissemination of material distinguished
or characterized by an emphasis on matter depicting, describing or
relating to specified sexual activities or specified anatomical areas,
including but not limited to adult arcades, adult bookstores or video
stores, adult cabarets, adult live entertainment, adult hotels, adult
motion-picture theaters, adult novelty stores and massage establishments.
Specified anatomical areas include any of the following:
Specified sexual activities include any of the following:
A method of treating the external parts of the human body
by rubbing, stroking, kneading or vibrating with the hand or any instrument
or any other treatment or manipulation of the human body which occurs
as part of or in connection with specified sexual activities or where
any person providing such treatment, manipulation or service related
thereto exposes his or her specified anatomical areas.
Any business where body rubs, body shampoos, massages (as
defined above) or similar services are administered. This definition
shall not include persons licensed or authorized pursuant to Article
155 of the Education Law, or specifically exempt from Article 155
of the Education Law. See Education Law § 7800 et seq.
A public elementary, secondary or high school, or university
or college; and private schools with curricula equivalent to that
of public elementary, secondary or high schools, or universities or
colleges.
C.
Restrictions on adult uses.
(1)
No adult use shall be allowed or permitted in any zoning district
of the Town, except an Industrial District. All adult uses shall comply
with all applicable provisions of this chapter, including those relating
to structures and uses permitted in an Industrial District.
(2)
No person shall construct, establish, operate or maintain, or be
issued a certificate of occupancy for, any adult use within the Town
unless such use meets the following standards:
(a)
No more than one adult use shall be allowed or permitted on
any one lot.
(b)
No adult use shall be allowed or permitted on a lot that is
within 500 feet of:
[1]
Any Residential District (AG, R-1, RPC, RM) or the Hamlet (H) District;
[2]
Any property that is used, in whole or in part, for residential purposes;
[3]
Any place of worship or other regular place of worship, community
center, library, school, nursery school, day-care center, public park,
playground, recreational area or field;
[4]
Any public buildings; and
[5]
Any hotels.
(c)
Where there is a conflict between the regulations as provided in this section and any other chapter, law, rule or regulation of the Town, including without limitation to this Chapter 290, the most restrictive law, chapter, rule or regulation shall apply.
(d)
All distances set forth herein shall be measured from the building
or structure in which the adult use is located or any sign advertising
same to the lot line of the receptor use.
(3)
No adult use shall be conducted in any manner that permits the observation
of any material depicting, describing or relating to specified sexual
activities or specified anatomical areas from any public way or from
any other lot, including but not limited to any lighting, display,
decoration, poster, photograph, video, sign, show, doorway, window,
screen or other opening.
No roadside stand shall be constructed, reconstructed, erected,
built or used in any use district except upon the submission of plans
and specifications thereof to the Planning Board and upon written
approval thereof by said Planning Board, subject to such conditions,
restrictions and safeguards as may be deemed appropriate by said Planning
Board. If, however, the roadside stand is operated by the owner of
the land on which the stand is located, it shall be considered an
allowed accessory use.
Except for flagpoles, utility poles and towers, place of worship
spires, bell or clock towers, chimney flues, elevator bulkheads, approved
communication antennas, approved wind energy systems or farm structures,
no building or structure in the Town of LaFayette shall exceed a height
of 35 feet except upon the granting of a variance by the Zoning Board
of Appeals.
A.
Purpose and intent. The purpose of this section is to review the
location, construction, installation, operation, use and abandonment
of manure storage facilities for concentrated animal feeding operations
(CAFOs) in order to prevent water pollution and other environmental
impacts and thereby protect the health of the residents of the Town,
and promote the prosperity and general welfare of the residents of
the Town. The Town Board understands that, from time-to-time, local
farmers require the ability to store large quantities of manure in
order to fertilize crops and carry out other farming operations in
an efficient and economical manner. Nonetheless, the Town Board finds
that manure storage facilities can be a potential threat to the health,
safety and welfare of Town residents and the surrounding environment.
The Town Board further finds that, despite the existence of state
and federal regulations, which set detailed performance standards
for the construction and maintenance of such facilities, some measure
of local oversight is required in order to ensure the transparency
of the process surrounding the permitting, construction and expansion
of these facilities.
B.
Authority. This section is enacted pursuant to the New York State
Constitution and New York Municipal Home Rule Law § 10.
C.
Repeal of Local Law No. 2-2017. Local Law No. 2-2017, "A Local Law
to Amend the 1970 Zoning Ordinance of the Town of LaFayette to Create
Site Plan Review Regulations for Liquid Manure Storage Facilities",
is hereby repealed.
D.
Site plan review for manure storage facilities.
(1)
Regulated activities.
(a)
Any person who designs, constructs, installs, reconstructs or
enlarges a manure storage facility for a CAFO, or employs another
person to do the same, on land in the Town shall be subject to the
provisions of this section.
(b)
No manure storage facility or addition to an existing manure
storage facility for a CAFO shall be constructed, installed, reconstructed
or enlarged prior to receiving site plan approval from the Town Planning
Board.
(2)
Site plan application. The applicant for site plan review shall submit
the following:
(a)
Sketch of the parcel on a location map (e.g., Tax Map) showing
boundaries and dimensions of the parcel of land involved and identifying
contiguous properties and any known easements or rights-of-way and
roadways.
