Reviewing agency. Pursuant to Town Law § 274-b, Subdivision
2, the Town Board, Zoning Board of Appeals, and the Planning Board
are hereby empowered to review and approve, approve with modifications
and/or conditions, or disapprove special use permit applications as
provided in this chapter.
General. All uses allowed subject to special use permit approval
are hereby declared to possess characteristics of such unique and
special forms that each specific use shall be considered as an individual
case. Special permit uses are specifically declared to be allowed
within the district in which they are located, provided the approving
agency makes a written finding that the individual case meets the
special use permit performance standards of this chapter.
Approval required. Where special use permit approval is required
by this chapter, no building permit or certificate of occupancy shall
be issued by the Building Inspector until such special use permit
has been approved by the approving agency as provided herein. In addition,
no premises shall be occupied or used and no permanent certificate
of occupancy shall be issued until all of the requirements of this
chapter, and any conditions of special use permit approval, have been
complied with. All uses allowed by special use permit are subject
to the requirements for site plan approval unless site plan approval
is waived by the Planning Board as set forth herein. Where required
as part of a special use permit, site plan review under this chapter
shall be conducted contemporaneously with the review of the special
use permit application. No authorization is granted for a waiver of
the requirement to obtain a special use permit, and no authorization
is granted to separate the review of the special use permit from the
review of the site plan unless site plan review is otherwise waived
by the Planning Board as provided herein.
Compliance. All applications for any use allowed subject to the issuance
of a special use permit shall be accompanied by an affidavit executed
by the owner of subject property that the proposed use will be constructed
and operated in accordance with the standards and qualifications hereinafter
set forth. The approving agency shall not issue a permit to allow
any use subject to the special use permit provisions of this chapter
unless said agency first finds that the use, as proposed, shall be
in compliance with the standards set forth in this section.
Violations. Upon written report or receipt of a notice of violation
or an order to cease and desist from the Zoning Administrator and/or
Building Inspector for a violation of this chapter, the approving
agency shall not review, hold public meetings or public hearings,
and shall take no action regarding an application for special use
permit approval until notified by the Zoning Administrator and/or
the Building Inspector that such violation has been cured or ceased
by the applicant. However, the approving agency may, upon written
recommendation of the Zoning Administrator, review and act on an application
involving property for which there is a violation where such application
is a plan to cure the violation and bring the property or use of the
property into compliance with this chapter.
Noncomplying uses deemed prohibited. Any use which is unable to meet
the performance standards required in this section, as determined
by the approving agency, shall be deemed a prohibited use and a special
use permit shall be denied by said agency.
Applications. All applications for special use permit approval shall
be in writing and on forms and in such quantity as may be prescribed
by the approving agency. No application shall be deemed complete until
a negative declaration has been issued, or until a draft environmental
impact statement has been accepted by the lead agency as satisfactory
with respect to scope, content and adequacy.
Fees. An application for a special use permit shall be accompanied
by an application fee as set by the Town Board. All application fees
are in addition to any required escrow fees, and do not cover the
cost of environmental review. The applicant shall be responsible for
the total cost of environmental reviews that are determined to be
necessary to meet the requirements of the State Environmental Quality
Review Act (SEQRA). If the Board requires professional review of the
application by designated private planning, engineering, legal or
other consultants, or if it incurs other extraordinary expense to
review documents or conduct special studies in connection with the
proposed application, reasonable fees shall be paid for by the applicant
and an escrow deposit will be required pursuant to this chapter.
Time of decision. The approving agency shall decide the special use
permit application within 62 days after the close of the public hearing,
subject to compliance with the requirements of SEQRA and General Municipal
Law §§ 239-l and 239-m. In rendering its decision,
the approving agency shall approve, disapprove or approve with modifications
and conditions the special use permit application. The time within
which the approving agency must render its decision may be extended
by mutual consent of the applicant and the agency. The decision of
the agency shall be filed in the office of the Town Clerk within five
business days of the date such decision is rendered and a copy thereof
shall be mailed to the applicant.
Time limit. The special use permit approval shall be void if construction
or the use is not started within one year of the date of approval.
Prior to its expiration, the special use permit approval may be renewed
by written request of the applicant for up to two additional ninety-day
periods. A special use permit shall be deemed to have expired when
the use has ceased for a period of 12 consecutive months.
Compliance with SEQRA. The approving agency shall comply with the
provisions of SEQRA under Article 8 of the Environmental Conservation
Law and 6 NYCRR 617.
General provisions. Special uses are hereby declared to possess
characteristics which require that each specific use shall be considered
an individual use. Any use for which a special use permit is granted
by the approving agency shall be deemed a use permitted in the district
in which located, except that for any additional use or enlargement
of such use, a separate special use permit shall be required for each
addition or enlargement. The proposed special use must meet all the
conditions of that use, including basic use regulations specified
in this chapter and as the approving agency may apply to any approval.
Required plan. A plan for the proposed development of a site
for a special use permit shall be submitted with the application for
a special use permit to the approving agency, and such plans shall
show the location of all buildings, parking areas, traffic access
and circulation drives, open spaces, landscaping and any other pertinent
information that may be necessary to determine if the proposed special
use meets with the requirements of this chapter.
