A special permit use shall conform to the following individual standards and regulations, where applicable, in addition to all other regulations for the zoning district in which the special permit use is located. In all cases, the more restrictive regulations shall apply.
In any district, the Planning Board may grant a special permit for landfilling or excavation, subject to the following:
A. 
General regulations. A special permit shall be required for any landfilling, excavation, regrading, removal, stripping or disturbance of topsoil, earth, sand, gravel, rock or other substance from the ground or for the establishment of a lake or pond, subsequently herein referred to as an "operation" or "operations," except as provided in Subsections C and D hereof. The provisions of this section as well as Article VII, Special Permit Uses, shall be applicable to all areas, except as provided in Subsection D hereof, in which an operation or operations are underway. No operation shall be extended in area nor a landfill operation be continued, except as provided in Subsection D hereof, without first securing a permit therefor.
B. 
Prohibited operations.
(1) 
There shall be no processing of fill, topsoil, earth, sand, gravel, rock or other substance from the ground on the premises except for use on the same premises and except in a Light Industrial LI District.
(2) 
In any residence district, no operation authorized under this section shall be permitted on Sunday nor before 8:00 a.m. or after 5:00 p.m. on other days. In any industrial or business district, no operation authorized under this section shall be conducted on Sunday, except where otherwise permitted by law.
(3) 
In a residence district, there shall be no operation commenced or carried on which is primarily for the purpose of the sale or exchange of fill, excavated topsoil, earth, sand, gravel, rock or other substance from the ground.
(4) 
In any zoning district, material used for landfilling may contain wood, but otherwise must be clean and nonburnable before being delivered to the site. Such material shall not contain garbage, disease-producing organisms, harmful radioactivity or any other substance which may be considered harmful by the Planning Board. No material may be used for this purpose which will produce obnoxious odors or either cause or require covering or other measures to prevent the attraction of rats or other vermin, flies, mosquitoes or other harmful insects.
C. 
When other permit or approval deemed a special permit.
(1) 
Building permit deemed a special permit. A duly issued building permit for building and/or its accessory structures shall be deemed to be the permit for such landfilling excavations and/or its accessory structures and driveways, provided that the volume of any added fill or excavated material removed from the property does not exceed two times the volume of the cellar and foundation of the dwelling and/or accessory structures for which the building permit was issued. The Building Inspector shall suitably endorse the budding permit to the effect that such landfill and/or excavation and removal is permitted and shall specify thereon the maximum volumes of added fill and/or excavated material which may be removed.
(2) 
Approved subdivision construction plans deemed a special permit. Where the Planning Board has approved, with or without conditions, the construction plans for proposed streets and drainage facilities in new subdivisions, the approved construction plans shall be deemed to be a duly issued permit for such operation within the rights-of-way and slope rights of the proposed streets and areas reserved for drainage facilities as may be necessary for their establishment, provided that, if there is to be landfilling and/or removal of excavated material, said fill and/or removal shall be disclosed as an integral part of the subdivision plans. All operations outside such street rights-of-way and slope rights and drainage facilities shall be subject to the permit and approval requirements of this section unless such operation is shown on an approved grading plan as part of said construction plans, the rehabilitation of the disturbed areas is bonded as a condition of subdivision approval and provided that, if there is to be landfilling and/or removal, said operation shall be disclosed as an integral part of the subdivision plans.
(3) 
Approved site plans deemed a special permit. Where this chapter requires the approval of a final site plan and when, in the opinion of the Planning Board, the finished elevations shown on these plans are necessitated or required for the intended land use and/or by other provisions of this chapter, the approved final site plan shall be deemed to be a duly issued permit for the necessary landfilling and/or excavation and removal of material from the property, provided that the rehabilitation of the disturbed areas is bonded as a condition of site plan approval, and provided that such operation is disclosed as an integral part of the site plan.
D. 
Exceptions.
(1) 
Waiver. The Planning Board may waive the permit requirements for an excavation or filling operation involving less than 100 cubic yards of material.