(b)
Show the existing features of the site, including land and water
areas, water or sewer systems and the approximate location of all
existing structures on or immediately adjacent to the site.
(c)
Show the proposed location and arrangement of buildings and
uses on the site, including means of ingress and egress.
(d)
Show the proposed location and arrangement of livestock containment
areas or manure storage/manure composite sites.
(e)
Sketch of any proposed building manure storage facilities structure
or sign, including exterior dimensions and elevations of front, side
and rear views; include copies of any available blueprints, plans
or drawings.
(f)
Provide a description of the farm operation (existing and/or
proposed) and a narrative of the intended use and/or location of proposed
buildings, structures or signs, including any anticipated changes
in the existing topography and natural features of the parcel to accommodate
the changes.
(g)
Include the name and address of the applicant and any professional
advisors. If the applicant is not the owner of the property, provide
authorization of the owner.
(h)
If any new structures are going to be located adjacent to a
stream or wetland, provide a copy of the floodplain map and wetland
map that corresponds with the boundaries of the property.
(i)
The applicant shall submit a copy of all plans, drawings or
other documentation as may be required by the DEC or EPA for the manure
storage facility.
(j)
The number, kinds and weights of animals for which storage is
provided and the duration for which storage is to be provided. Storage
volume computations and the storage facility volume shall be provided.
(k)
The structural details, load assumptions, design computations,
dimensions, cross sections, concrete thickness, reinforcing steel
to be used and facility elevations; the construction and material
specifications, including, but not limited to, applicable specifications
for earthen fill quantities and soil types, excavation quantities
and soil types, timber and pipes for the proposed manure storage facility.
(l)
The location of any existing well within 300 feet of the facility.
(m)
The soil test pit locations and soil descriptions to a depth
of at least five feet below the planned bottom of the facility. Surface
elevation of soil test pits shall be provided. In addition, results
of any laboratory tests performed on the soils shall be provided.
(n)
The elevation of high groundwater level or bedrock if encountered
in the soil profile and the date of any such determinations.
(o)
Provisions for adequate drainage and control of runoff to prevent
pollution of surface water and groundwater. The applicant shall show
the location and distance of any surface flow path, wellhead, spring
or sinkhole within 300 feet of the facility.
(p)
A time schedule for construction of the facility.
(q)
A description of the method and materials proposed in transferring
manure into and from the facility.
(r)
All CAFOs shall provide an operation and maintenance plan, operating
safety provisions and details of the manure transfer system, including,
but not limited to, material quality.
(s)
All CAFOs shall provide the type of fencing and signage to be
used around the facility.
(t)
Application form and fee (if required).
(3)
Site review procedures.
(a)
The applicant must submit a complete application and fee.
(b)
The Town Code Enforcement Officer shall make a determination
whether the application is complete within seven days of submission.
If the application is complete, the applicant may be placed on the
Town Planning Board agenda for formal review.
(c)
The Planning Board shall complete the review of the plan and
application within 45 days of the submission of a complete application.
(4)
Inspections and enforcement. The Code Enforcement Officer of the
Town of LaFayette may conduct on-site inspections until such time
that the site plan review and construction process is completed.
(5)
Abandonment. The applicant shall submit to the Town a copy of the
documents that the CAFO supplies to the New York State Department
of Environmental Conservation for abandonment of a manure storage
facility.
(6)
Penalties.
(a)
The owner of any such facility who commits or permits any acts
in violation of any of the provisions of this section or fails to
comply with the provisions thereof shall be deemed to have committed
an offense against such section and also be liable for any such violation
or the penalty therefor. Each day such violation shall continue or
be permitted to exist shall constitute a separate violation.
(b)
For every violation of any provision of this section, the person
violating the same shall be subject to a fine of not more than $500
and/or 15 days in jail for each such offense. Such penalties shall
be collectable by and in the name of the Town for each day that such
violations shall continue.
A.
Purpose and intent. The purpose of this section is to permit and
regulate the construction of solar energy systems in the Town of LaFayette
in a manner that preserves the health, safety and welfare of the Town
while also facilitating the production of renewable energy. The Town
recognizes that solar energy is a clean, readily available and renewable
energy source. Development of solar energy systems offers an energy
source that can prevent fossil fuel emissions, reduce the Town's energy
demands and attract and promote green business development within
the Town. The Town has determined that comprehensive regulations regarding
the development of solar energy systems are necessary to protect the
interests of the Town, its residents and businesses. This section
is intended to promote the effective and efficient use of solar energy
systems; establish provisions for the placement, design, construction,
operation and removal of such systems in order to uphold the public
health, safety and welfare; and to ensure that such systems will not
have a significant adverse impact on the aesthetic qualities and character
of the Town.
B.
Authority. This section is enacted pursuant to the New York State
Constitution and New York Municipal Home Rule Law § 10.
C.
Applicability. This section shall apply to all solar energy systems
in the Town of LaFayette which are installed or modified after the
effective date of the local law which initially established these
regulations. All solar energy systems which are installed or modified
after that date shall be in compliance with all of the provisions
hereof.
D.
Building-integrated solar energy systems.
(1)
Districts where allowed. Building-integrated solar energy systems
shall be permitted in all zoning districts within the Town, subject
to the submission of, application for and review and issuance of an
applicable building permit.
