In any zoning district, a lot to be used for building purposes shall have direct frontage on an improved street or highway, or on a street in a subdivision plot approved by the Town Planning Board.
Where a zoning district boundary line divides a lot in one ownership at the time of adoption of said district line, the regulations for the less restricted portion of such lot shall extend a minimum of 30 feet into the more restricted portion provided the lot has frontage on a street in the less restricted district.
Any drive-in food service building shall be located 60 feet or more from any public right-of-way. Such businesses, where persons are served in automobiles, shall be not closer than 200 feet to a Residential Zoning District. Arrangements of ingress and egress of vehicles, lights, fences, and screening shall be approved by the Board of Appeals in such a way as not to interfere with uses in the Residential Zoning District.
A.
Number, height, and location.
(1)
Height. Maximum height of accessory building shall be two stories or 35 feet, except that there shall be no height limitation on barns, silos, and other farm structures.
(2)
Location of private garage buildings. Accessory private garage buildings in Residential Zoning Districts which are not attached to a principal building may be erected in accordance with the following requirements:
(3)
Location of other accessory buildings. In any zoning district, accessory buildings other than private garages shall comply with front and side yard requirements for the principal building to which they are accessory and shall not be closer to any rear property line than 10 feet.
B.
Attached accessory building in Residential Zoning District. When an accessory building is attached to the principal building, it shall comply in all respects with the requirements of this chapter applicable to the principal building.
A.
Except when incidental to the construction of a building on the same lot, the excavation, processing, or sale of topsoil, earth, sand gravel, clay, or other natural mineral deposits, or the quarrying of any kind of rock formation hereafter shall be conducted only in the Rural Zoning District, subject to a permit granted by the Town Board, and in compliance with Subsection B(1), (2), (3), and (4) below.
B.
Before issuing a permit for such use, the Town Board shall find that such excavation or quarrying will not endanger the stability of adjacent land or structures nor constitute a detriment to public welfare, convenience, or safety by reason of excessive dust, noise, traffic, or other condition. The Town Board may specify any reasonable requirements to safeguard the public health, safety, and welfare in granting such permit, including the following:
(1)
The slope of material in such topsoil, sand, gravel, clay, or other earth shall not exceed the normal angle of repose of such material.
(2)
The top and the base of such slope shall not be nearer than 50 feet to any property line nor nearer than 200 feet to the right-of-way line of any street or highway.
(3)
A plan for restoration and rehabilitation of a commercial earth excavation area or borrow pit shall accompany the application for a permit and shall assure conformance with the public health, safety, and welfare. The Town Board, upon approval of such plan, shall require a performance bond to assure rehabilitation of commercial excavation sites in conformance therewith.
(4)
A plan for safeguarding the public health, safety, and welfare in commercial rock or mineral excavation areas shall accompany the application for a permit and shall be approved by the Town Board.
No landfill, junkyard, or automobile junkyard shall be established or maintained within 200 feet from any highway or property line; or within 500 feet of a church, school, hospital, public building, or place of public assembly. A permit for any such use shall be obtained from the Town Board subject to any regulations the Board may prescribe for the public health, safety, and welfare, and to any conditions that the Board may impose in connection with a particular permit. Any of the uses referred to in this section shall be subject to the requirement that such landfill or junkyard will not be objectionable by reason of dust, fumes, odors, smoke, vermin, or otherwise detrimental to the public health, safety, or welfare, and will not interfere with drainage so as to be injurious to adjacent land or buildings. In addition to the provisions of this section, the applicable provisions of any Town of Camden Junk, Rubbish, and Garbage Ordinance[1] shall apply. The applicable provisions of the General Municipal Law § 136 shall apply to the regulation of automobile junkyards.
A.
Outdoor solid-burning furnace: The construction, installation, and operation of outdoor solid-burning furnaces in Residential Zoning Districts is prohibited.
B.
Nonconforming Use: Any outdoor solid-burning furnace that is legally existing at the time of adoption of this section may continue to be utilized; provided, however, the replacement of any existing outdoor solid-burning furnace in a Residential Zoning District is prohibited.
C.
Variance: The Zoning Board of Appeals shall use the area variance criteria when considering a variance request.
D.
Penalties: Any person who shall violate any provision of this section shall be guilty of a violation and shall, upon conviction, be subject to a fine of not more than $250 or to imprisonment for not more than 15 days, or both such fine and imprisonment. Each weeks' continued violation shall constitute a separate and distinct offense.
No more than two recreational camping vehicles shall be located on a single lot, unless in a campground. No recreational camping vehicle shall be occupied for more than 120 days within a calendar year. The placement of a recreational camping vehicle shall not require a building permit pursuant to this chapter.
A.
