A. 
In addition to the use district regulations established in Article II through Article IV of this chapter, certain of the areas involved within the various use districts possess particular characteristics which require that there be special or supplemental district regulations, which regulations are set forth in this article.
A. 
Purpose.
(1) 
The purpose of the Floodway Zone District is to protect the health, safety and welfare of the inhabitants of the City of Cortland from hazards due to periodic flooding. The unmanaged use, alteration of topography, excessive filling, channel encroachment and other acts which affect the natural discharge of water through floodplains must be regulated in order to prevent or mitigate floods.
B. 
Floodway Zone District Definitions. See "Floodway Zone District" in § 300-4.
C. 
Establishment of Floodway District; boundaries.
(1) 
There is hereby established a Floodway District to accomplish the purposes of this district. The boundaries of the Floodway District are based upon an area comprising the channel of a river or other watercourse and the adjacent land areas required to carry and discharge a flood of a given magnitude without increasing water surface elevation more than one foot.
D. 
Floodway District permitted uses. This section supersedes all of the use regulations contained in Articles II through V regarding the underlying use district.
(1) 
Allowed uses by right:
(a) 
General farming, including but not limited to the growing and raising of trees, vines, shrubs, berries, vegetables, nursery stock, hay, grains and similar food and fiber crops.
(b) 
Historic, scientific and scenic area preservation.
(c) 
Lawns, gardens and play areas.
(d) 
Off-street parking areas, provided that no overnight parking is permitted.
(e) 
Open recreation uses such as parks, playgrounds, play fields, golf courses, driving ranges and outdoor tennis courts, but not including such intensive commercial recreational uses as a racetrack or amusement park.
(f) 
Sale of agricultural products grown, raised or produced on the premises.
(2) 
Allowed uses by special use permit and subject to the findings set forth in Article XVI:
(a) 
Structures associated with the permitted uses.
E. 
Floodway District area regulations.
(1) 
In the Floodway District, area regulations of the underlying zoning district shall apply.
F. 
Administration of floodway and flood hazard zones.
(1) 
A development permit shall be obtained before construction or development begins within the Floodway District or the Flood Hazard District. Application for a development permit shall be made on forms furnished by the Zoning Officer and may include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions and elevations of the area in question, existing or proposed structures, fill, storage of materials, drainage facilities and the location of the foregoing.
(2) 
The Zoning Officer is hereby appointed to administer and implement this section by granting or denying development permit applications in accordance with Chapter 138.
A. 
Purpose and intent.
(1) 
The jurisdiction of the City of Cortland, New York, recognizes that its residents rely on groundwater for their safe drinking water supply and that certain land uses can contaminate groundwater, particularly in the formation known as the "Otter Creek/Dry Creek Aquifer." To ensure the quality and quantity of these drinking water supplies, this section establishes a zoning overlay district to be known as the "Wellhead Protection Overlay District" (the "District"). The purpose of the Wellhead Protection Overlay District is to protect public health and safety by minimizing contamination of the Otter Creek/Dry Creek Aquifer (the "aquifer") and preserving and protecting existing and potential sources of drinking water supplies. It is the intent to accomplish this through both public education and public cooperation, as well as by creating appropriate land use regulations that may be imposed in addition to those currently imposed by existing zoning districts or other regulations.
(2) 
The Wellhead Protection Overlay District is superimposed on current zoning districts and shall apply to all new construction, reconstruction or expansion of existing buildings and new or expanded uses. Applicable activities/uses allowed in a portion of one of the underlying zoning districts that fall within the Wellhead Protection Overlay District must additionally comply with the requirements of this district. Uses prohibited in the underlying zoning districts shall not be permitted in the Wellhead Protection Overlay District.
B. 
Definitions. See "Wellhead Protection Overlay District" in § 300-4.
C. 
Scope of the Wellhead Protection Overlay District.