(2) 
On-site disturbance. No permit shall be required for the moving of natural soil material from one part of a separately owned property to another part of the same property for site development purposes (but not including the establishment of ponds or lakes), provided that upon completion of the work, all disturbed areas shall be covered by topsoil of such depth that a stand of grass or other permanent cover will be established within two growing seasons. Planting of grass or other permanent cover shall be done as soon as practicable after work is completed. Topsoil and permanent ground cover shall not be required for those disturbed areas where other permanent cultural improvement or surface treatment is provided under the appropriate provisions of this chapter.
(3) 
Town of Bedford. The provisions of this section shall not apply to operations conducted by or for the Town of Bedford, New York, or any department or agency thereof.
(4) 
Farming. The provisions this section shall not be construed as prohibiting or limiting the normal use of land for farming or gardening or similar agricultural or horticultural uses in any zoning district.
(5) 
Light Industrial LI Districts. The provisions of this section shall not apply, in a Light Industrial LI District, to any operation existing at the time of the adoption of this section or to any extension of such existing operation on the same parcel in this district.
(6) 
Lawns and gardens. The provisions of this section shall not be construed as prohibiting or limiting the normal addition of topsoil or fertilizer to lawns and gardens or the addition of gravel or material for the primary purpose of improving or beautifying the surfaces of previously graded areas.
E. 
Application procedure.
(1) 
Written application for a permit under this section shall be made, in duplicate, to the Planning Board and shall contain the full name and address of the owner or owners of the property, Tax Map designation of the property, statement as to authority from the owner or consent of owner endorsed thereon, if any person other than owner is making the application and statement of proposed work and purpose thereof.
(2) 
Accompanying said application and as a part thereof, complete plans and estimates for the proposed site improvements shall be submitted for approval. The plans shall be certified by an engineer, architect, land surveyor or landscape architect, duly licensed in the State of New York, and shall be drawn to a scale of not less than one inch equals 50 feet and shall show the following:
(a) 
The location of that portion proposed to be disturbed and its relation to neighboring properties, together with buildings, roads and natural watercourses, if any, within 250 feet of the boundaries of said portion. An inset map at a reduced scale may be used if necessary and helpful.
(b) 
The area of the property that is to be disturbed by the proposed excavation or landfilling.
(c) 
The estimated maximum quantity to be excavated and/or removed and the estimated maximum quantity that will be used for regrading or filling, computed from cross sections of a proposed excavation or disturbed area.
(d) 
A description of any material to be used for landfilling. Where fill is to be brought onto the premises, state its source, method of transport and estimated volume.
(e) 
The location of any well and the depth thereof, and the location of natural watercourses, if any, located within 50 feet of the proposed disturbed area.
(f) 
The location of any sewage disposal system, any part of which is within 50 feet of the proposed disturbed area.
(g) 
Existing topography of the area proposed to be disturbed at a contour interval of not more than two feet. Contours shall be shown for a distance 50 feet beyond the limits of the proposed disturbed area.
(h) 
The proposed final contours at a maximum contour interval of two feet.
(i) 
The location and present status of any previous operations of the type contemplated by this section on the property within the preceding year.
(j) 
The details of any drainage system proposed to be installed and maintained by the applicant, designed to provide for proper surface drainage of the land, both during the performance of the work applied for and after the completion thereof.
(k) 
If a proposed excavation is for the purpose of making a lake or pond, the details of the proposed construction of the dam or other structure or embankment intended to impound the water, together with the details and location of proposed discharge and of a valved outlet for drainage purposes.
(l) 
The rehabilitation proposed, and the estimate of the cost of such work in accordance with the standards in this section.
F. 
Town Engineer review and report.
(1) 
The Planning Board shall refer each application to the Town Engineer for review and report in accordance with the standards and requirements of this section and other applicable requirements of this chapter. The Town Engineer shall prepare and submit a report setting forth his findings and recommendations to the Planning Board.
(2) 
The Town Engineer's report shall state whether or not the following criteria are met:
(a) 
The location and size of the proposed operation, the nature and intensity of the work involved and the size of the site in relation to the operation are such that, upon completion of the operation and the establishment of the permitted use, the site will be in harmony with the appropriate and orderly development of the district in which it is located.