E.
Rooftop-mounted solar energy systems.
(1)
Districts where allowed. Rooftop-mounted solar energy systems shall
be permitted in all zoning districts within the Town, subject to the
following requirements:
(a)
A building permit shall be required for installation of all
rooftop-mounted solar energy systems.
[1]
An applicant shall submit the following application materials to
the Code Enforcement Officer:
[a]
A site plan showing location of major components
of the solar energy system and other equipment on the roof or legal
accessory structure. This plan should represent relative locations
of components at the site, including, but not limited to, location
of arrays, existing electrical service locations, utility meters,
inverter locations, system orientation and tilt angles. This plan
should show access and pathways that are compliant with the New York
State Uniform Fire Prevention and Building Code and the National Fire
Protection Association codes, if applicable.
[b]
One-line or three-line electrical diagram. The
electrical diagram required by NYSERDA for an incentive application
and/or utilities for an interconnection agreement may also be provided
here.
[c]
Specification sheets for all manufactured components.
If these sheets are available electronically, a web address will be
accepted in place of an attachment, at the discretion of the Town.
[2]
All diagrams and plans must be prepared by a professional engineer
or registered architect and contain the applicable professional's
stamp, mark and/or signature as required by New York State law and
include the following:
(b)
Rooftop-mounted solar energy systems shall not exceed the maximum
allowed height of the principal use in the zoning district in which
the system is located.
(c)
Rooftop-mounted solar energy systems shall be mounted parallel
to the roof plane on which they are mounted. However, in the case
of commercial buildings which have a flat roof, a tilted mount may
be allowed, provided the panels are not visibly objectionable from
the property line.
(d)
In order to ensure firefighter and other emergency responder
safety, except in the case of accessory buildings under 1,000 square
feet in area, there shall be a minimum perimeter area around the edge
of the roof and structurally supported pathways to provide space on
the roof for walking around all rooftop-mounted solar energy systems.
[2]
Exceptions to these requirements may be requested where access,
pathway or ventilation requirements are reduced due to:
[a]
Unique site-specific limitations;
[b]
Alternative access opportunities (such as from
adjoining roofs);
[c]
Ground-level access to the roof area in question;
[d]
Other adequate ventilation opportunities when approved
by the Code Office;
[e]
Adequate ventilation opportunities afforded by
panel setback from other rooftop equipment (for example: shading or
structural constraints may leave significant areas open for ventilation
near HVAC equipment);
[f]
Automatic ventilation devices; or
[g]
New technology, methods or other innovations that
ensure adequate emergency responder access, pathways and ventilation
opportunities.
(2)
In addition to the requirements set forth in this subsection, rooftop-mounted solar energy systems shall be subject to the general requirements set forth in Subsection G of this section.
(3)
Permit review and inspection time line. Permit determinations will
be issued within 14 days upon receipt of complete and accurate applications.
F.
Ground-mounted solar energy systems.
(1)
Districts where allowed. Ground-mounted solar energy systems are
permitted as accessory uses in the Agricultural (AG) District, Residential
Planned Cluster (RPC) District, Residential Multifamily (RM) District,
Business (B) District, Industrial (I) District, Commercial Planned
Development (CPD) District and the Hamlet (H) District of the Town,
subject to the granting of a special use permit approval by the Zoning
Board of Appeals and further subject to the following requirements:
(a)
A building permit and special use permit approval shall be required
for installation of all ground-mounted solar energy systems.
(b)
Ground-mounted solar energy systems shall be permitted in front
yards, provided said systems are properly screened from neighboring
properties and streets.
(c)
Ground-mounted solar energy systems shall not be placed or installed
on a septic field.
(d)
Ground-mounted solar energy systems shall comply with the most
restrictive area, yard and bulk regulations in each applicable zoning
district in which the ground-mounted solar energy system is constructed.
However, ground-mounted solar energy systems shall only be permitted
in the Residential Planned Cluster (RPC) District and the Hamlet (H)
District on lots which are 20,000 square feet or larger and only in
rear yards.
(e)
Setbacks. Further setbacks, area and yard requirements and bulk restrictions may be required by the Zoning Board of Appeals in addition to those set forth in Subsection F(1)(d) above in order to protect the public's safety, health and welfare.
(f)
The height of the solar collector/panel and any mounts shall
not exceed 15 feet in height when oriented at maximum tilt measured
from the ground and including any base.
(g)
As part of the special use permit review process, a ground-mounted
solar energy system shall be screened when possible and practicable
from adjoining lots and street rights-of-way through the use of architectural
features, earth berms, landscaping, fencing or other screening which
will harmonize with the character of the property and the surrounding
area. The proposed screening shall not interfere with the normal operation
of the solar collectors/panels.
(h)
The ground-mounted solar energy system shall be located in a
manner to reasonably minimize view blockage for surrounding properties.
(i)
Neither the ground-mounted solar energy system, nor any component
thereof, shall be sited within any required buffer area.
(j)
The total surface area of all ground-mounted solar energy system
components shall not exceed the area of the ground covered by the
building structure of the largest building on the lot measured from
the exterior walls, excluding patios, decks, balconies, screened and
open porches and attached garages.