(1) 
The Wellhead Protection Overlay District is designated as the area within the Cortland City limits, represented as Wellhead Protection Zones 1a and 2 on the map prepared by the Cortland County Planning Department.[1] The methodology used to determine the extent of the Wellhead Protection Overlay District is described in a memorandum from the Cortland County Soil and Water Conservation District, dated March 30, 2011, with accompanying diagrams. The memorandum and diagrams are attached to this section as Appendix A.[2]
[1]
Editor's Note: The Zoning and Wellhead Protection District Map is on file in the City offices.
[2]
Editor's Note: Said memorandum and diagrams are on file in the City offices.
(2) 
Critical environmental area: The portion of the Wellhead Protection Overlay District that lies outside of the previously designated City Water Works property is by this section designated as a critical environmental area pursuant to Sections 617.14(g) and 617.7 (State Environmental Quality Review Act[3]) of the regulations of the New York State Department of Environmental Conservation.
[3]
Editor's Note: See Environmental Conservation Law § 8-0101 et seq.
D. 
Encouraged uses. The following uses are encouraged within the district, provided they meet the performance standards outlined in Subsection I below and are designed so as to prevent any groundwater contamination:
(1) 
Parks, greenways, community gardens or publicly owned recreational areas such as foot and bicycle paths, ski and snowshoe trails and bridges for these activities.
(2) 
Necessary public utilities/facilities, including the construction, maintenance, repair and enlargement of drinking water supply related infrastructure such as, but not limited to, wells, pipelines and treatment facilities.
(3) 
Conservation efforts for soil, water, plants and wildlife.
E. 
Permitted uses.
(1) 
All existing uses allowed by right or special permit in the underlying zoning district as of the date of enactment of this section shall be permitted in the Wellhead Protection Overlay District, subject to the provisions of this section.
(2) 
Improvement, maintenance or modification of uses stipulated in Subsection E(1) above shall meet all applicable performance standards outlined in Subsection I below and shall comply with all underlying zoning and/or permitting requirements.
(3) 
New construction, including but not limited to expansion of dwellings, structures or parking areas, consistent with the permitted uses in Subsection E(1) above, shall meet all applicable performance standards outlined in Subsection I below, shall not include any uses prohibited by this section and shall further comply with all underlying zoning and/or permitting requirements.
(4) 
Any existing use within the new Wellhead Protection Overlay District must conform to provisions of the underlying zoning district and this section and must meet the performance standards outlined in Subsection I below.
(5) 
Expansion of existing uses to the extent allowed by the underlying district must meet the provisions of this section and the performance standards outlined in Subsection I below. Such expansions shall be subject to Subsection E(6) of this section and shall be allowed only under the terms of a special permit.
(6) 
The City of Cortland Planning Commission shall review all special permit applications and shall not grant approval unless it finds such expansion conforms to all specifications of the Wellhead Protection Overlay District and does not pose greater potential contamination of groundwater than the existing use.
(7) 
Applicants for special permits shall provide the Planning Commission with all information necessarily requested by those bodies in order to evaluate the potential for groundwater contamination posed by the subject of the permit. Such information shall include, but not be limited to, a site plan and description of the anticipated use and/or operation of the subject. The Planning Commission may additionally request analyses conducted by qualified professionals of the hydrogeologic impact of the subject application and may consult with the City of Cortland Environmental Advisory Committee to aid in their deliberations. Any costs related to the provision of such information shall be borne by the applicant. Failure to provide such information may result in denial of the special permit application.
F. 
Nonconforming uses.
(1) 
A nonconforming use or activity within the Wellhead Protection Overlay District may be continued subject to Chapter 300, Article XII, of the Cortland City Code and all provisions of this section.
(2) 
A special permit shall be required for all existing uses that would otherwise be prohibited by this section.
G. 