A zoning permit shall be obtained through the Town of Camden Enforcement Officer prior to installation, with the exception of:
(1)
Building-integrated photovoltaic systems that are integrated directly into building materials, such as roof shingles, and that are a permanent and integral part of, and not mounted on, the building or structure;
(2)
Small solar collectors of less than one square yard used individually for charging of batteries and powering small equipment or devices (such as lighting); and
(3)
Photovoltaic systems that meet the requirements of the New York State Unified Solar Permit [systems with a rated direct current (DC) capacity of 25 kW or less that meet other requirements].
B.
The following standards shall apply to all solar energy systems:
(1)
All solar energy systems shall be designed, erected, and installed by a New York State (NYS) licensed professional engineer or NYS registered architect, in accordance with all applicable codes, regulations, and industry standards as referenced in the NYS Uniform Fire Prevention and Building Code ("Building Code"). International Building Code, International Fire Prevention Code and National Fire Protection Association (NFPA) 70 Standards, and the NYS Energy Conservation Code ("Energy Code").
(2)
All solar energy systems shall be operated such that no damage is caused by stray voltage. If it has been demonstrated that a system is causing stray voltage, the system operator shall promptly mitigate the damage or cease operation of the system.
(3)
All solar collectors shall have antireflective coatings.
(4)
All solar collectors and related equipment shall be surfaced, designed, and sited to minimize glare on adjacent properties and roadways.
(5)
All solar collectors and their associated support elements shall, at the time of installation, be designed according to generally accepted engineering practice to withstand wind pressures applied to exposed areas by wind from any direction, to minimize the migration of light or sound from the installation and to minimize the development of sight obstructions for adjacent structures or land parcels.
(6)
All solar energy systems, solar collectors, and solar panels shall be maintained in good condition and in accordance with all requirements of this chapter and all applicable state laws.
(7)
All solar energy systems shall be located in a manner that does not reasonably obstruct the views of surrounding properties to the extent practicable, while still providing adequate solar access for collectors.
(8)
Solar energy systems and equipment shall be permitted only if they are determined by the Town of Camden not to present safety risks, including, but not limited to, weight load on structures, ingress or egress to property in the event of an emergency, traffic site lines, and wildlife habitat.
C.
Any solar energy systems attached to a structure shall be required to submit a structural report to address all load impacts.
D.
Building-mounted solar energy systems that use the electricity on-site are permitted as an accessory use when attached to any lawfully permitted building or structure, and shall incorporate the following design requirements:
(1)
Solar collectors on pitched roofs shall be mounted at an appropriate distance between the roof surface and the highest edge of the system and approved by a New York State (NYS) licensed professional engineer or NYS registered architect.
(2)
Solar collectors on pitched roofs shall be installed parallel to the roof surface on which they are mounted or attached.
(3)
Solar collectors on pitched roofs shall not extend higher than the highest point of the roof surface on which they are mounted or attached.
(4)
Solar collectors on flat roofs shall not extend above the top of the surrounding parapet, or more than 24 inches above the flat surface of the roof, whichever is higher.
(5)
Solar collectors shall not restrict chimney function in any way.
(6)
Solar collectors shall not create unsafe structural loads on roofs or walls.
(7)
Solar collectors shall not be located near any flammable materials.
(8)
Signage displaying disconnection and other emergency shutoff information shall be clearly displayed on a light reflective surface.
E.
Ground-mounted small solar energy systems that use the electricity primarily on-site are permitted as an accessory use, and shall incorporate the following design requirements:
(1)
All solar collectors must be located in compliance with U.S. Army Corps of Engineers, NYS Department of Environmental Conservation (DEC), and federal Floodplain regulations and specifications as they pertain to waterways, waterbodies, and designated wetlands.
F.
All solar collectors shall follow the rear setbacks required by the underlying zone.
G.
All solar collectors shall maintain a twenty-foot-minimum side lot setback.
H.
All solar collectors are prohibited within the minimum front yard area.
The following design standards shall apply to all minor wind energy systems:
A.
Lot line setback of minor wind power generating facilities and wind test towers shall be at least 110% of the height of the structure including rotor radius.
B.
Maximum height of minor wind power generating facilities and wind test towers shall be 100 feet including rotor radius.
C.
If a minor wind power generating facility or wind test tower ceases to perform its originally intended function for more than 12 consecutive months, the property owner shall remove the facility or tower and associated equipment no later than 90 days after the end of the twelve-month period. The site shall be restored to as natural a condition as possible within one year of removal of the system. Failure to comply with this section will result in enforcement action detailed in Article XI, Violations and Penalties.
Small battery energy storage systems shall maintain a 100-foot minimum setback distance from any existing residential structure unless enclosed in a structure.