(k)
The area beneath the ground-mounted solar energy system shall
not be included as impervious surface coverage in calculating whether
the lot meets any maximum permitted lot coverage requirements for
the applicable zoning district. Such uses shall also not be counted
toward the limitation on the number of accessory buildings or uses
permitted on a parcel.
(l)
The criteria for special use permit approval as set forth in § 290-38D shall also be demonstrated for each application.
(m)
Fees. Fees for applications and permits under this section shall be established by resolution of the Town Board of the Town of LaFayette. In accordance with the requirements of Chapter 160, Fees, Article I, it shall be the applicant's responsibility to reimburse the Town for any and all reasonable and necessary legal, engineering and other professional fees incurred by the Town in reviewing and administering an application for a special use permit under this section.
(2)
Districts where prohibited. Ground-mounted solar energy systems shall
not be permitted in the Floodplain (F) District.
G.
General requirements applicable to building-integrated, rooftop-mounted
and ground-mounted solar energy systems.
(1)
All solar energy system installations must be performed by a qualified
solar installer.
(2)
Solar energy systems, unless part of a solar farm, shall be permitted
only to provide power for use by owners, lessees, tenants, residents
or other occupants of the premises on which they are erected, but
nothing contained in this provision shall be construed to prohibit
the sale of excess power through a net-metering arrangement in accordance
with New York Public Service Law § 66-j or similar state
or federal statute. However, solar energy system applications in a
residential setting and serving a residential use on a single parcel
or lot shall be limited to 15 kW or less. Solar energy system applications
in nonresidential settings, including active farm operations, may
be permitted up to 25 kW or less.
(3)
Prior to operation, electrical connections must be inspected by a
Town Code Enforcement Officer and/or by an appropriate electrical
inspection person or agency, as determined by the Town.
(4)
Any connection to the public utility grid must be inspected by the
appropriate public utility, and proof of inspection shall be provided
to the Town.
(5)
Solar energy systems shall be maintained in good working order.
(6)
Solar energy systems shall be permitted only if they are determined
by the Town to be consistent in size and use with the character of
the surrounding neighborhood.
(8)
All solar energy systems described in this section shall meet and
comply with all relevant and applicable provisions of the New York
State Uniform Fire Prevention and Building Code standards, the National
Electrical Code and National Fire Protection Association codes. To
the extent the provisions of the New York State Uniform Fire Prevention,
National Electrical Code and Building Code and the National Fire Protection
Association codes are more restrictive than the provisions set forth
in this section, the provisions of the New York State Uniform Fire
Prevention and Building Code, National Electrical Code and the National
Fire Protection Association codes shall control.
(9)
If solar storage batteries are included as part of the solar energy
system, they must be placed in a secure container or enclosure meeting
the requirements of the New York State Uniform Fire Prevention and
Building Code and/or the National Fire Protection Association codes
when in use, and when no longer used shall be disposed of in accordance
with the laws and regulations of the Town and other applicable laws
and regulations.
(10)
All utility services and electrical wiring/lines shall be placed
underground and otherwise be placed within the walls or unobtrusive
conduit. Conduits or feeds which are laid on the roof shall be camouflaged
to blend in with the roof and reduce aesthetically objectionable impacts.
(11)
If a solar energy system or any part thereof ceases to perform
its originally intended function or is in a state of malfunction for
more than 12 consecutive months, the property owner shall completely
remove or replace such system or part, mount and all other associated
equipment and components by no later than 90 days after the end of
the twelve-month period or within 10 days of written notice from the
Town. Failure to do so will result in the Town removing the solar
energy system and assessing the cost of removal on the property, which
shall constitute a lien on said property and be collected in the same
manner as property taxes. The Code Enforcement Officer and/or Town
Engineer shall have the right at any reasonable time to enter, in
the company of the owner or his agent, to ensure that the solar energy
system remains operational.
[Amended 12-8-2020 by L.L. No. 2-2020]
(12)
To the extent practicable, solar energy systems shall have neutral
paint colors, materials and textures to achieve visual harmony with
the surrounding area. Solar energy systems shall be composed of panels
which are the same or similar in composition and color.
(13)
The design, construction, operation and maintenance of the solar
energy system shall prevent the direction, misdirection and/or reflection
of solar rays onto neighboring properties, public roads, public parks
and public buildings.
(14)
Marking of equipment.
(a)
Solar energy systems and components shall be marked in order
to provide emergency responders with appropriate warning and guidance
with respect to isolating the solar electric system. Materials used
for marking shall be weather-resistant. For residential applications,
the marking may be placed within the main service disconnect. If the
main service disconnect is operable with the service panel closed,
then the marking should be placed on the outside cover.
(b)
In the event any of the standards in this subsection for markings
are more stringent than applicable provisions of the New York State
Uniform Fire Prevention and Building Code or National Fire Protection
Association codes, they shall be deemed to be guidelines only and
the standards of the New York State Uniform Fire Prevention and Building
Code or National Fire Protection Association codes shall apply.
(15)
Prior to the time of the issuance of a building permit, the
applicant/owner shall demonstrate to the Code Enforcement Officer
a reliable and safe method for de-energizing the solar energy system
in the event of an emergency. The method and location to de-energize
the solar energy system, once approved by the Code Enforcement Officer,
shall be provided by the applicant to all applicable emergency services
and first responders.
H.
Solar farms.