(b) 
The proposed operation is not in conflict with any proposal of the Town Development Plan or with any requirement of this chapter.
(c) 
The proposed operation is incidental to the establishment, improvement or operation of a use permitted in the zoning district in which the property is located.
(3) 
The Town Engineer report shall include an estimate of the amount of performance bond to be furnished by the applicant and any special condition or other safeguards deemed necessary or desirable for the proposed operation. Said estimate and recommended conditions shall be included even if the Town Engineer recommends denial of the application.
G. 
Required performance bond and fees.
(1) 
Any permit to be issued in accordance with the terms of this section subject to any restrictions, safeguards or special conditions considered by said Planning Board as appropriate for the proposed operation. However, no permit shall be issued until the applicant shall have posted a performance bond with the Town of Bedford insuring conformance with the approved plans and all applicable regulations, restrictions and special conditions. Such performance bond shall become effective only if and when the Town Board shall have approved same as to amount, form, surety and manner of execution. The Town Board shall set a reasonable time limit for the performance of the work shown on the approved plans, not to exceed two years, except in the case of continuing operations contemplated by this section in which case a permit shall only be extended if the bond is correspondingly extended by the Town Board.
(2) 
Fees for the issuance of the permit shall be as listed in the fee schedule adopted by the Town Board.
(3) 
Permits issued under this section shall expire within the time limit set by the Town Board as provided herein, except that the Planning Board, after complete review of all plans and examination of work accomplished and proposed, may extend permits for such further periods of time as may be fixed by the Town Board when extending the bond provided for herein. Upon receipt of a request for an extension of a permit the Planning Board may request the assistance of the Town Engineer in the review and examination of the work accomplished and prior to taking any action upon such request for an extension shall take into consideration any recommendations of the Town Engineer. In no case shall a permit be extended if any of the provisions of this section have not been complied with; provided, however, that, in connection with continuing operations contemplated by this section, the Planning Board may waive for one-year periods, but not longer than the time limit set by the Town Board for the expiration of the permit or of and extension thereof, the requirements of Subsection I hereof which would make such continuing operations impractical.
H. 
Conduct of work. The work shall be performed in accordance with the following conditions and requirements:
(1) 
Regrading adjacent to property lines shall be so designed that the work will not endanger abutting property by reason of erosion, landslides or increased runoff. The Town Engineer may recommend, as a condition of permit approval, such limits to the work and such supplementary drainage structures or other safeguards as it may deem to be necessary to assure such protection to abutting lands.
(2) 
Truck access drives shall be located so as to minimize danger to traffic and nuisance to surrounding properties. Such drives shall be kept wet, oiled, treated with chemical dust deterrents or paved to the extent necessary to prevent any dust nuisance to surrounding properties. All such access drives shall be clearly marked with signs which shall be posted approximately 200 feet on both sides of such access drives or other traveled areas. Such signs shall read "Caution, Trucks Entering" and be of size, type, coloring, lettering and format used by the Highway Department of the Town.
(3) 
At all times subsequent to the issuance of a permit and before completion of the final grading, as herein provided, any pit, quarry or other excavation having a slope steeper than one foot vertically for each one foot horizontally and having a depth greater than three feet or involving standing water of depth greater than six inches shall be entirely enclosed by wooded or wiremesh fence not less than four feet in height measured from ground level, with a gate of the same height at each entrance thereto. If such fencing and gates are of wooded construction, each fencing board shall be separated by not more than six inches; and if constructed of wire mesh fencing, the mesh thereof shall not be greater than six inches by six inches. Gates shall be securely locked at all times when the project is not in operation.
(4) 
Storage piles of materials, including waste material, shall at no time be located nearer than 10 feet to a property or street line.
I. 
Rehabilitation of site.
(1) 
Upon completion of the work permitted, the site shall be rehabilitated in accordance with the following standards:
(a) 
The final slope shall be finished at a slope no steeper than one foot vertically for each two feet horizontally for any material other than rock, except where supported by a retaining wall or foundation. Finished surface excavated to fast rock shall have a slope no steeper than six feet vertically for each one foot horizontally.