Prohibited uses. The following uses and activities are prohibited within the Wellhead Protection Overlay District:
(1) 
All facilities involving the collection, handling, processing, manufacture, use, application, storage, transfer, discharge or disposal of any hazardous material, toxic substance, solid or liquid waste or radioactive material.
(2) 
Automobile body/repair shop.
(3) 
Fuel stations and petroleum storage facilities.
(4) 
Fleet/trucking/bus terminal.
(5) 
Dry cleaner.
(6) 
Electrical/electronic manufacturing facility.
(7) 
Machine shop.
(8) 
Metal plating/finishing/fabricating facility.
(9) 
Chemical processing/storage facility.
(10) 
Wood preserving/treating facility.
(11) 
Junk/scrap/salvage yard.
(12) 
Mines/gravel pits.
(13) 
Irrigated nursery/greenhouse stock.
(14) 
Confined animal feeding operations.
(15) 
On-site wastewater treatment (i.e., septic) systems.
(16) 
Equipment maintenance/fueling areas.
(17) 
Injection wells/dry wells/floor drains, except for R-1 and R-3 residences directing gutter downspouts and floor drains to a dry well.
(18) 
Underground storage tanks for any chemical or petroleum-based material.
(19) 
Open liquid waste ponds.
(20) 
Open storage of pesticides, herbicides and fungicides.
(21) 
Enclosed storage of pesticides, herbicides and fungicides in quantities greater than needed for typical household use.
(22) 
Open storage of coal.
(23) 
Open storage of chloride salts or other deicing agents.
(24) 
The dumping or disposing of snow or ice collected off-site from roadways or parking areas.
(25) 
Exploration and drilling for natural gas or petroleum.
(26) 
All uses not permitted in the underlying zoning district.
H. 
Special use provisions.
(1) 
A special permit shall be required for all newly installed home heating oil tanks, which shall be dual-walled, include containment structures equal to at least 110% of the tank's capacity, and are subject to compliance with those standards described in Articles XIX, XX and XXI of the Sanitary Code of the Cortland County Health Department and New York State petroleum bulk storage regulations (6 NYCRR Parts 611 through 614).
(2) 
Application of pesticides, herbicides, fungicides or chemical fertilizers shall be performed in accordance with the manufacturer's labeling and recommendations. Property owners who enlist the services of a commercial pesticide, herbicide or fungicide applicator shall ensure that the applicator is certified and licensed by the New York State Department of Environmental Conservation.
(3) 
The handling, storage, transfer and use of small fluid quantities (20 gallons or less) of refined petroleum products (e.g., gasoline, kerosene, motor oil) for personal, noncommercial purposes is permitted in the district. Waste materials shall be captured and disposed of at authorized collection centers. Spillage shall be contained through the use of absorbent materials or a secondary containment system. The use of water to flush spilled petroleum product residue onto permeable surfaces or into storm drains or dry wells is prohibited.
(4) 
The residential washing of motor vehicles, outdoor furnishings and equipment on an intermittent, noncommercial basis is permitted in the district. Such activity will be performed using only non-petroleum-based cleaning products. It is the recommended practice that wastewater from these undertakings be discharged only to permeable, vegetated surfaces.
(5) 
Newly constructed motor vehicle parking areas shall conform to all state and local regulations governing such development that exist at the time this section is enacted or that may be established at a later date.
I. 
Performance standards. The following standards shall apply to uses in the Wellhead Protection Overlay District:
(1) 
Excepting the special use provision in Subsection H(3) above, any facility involving the collection, handling, manufacture, processing, use, application, storage, transfer, discharge or disposal of any potentially hazardous solid or liquid material or wastes must have a secondary containment system equal to at least 110% of the primary vessel's capacity and which is easily inspected and whose purpose is to intercept any leak or release from the primary containment vessel or structure. Underground tanks or buried pipes carrying such materials must additionally have double walls and inspectable sumps.
(2) 
Storage of petroleum products in quantities exceeding 20 gallons at one locality in one container must be in elevated steel tanks; such tanks must have a secondary containment system as noted in Subsection H(1) above.