[Amended 12-8-2020 by L.L. No. 2-2020; 3-8-2022 by L.L. No. 1-2022]
(1)
Districts where allowed. Subject to the issuance of site plan approval
and a special use permit approval and other requirements as set forth
herein, solar farms shall not be a permitted use in any zoning district
other than the Agricultural (AG) District and the Industrial (I) District
within the Town.
(2)
Districts where prohibited. Solar farms shall be prohibited in the
Single-Family District (R-1), Residential Planned Cluster (RPC) District,
Residential Multifamily (RM) District, Business (B) District, Commercial
Planned Development (CPD) District, Hamlet (H) District and Floodplain
(F) District.
(3)
Lot area and yard regulations. The following lot area and yard regulations
shall apply to solar farms located in the Agricultural (AG) District
and Industrial (I) District within the Town:
(4)
Permits required. No person, firm or corporation, or other entity
being the owner, occupant or lessee of any land or premises within
the Town of LaFayette shall use or permit the use of land or premises
for the construction or installation of a solar farm without obtaining
a building permit, a special use permit approval issued by the Zoning
Board of Appeals and a site plan approval issued by the Planning Board
as hereinafter provided.
(5)
Special use permit approval.
(a)
In addition to the criteria established pursuant to § 290-38D of this chapter, the following criteria are hereby established for purposes of the granting of special use permit approval for a solar farm:
[1]
Scenic viewsheds. A solar farm shall not be installed in any
location that would substantially detract from or block the view(s)
of all or a portion of a recognized scenic viewshed, as viewed from
any public road, right-of-way or publicly owned land within the Town
of LaFayette or that extends beyond the border of the Town of LaFayette.
Such viewsheds are specially identified as significant views as shown
on the Open Space Map and Potential Conservation Areas, found in the
Town's 2021 Comprehensive Plan appendix.
[2]
Areas of potential environmental sensitivity. A solar farm shall
not be installed in any location that have areas of potential environmental
sensitivity including unique natural areas, floodplains, historic
sites, state-owned lands, conservation easements, trails, parklands,
prime soils, and wetlands as identified by Open Space Map and Potential
Conservation Lands, found in the Town's 2021 Comprehensive Plan appendix.
[a]
The development and operation of the solar farm
shall not have a significant impact on water quality, fish, wildlife,
animal or plant species or their critical habitats, or other significant
habitats identified by the Town, federal or state regulatory agencies.
[3]
Prime farmland. Solar farms shall not be installed in any location
that contains soils identified as prime farmland or farmland of statewide
importance identified in Map 6: Agricultural Soils in the Town's 2021
Comprehensive Plan.
[4]
Emergency shutdown/safety. The applicant shall demonstrate the
existence of adequate emergency/safety measures. The applicant shall
post an emergency telephone number so that the appropriate entities
may be contacted should any solar panel or other component of the
solar farm need immediate repair or attention. This emergency telephone
number should be clearly visible and in a location which is convenient
and readily noticeable to someone likely to detect a problem. Further,
the applicant shall arrange for the filing of site plans and any emergency
shutdown procedures with the Town Code Enforcement Officer and local
first responders with training provided by the applicant.
[5]
Security. All solar farms shall be secured to the extent practicable to restrict unauthorized access. See Subsection H(6)(a)[19] of this section.
[6]
Access road. To the greatest extent possible, existing roadways
shall be used for access to the site and its improvements. In the
case of constructing any roadways necessary to access the solar farm,
they shall be constructed in a way that allows for the passage of
any emergency vehicles in the event of an emergency. Each application
shall be accompanied by correspondence from the responding fire department
and emergency care provider as to the acceptability of the proposed
ingress to and egress from the solar farm site.
[7]
The development and operation of the solar farm shall not have
a significant impact on fish, wildlife, animal or plant species or
their critical habitats, or other significant habitats identified
by the Town or federal or state regulatory agencies.
(b)
Waiver. The Zoning Board of Appeals may, upon exercise of its
reasonable discretion, waive one or more of the submission requirements
imposed herein. Relief from all other requirements must be made by
way of an area or use variance from the Zoning Board of Appeals.
(6)
Site plan approval.
(a)
The following submission requirements must be observed regarding a site plan approval application for a solar farm. The Planning Board may also require any of the requirements of § 290-37 of this chapter as part of the submission.
[1]
A completed application form as supplied by the Town for site
plan approval for a solar farm.
[2]
Proof of ownership of the premises involved or proof that the
applicant has written permission of the owner to make such application,
along with contact information of involved parties. Any transfer of
ownership or operating/maintenance responsibility of a solar farm
either during the pendency of an application or any time after approval
of an application shall require the prior written approval of the
Town Attorney.
[3]
Plans and drawings of the proposed solar farm installation signed,
marked and/or stamped by a professional engineer registered in New
York State showing the proposed layout of the entire solar farm along
with a description of all components, whether on-site or off-site,
existing vegetation and proposed clearing and grading of all sites
involved. Clearing and/or grading activities are subject to review
by the Planning Board and shall not commence until the issuance of
site plan approval. The plans and development plan shall be drawn
in sufficient detail and shall further describe:
[a]
Property lines and physical dimensions of the proposed
site, including contours at five-foot intervals.
[b]
Location, approximate dimensions and types of all
existing structures and uses on the site.