Basis for deliberation, general provisions. Before issuing a
special use permit, the approving agency shall take into consideration
the public health, safety and welfare and shall assure itself of the
following:
That such use will be in harmony with the orderly development
of the district, and the location, nature and height of buildings,
walls, fences and parking areas will not discourage the appropriate
development and use of adjacent lands.
That the use meets the prescribed requirements for the district
in which located, including minimum yard requirements for the district
in which located or as further specified in this section and including
maximum height, required off-street parking and sign regulations.
Special permit performance standards. In granting any special use
permit, the approving agency shall take into consideration the public
health, safety and general welfare of the Town, and the comfort and
convenience of the public in general, in the Town and of the immediate
neighborhood in particular. The approving agency may require modifications
to an application, including submission of alternative design and
layout proposals, and may attach reasonable conditions and safeguards
on its approval to eliminate or minimize potential impacts on surrounding
properties and the community in general as a condition of its approval.
Before making a decision as to whether to approve, approve with modifications,
or disapprove a special use permit, the approving agency shall give
specific consideration to the following standards and the agency is
hereby authorized to use its discretion to determine whether one or
more of these standards apply to any particular application:
Noise. The maximum noise level at the property line applicable to the use involved shall not exceed the maximum established under Chapter 139 of the Town Code.
Discharge of water. No polluting or objectionable waste shall
be discharged into any stream or other natural drainage channel or
upon the land that will in any way interfere with the quality, operation
or continuation of these natural systems or contribute to their despoliation.
Traffic access. All proposed traffic accessways shall be adequate
but not excessive in number; adequate in width, grade and alignment
and visibility; shall be sufficiently separated from street intersections
and other places of public assembly; and shall meet other similar
safety considerations.
Parking. Adequate off-street parking and loading spaces shall
be provided in accordance with the off-street parking and loading
requirements of this chapter. Shared parking is encouraged where the
peak parking demands of different uses occur at various times of the
day. Use of a widely accepted means of projecting demand for shared
use, such as the Urban Land Institute's Shared Parking Report, may
be employed to demonstrate shared parking effects.
Circulation. The interior circulation system shall be adequate
to provide safe accessibility to all required off-street parking,
and to provide for the convenience and safety of vehicular, pedestrian,
and bicycle movement within the site and in relation to adjacent areas
or roads.
Landscaping and screening. All parking and service areas shall
be reasonably screened during all seasons of the year from the view
of adjacent residential lots and streets and the general landscaping
of the site should be in character with that generally prevailing
in the neighborhood. Existing trees 12 inches or more in diameter
at breast height (dbh) should be preserved to the maximum extent practical.
Character and appearance. The character and appearance of the
proposed use, buildings, structures, outdoor signs, and lighting shall
be in general harmony with the character and appearance of the surrounding
neighborhood, and shall not adversely affect the general welfare of
the inhabitants of the Town.
Historic and natural resources. The proposed use shall be designed
and should be carried out in a manner that minimizes impacts to protect
historic and natural environmental features on the site under review
and in adjacent areas.
Sewage treatment and water supply. The adequacy of available
sewage disposal and water supply services supporting the proposed
activity or use shall be sufficient to meet the needs of the proposed
activity or use. This consideration should be given to both, including,
but not be limited to, the suitability of water supply and sanitary
sewage facilities to accommodate the intended use, and the adequacy
of measures to protect surface water and groundwater from pollution.
Size and scale. The location and size of the proposed use, the
nature and intensity of operations involved in or conducted in connection
therewith, and the size of the site in relation to the use, its site
layout and its relation to existing and future access streets should
be such that both pedestrian and vehicular traffic to and from the
use and the assembly of persons in connection therewith will not be
hazardous or inconvenient to, or incongruous with, or conflict with
the normal traffic of the neighborhood.
The location and height of buildings; the location, nature and
height of walls and fences; and the nature and extent of landscaping
on the site shall be such that the use will not hinder or discourage
the appropriate development and use of adjacent land and buildings
or impair the value thereof.
Additional safeguards and conditions. The Zoning Board of Appeals
shall impose additional conditions and safeguards upon the special
use permit as may be reasonably necessary to assure continual conformance
to all applicable standards and requirements, including temporary
limitations and reasonable assurances that these standards and requirements,
conditions and safeguards can be responsibly monitored and enforced.
The owner of the premises subject to a special use permit shall
be afforded a public hearing, upon 10 days' notice, before the approving
agency to determine whether or not the special use permit heretofore
issued has been violated.
The owner of said property shall be advised, in writing, of
the factual allegations which constitute a violation of the terms
of the special use permit or of the conditions upon which the special
use permit was issued.
The Zoning Administrator of the Town of Poughkeepsie or his
or her designee shall present the facts and evidence upon which the
allegations of the violation of a special use permit or the terms
of a special use permit have been violated, with the assistance of
the Town Attorney's office.
The approving agency, within 30 days after receipt of the record
or the hearing officer's report, shall issue a written decision, which
must be adopted by a majority of the approving agency as constituted.
The decision of the approving agency shall be in writing and
state whether or not a valid special use permit was issued; whether
or not the terms of the special use permit were violated; and whether
or not the conditions upon which the special use permit were violated
and, in the event of a violation, issue an order revoking the special
use permit on a temporary or permanent basis or issue an order effectuating
such other remedy that may be appropriate under the circumstances
as determined in the discretion of the approving agency.