(3) 
All permitted facilities must adhere to appropriate federal and state standards for storage, handling and disposal of any hazardous waste materials.
(4) 
An acceptable contingency plan for all permitted commercial facilities must be prepared for preventing hazardous materials from contaminating the aquifer should floods, fire or other natural catastrophes, equipment failure or releases occur:
(a) 
For flood control, all underground facilities shall include but not be limited to a monitoring system and secondary standpipe above the 100-year flood control level for monitoring and recovery. For aboveground facilities, an impervious dike, above the 100-year flood level and capable of containing 100% of the largest volume of storage, will be provided with an overflow recovery catchment area (sump).
(b) 
For fire control, plans shall include but not be limited to a safe fire-fighting procedure, a fire retarding system, effective containment of any liquid runoff and provide for dealing safely with any other health and technical hazards that may be encountered by disaster control personnel in combating fire. Hazards to be considered are pipes, liquids, chemicals or open flames in the immediate vicinity.
(c) 
For equipment failures, plans shall include but not be limited to:
[1] 
Below ground level, removal and replacement of leaking parts, a leak detection system with monitoring and an overfill protection system.
[2] 
Above ground level, liquid and leaching monitoring of primary containment systems, the replacement or repair and cleanup and/or repair of the impervious surface.
(d) 
For any other release occurring, the owner and/or operator shall report all incidents involving liquid or chemical material to the Superintendent of the City of Cortland Water Department.
(e) 
Since it is known that improperly abandoned wells can become a direct conduit for contamination of groundwater by surface water, all abandoned wells must be properly plugged according to local and state regulations.
J. 
Special permits. In addition to or in accordance with all other provisions of this section, the following uses or activities shall require the applicant to obtain a special permit from the City of Cortland Planning Commission upon recommendation of the Cortland County Planning Board:
(1) 
Any use or activity existing as of the effective date of this section which is prohibited by this section.
(2) 
Newly installed home heating oil tanks.
(3) 
Noncommercial storage of petroleum products in quantities exceeding 20 gallons.
(4) 
Any development of a site which results in an increase in impervious surface of the site by 5,000 or more square feet.
(5) 
Any use that renders impervious more than 60% of the lot.
K. 
Liability. Nothing in this section shall be construed to imply that the City of Cortland or any of the departments in its jurisdiction has accepted any of an owner/developer's liability if a permitted facility or use contaminates groundwater in any aquifer.
L. 
District boundary disputes. If the location of the Wellhead Protection Overlay District boundary in relation to a particular parcel is in question, resolution of boundary disputes shall be through a special permit application. The burden of proof shall be upon the owner(s) of the property to demonstrate where the boundaries of the district with respect to their individual parcel(s) of land should be located. If the owner(s) request that the Planning Commission determine more accurately the boundaries of the district with respect to individual parcels of land, the Commission may consult with qualified environmental regulatory staff or engage a professional engineer, hydrologist, geologist or soil scientist and charge the owner(s) for the cost of the investigation.
M. 
Change in use or ownership.
(1) 
Where a special permit has been issued, a change in either use or ownership requires an application for a new special permit.
(2) 
In the event that a change in ownership does not result in any change in use, the special permit shall be reviewed by the Planning Commission and shall be regranted if all requirements of this section are met or have been updated to meet current standards under this section.
N. 
Public hearing. A public hearing shall be held prior to final consideration of the request for a special permit. Notice of the public hearing shall be published in the official City newspaper not more than 10 days nor less than five days before the date of the public hearing.
O. 
Enforcement. Enforcement of this section shall be in accordance with Chapter 300, Article XVIII, of the Cortland City Code.
P. 
Map amendment. The official Zoning Map is hereby amended to include the Wellhead Protection Zones map prepared by the Cortland County Planning Department, said map bearing the same date as the adoption of this section.