[c]
Location and elevation of the proposed solar farm
and all components thereof.
[d]
Location of all existing aboveground utility lines
within 1,200 linear feet of the site.
[e]
Where applicable, the location of all transmission
facilities proposed for installation. All transmission lines and wiring
associated with a solar farm shall be buried underground and include
necessary encasements in accordance with the National Electrical Code,
National Fire Protection Association codes and Town requirements.
The Planning Board may recommend waiving this requirement if sufficient
engineering data is submitted by the applicant demonstrating that
underground transmission lines are not feasible or practical. The
applicant is required to show the locations of all proposed overhead
electric utility/transmission lines (if permitted) and underground
electric utility/transmission lines, including substations and junction
boxes and other electrical components for the project on the site
plan. All transmission lines and electrical wiring shall be in compliance
with the public utility company's requirements for interconnection.
Any connection to the public utility grid must be inspected by the
appropriate public utility.
[f]
Location of all service structures proposed as
part of the installation.
[g]
Documentation of utility company notification and
approval, including the electric service order number. No solar farm
shall be constructed until evidence has been provided to the Planning
Board that the utility company operating the electrical grid where
the installation is to be located has been informed of the construction
of the solar farm and has agreed to an interconnection.
[h]
Landscape plan showing all existing natural land
features, trees, forest cover and all proposed changes to these features,
including size and type of plant material. The plan shall show any
trees and/or vegetation which is proposed to be removed for purposes
of providing greater solar access. Topsoil stripping and removal from
the site is prohibited.
[i]
A berm, landscape screen or any other combination
acceptable to the Town capable of screening the site shall be provided
along any property line.
[j]
Soil type(s) at the proposed site.
[4]
Photographic simulations shall be included showing the proposed
solar farm along with elevation views and dimensions and manufacturer's
specifications and photos of the proposed solar energy systems, solar
collectors, solar panels and all other components comprising the solar
farm from vantage points selected by the Planning Board.
[5]
If applicable, certification from a professional engineer or
architect registered in New York State indicating that the building
or structure to which a solar panel or solar energy system is affixed
is capable of handling the loading requirements of the solar panel
or solar energy system and various components.
[6]
One- or three-line electrical diagram detailing the solar energy
system installation, associated components and electrical interconnection
methods, with all disconnects and over-current devices.
[7]
Documentation of access to the project site(s), including location
of all access roads, gates, parking area, etc.
[8]
A plan for clearing and/or grading of the site and a stormwater
pollution prevention plan (SWPPP) for the site certified by professional
engineers demonstrating that storm water runoff will infiltrate into
the ground beneath at a rate equal to or less than that of the prior
infiltration rate.
[9]
(Reserved)
[10]
Sunchart. Where deemed appropriate, the Planning
Board may require that the applicant submit a sunchart for the proposed
site indicating the sun angle for the southern boundary of the site
for a minimum four-hour continuous period during the time of the highest
sun angle on December 21, along with the potential for existing buildings,
structures and/or vegetation on the site or on adjacent sites to obstruct
the solar skyspace of the proposed solar farm. The sunchart shall
also indicate the potential for obstructions to the solar skyspace
of the proposed solar farm under a scenario where an adjacent site
is developed as otherwise permitted by applicable provisions of this
chapter with a building/structure built to maximum bulk and height
at the minimum setback. Where no standards for setback are established,
this scenario shall assume a maximum setback of five feet from the
property line. The sunchart shall be kept on file at the Town Code
Enforcement Office and determine the minimum setback required for
any solar collectors from the south property line as well as the solar
skyspace that should be considered when development of neighboring
properties occurs. This section in no way places responsibility on
the Town for guaranteeing the solar skyspace of a solar energy system
in the event setbacks are waived at the applicant's request.
[11]
Lightning protection plan. To be installed via
internal lightning arrestors, surge protectors, or adequate ground.
[12]
The manufacturer's or installer's identification
and appropriate warning signage shall be posted at the site and be
clearly visible.
[13]
Solar energy systems shall be marked in order
to provide emergency responders with appropriate warning and guidance
with respect to isolating the electric systems. Materials used for
marking shall be weather-resistant. The marking shall be placed adjacent
to the main service disconnect location clearly visible from the location
where the lever is operated.
[14]
The average height of the solar panel array shall
not exceed 20 feet measured from the ground and including any base
or supporting materials.
[15]
Color. Neutral paint colors, materials and textures
may be required for solar farm components, buildings and structures
to achieve visual harmony with the surrounding area as approved by
the Planning Board.
[16]
Glare. The design, construction, operation and
maintenance of the solar energy system shall prevent the direction,
misdirection and/or reflection of solar rays onto neighboring properties,
public roads, public parks and public buildings. All photovoltaic
modules used in the solar farm shall be coated with antireflection
materials to prevent solar panel glare.
[17]
Artificial lighting of solar farms shall be limited
to lighting required for safety and operational purposes and shall
be shielded from all neighboring properties and public roads.
[18]
Solar farms shall be enclosed by perimeter fencing
to restrict unauthorized access as approved by the Planning Board.
The style and type of fence shall be approved by the Planning Board
as part of the site plan approval process.
[19]
The Planning Board may place reasonable hours
restrictions during the construction phase of the solar farm. However,
construction shall begin no earlier than 7:30 a.m. and shall cease
no later than 8:30 p.m., Monday through Saturday.
[20]
Only signage used to identify the location of
the solar farm shall be allowed, and such signage shall otherwise
comply with the Town's sign regulations and requirements.
[21]
To the extent practicable, equipment that produces
noise above ambient levels during normal operation shall be placed
in the center of the solar array or at a minimum of 1,000 feet from
the nearest property line.
[22]
All applications shall be accompanied by a full
environmental assessment form for purposes of environmental review
under the New York State Environmental Quality Review Act (SEQRA).
A visual impact assessment (VIA), performed by a qualified consultant
following generally accepted guidelines (e.g., Guide to Evaluating
Visual Impact Assessments for Renewable Energy Projects, US Department
of Interior, 2014), shall be reported and submitted to the Planning
Board, including but not limited to:
[a]
The qualifications of the consultant including
list of VIAs completed for other solar farms. The VIA report will
describe guidelines and methods used.
[b]
Photo simulations (i.e., computer generated photomontages)
of the proposed solar farm components and surrounding landscape (including
how setback areas will be maintained) from key observation points
(KOPs). KOPs are points on a travel route within a three-mile radius
and other likely observations points on private property within a
one-mile radius from the center of the project. KOPs will be selected
in consultation with and approval of the Planning Board.
[c]
The visual impact from each KOP will be assessed
and rated for contrast, sensitivity, and scenic quality of view, by
an independent panel of three. An overall impact rating for each KOP
will be presented and discussed. Visual impact mitigation techniques,
planned and available, will be described, including photo simulations
with and without mitigation.
[d]
The Planning Board will review and comment on the
VIA, and may accept the report as is or ask for additional analysis,
visual mitigation, and/or a revised VIA. As an agricultural town that
values its natural resources, the following visual mitigation techniques
are encouraged: (1) agrophotovoltaics (i.e., sharing land use with
agriculture such as crops, beehives, sheep pasturing, greenhouses),
(2) plantings that encourage wildlife habitats (e.g., pollinators,
wild flowers).
(b)
Site plan approval criteria. In addition to the above and subject to the criteria of § 290-37 of this chapter, no site plan approval shall be given unless the Planning Board determines that the proposed solar farm complies with the following additional requirements:
[1]
The use is oriented in its location upon the site as to layout,
coverage, screening, means of access and aesthetics so that:
[a]
The flow control and safety of traffic and human
beings shall not be adversely affected to an unreasonable degree;
[b]
There is sufficient accessibility for any fire
and other emergency vehicles and responders to the site; the applicant
shall provide down-shielded lighting at the entrance points to the
site and which shall be on file with the Town Codes Office and applicable
fire department and first responders;
[c]
There is reasonable compatibility in all respects
with any structure or use in the surrounding area, actual or permitted,
which may be directly substantially affected;
[d]
There shall not be any unreasonable detriment to
any structure or use, actual or permitted, in the surrounding area;
[e]
There is a reasonable provision for open space
and yard areas as appropriate to the surrounding area.
[f]
Saturation. In deciding whether to issue a special
use permit, the Planning Board shall consider the proximity of similar
large solar energy systems (i.e., greater than one MW) to the one
being proposed. In no event shall a solar farm be placed within one
mile (as measured as the distance between the property lines nearest
each solar farm) of an existing solar farm, without specific findings
by the Planning Board that such placement does not adversely affect
the community character of the surrounding properties.
(7)
Public hearing. No action shall be taken by the Zoning Board of Appeals
to issue special use permit approval, or by the Planning Board to
issue site plan approval, nor the Zoning Board of Appeals to grant
a use or area variance in relation to an application for a solar farm
until after public notice and a public hearing by each board for each
such approval. Proper notice of a hearing before a board shall be
given, as the responsibility of the applicant, by legal notice published
in the Post-Standard newspaper and on the Facebook page of the Town
of LaFayette at least 10 days before the date set for such public
hearing(s). The applicant shall be responsible for notifying, by certified
mail, all property owners of record within three miles of the outside
perimeter of the boundary line of the property involved in the application
of the time, date and place of such public hearing at least 10 days
prior to such hearing. Notice shall be deemed to have been given if
mailed to the property owner at the tax billing address listed on
the property tax records of the Town Assessor or at the property address.
At least seven days prior to such hearing, the applicant shall file
with the Board his/her affidavit verifying the mailing of such notices.
Failure of the property owners to receive such notice shall not be
deemed a jurisdictional defect.
(8)
Compliance with New York State Uniform Fire Prevention and Building
Code and National Fire Protection Association codes.
(a)
Building permit applications shall be accompanied by standard
drawings of structural components of the solar farm and all its components
(including but not limited to solar panel, solar collector, solar
energy system, etc.). Drawings and any necessary calculations shall
be certified, in writing, by a New York State registered professional
engineer, that the system complies with the New York State Uniform
Fire Prevention and Building Code and any applicable National Fire
Protection Association codes. This certification would normally be
supplied by the manufacturer.
(b)
Where the structure, components or installation vary from the
standard design or specification, the proposed modification shall
be certified by a New York State registered professional engineer
for compliance with the structural design provisions of the New York
State Uniform Fire Prevention and Building Code and any applicable
National Fire Protection Association codes.
(9)
Compliance with state, local and national electric codes.
(a)
Building permit applications shall be accompanied by a line
drawing identifying the electrical components of the solar farm to
be installed in sufficient detail to allow for a determination that
the manner of installation conforms with the National Electrical Code.
The application shall include a statement from a New York State registered
professional engineer indicating that the electrical system conforms
with good engineering practices and complies with the National Electrical
Code, as well as applicable state and local electrical codes. This
certification would normally be supplied by the manufacturer. All
equipment and materials shall be used or installed in accordance with
such drawings and diagrams.
(b)
Where the electrical components of an installation vary from
the standard design or specifications, the proposed modifications
shall be reviewed and certified by a New York State registered professional
engineer for compliance with the requirements of the National Electrical
Code and good engineering practices.
(10)
USA made content. The applicant shall ensure that materials
used in the solar farm be manufactured in the United States substantially
all from articles, materials, or supplies mined, produced, or manufactured
in the United States.
(11)
Following construction/installation of the solar farm, all disturbed
areas where soil has been exposed shall be reseeded with grass and/or
planted with low-level vegetation capable of preventing soil erosion
and airborne dust.
(12)
Post-construction/post-installation certification. Following
the construction/installation of the solar farm, the applicant shall
provide a post-construction/post-installation certification from a
professional engineer registered in New York State that the project
complies with any and all applicable codes and industry practices
and has been constructed and is operating according to the drawings
and development plan(s) submitted to the Town and this section.
(13)
Insurance. The applicant, owner, lessee or assignee shall maintain
a current insurance policy which will cover installation and operation
of the solar farm at all times. Said policy shall provide a minimum
of $5,000,000 property and personal liability coverage.
(14)
Inspections. The Code Enforcement Officer and/or Town Engineer
shall have the right at any reasonable time to enter, in the company
of the owner or his agent, the premises on which a solar farm is being
or is constructed, to inspect all parts of said solar farm installation
and require that repairs or alterations be made if, in his judgment,
there exists a deficiency in the operation or the structural stability
of the solar farm or any component thereof. If necessary, the Code
Enforcement Officer or Town Engineer may order the system corrected,
secured or to otherwise cease operation. It shall not be required
that the owner or agent be present in the event of an emergency situation
involving danger to life, limb or property.
(15)
Power to impose conditions. In granting any site plan approval,
special use permit approval or variance for a solar farm, the Zoning
Board of Appeals or Planning Board, as the case may be, may impose
reasonable conditions to the extent that such Board finds that such
conditions are necessary to minimize any adverse effect or impacts
of the proposed use on neighboring properties and to protect the general
health, safety and welfare of the Town.
(16)
Decommissioning and removal of solar farm facilities.
(a)
The applicant shall agree, in writing to the Town Planning Board,
to remove the entirety of the solar farm and all accessory structures
and components thereof if the solar farm ceases to be used for its
intended purpose for 12 consecutive months. Removal of such obsolete
and/or unused solar farm components shall take place within 90 days
thereafter. Such agreement shall also include a commitment by the
applicant to impose a similar obligation to remove any unused and/or
obsolete solar panels upon any person subsequently securing rights
to relocate the solar panels. The applicant agreement shall also include
its obligation to prepare, no less than 60 days prior to decommissioning
commencement, a written decommissioning plan, to be approved by the
Town Planning Board. The plan will include among other items, the
applicant methods to control soil erosion and stormwater run off during
and after decommissioning.
(b)
Bond/security. The applicant shall be required to execute and
file with the Town Clerk a bond, or other form of security for an
initial term of up to and including the entire useful life of the
solar farm as determined by and acceptable to the Town Attorney and
Engineer, in an amount sufficient for the faithful performance of
the terms and conditions of the permit issued under this section,
and to provide the decommissioning, removal and restoration of the
site subsequent to the removal of the solar farm. The amount of the
bond or security shall be no less than 150% of the cost of the removal
of the solar panels and restoration of the site, and shall be reviewed
and adjusted at five-year intervals. The applicant shall submit, initially
and every five years, documented justification, acceptable to the
Town Attorney and Engineer, for the bond amount. In the event of a
default upon performance of such condition or any of them, the bond
or security shall be forfeited to the Town, which shall be entitled
to maintain an action thereon. The bond or security shall remain in
full force and effect until the complete removal of the solar panels
and site restoration is finished acceptable to the Town Attorney and
Engineer. The Town Attorney may also require a corporate guarantee
to assure compliance with this section.
(c)
If the applicant fails to decommission and/or remove the solar
farm as provided herein, the failure to do so will result in the Town
removing the solar farm and assessing the cost of removal on the property
in excess of the forfeited bond, if any, which shall constitute a
lien on said property and be collected in the same manner as property
taxes.
(17)
Fees. Fees for applications and permits under this section shall be established by resolution of the Town Board of the Town of LaFayette. In accordance with the requirements of Chapter 160, Fees, Article I, of the Town Code, it shall be the applicant's responsibility to reimburse the Town for any and all reasonable and necessary legal, engineering and other professional fees incurred by the Town in reviewing and administering an application for a solar farm under this section.
(18)
Waiver. The Planning Board or the Zoning Board of Appeals may,
under appropriate circumstances, waive one or more of the submission
requirements contained herein.