(b) 
Excess materials shall first be used in filling all open pits, quarries, etc., to the extent required in Subsection I(1)(a) of this section, and the remaining material shall either be removed from the premises or smoothed and covered with topsoil and seeded as hereinafter provided.
(c) 
Topsoil shall be replaced over all ground surfaces exposed by any operation contemplated herein, except rock, roads, driveways, parking places, garden spaces and surfaces excavated below high-water marks of lakes, ponds or streams, to a depth that a stand of grass or other permanent cover will be established within two growing seasons. These ground surfaces shall be seeded as required to prevent erosion before the permanent cover becomes established.
(d) 
Where a permit has been issued for an excavation for the purpose of making a lake or pond, the provisions of this section applicable to regrading, refilling and seeding shall not apply to that part of the excavation below the high-water mark of such lake or pond.
(2) 
Upon completion of all rehabilitation work, the applicant shall notify the Planning Board. The Planning Board shall make or cause to be made a field inspection of the site to determine if all work has been completed in accordance with the terms of the permit and the approved plans. The Planning Board may request the assistance of the Town Engineer in the determination of the degree of compliance. The Planning Board shall make a report to the Town Board upon the completion of its investigation, describing the degree to which the operation is in conformance with the terms of the permit and plans, together with its recommendation as to the release of the performance bond posted. The failure to remove rock, if encountered by the applicant, or to complete the full amount of the proposed operation shall not be sufficient cause to recommend forfeiture of the performance bond, provided that an amended plan for such lesser operation has been submitted and approved in accordance with the terms of this section.
J. 
Enforcement and penalties.
(1) 
Notwithstanding any other provision in this chapter, any person who violates, causes or participates in the violation of the provisions of this section shall, upon conviction thereof, be guilty of a misdemeanor and be subject to a fine not exceeding $100 or by imprisonment for not more than three months, or by both such fine and imprisonment.
(2) 
Whenever any person shall have been notified in writing by the Building Inspector that he is violating the provisions of this section or of any permit or extension thereof issued hereunder or is served with a summons or warrant accusing him thereof, each day that he shall continue the violation after such notification or service shall constitute a separate offense, punishable by a like fine or penalty.
(3) 
Notwithstanding the penalties herein provided, the Town may maintain an action or proceeding in a court of competent jurisdiction to compel compliance with or to restrain by injunction the violation of any provision of this chapter.
(4) 
The foregoing provisions for the enforcement of the regulations in this section are not exclusive, but are in addition to any and all other laws applicable thereto.
Within an NB, CB, RB or LI District, the Board of Appeals may grant a special permit for the operation of an automotive service station, provided that:
A. 
Distance from public and semipublic uses. No special permit shall be issued for the establishment or enlargement of an automotive service station if any part of the lot in question is situated within a radius of 200 feet of any property in use for a place of worship, hospital, public library, school, playground, community house or theater.
B. 
Minimum size of lot. The site shall have frontage of at least 100 feet on a public road and shall have a depth of at least 100 feet. Automotive service stations designed to serve trucks larger than five tons in capacity shall have sufficient additional frontage so that any vehicle leaving the service station property may turn into the nearest lane of traffic moving in the desired direction and be channeled within such lane before crossing the nearest intersection or proceeding along the road and any vehicle entering the service station property may turn out of the nearest lane of traffic without interfering with other traffic.
C. 
The following setbacks or yards shall be required, but in no case shall any yard be less than required on the Table of Dimensional Requirements[1] for the district in which the automotive service station is located:
(1) 
Minimum front setback. Pump islands shall be 25 feet from the road right-of-way line. All other structures, except underground tanks, shall be 45 feet from the road right-of-way.
(2) 
Minimum side yard. The minimum side yard shall be 10 feet, except that all buildings shall be set back at least 50 feet from the side lot line if abutting a residence district. If pump islands are located in a side yard, the front yard setback shall apply.
(3) 
Minimum rear yard. The minimum rear yard shall be 30 feet.
[1]
Editor's Note: The Table of Dimensional Requirements is included at the end of this chapter.
D. 
Storage of fuels.
(1) 
Storage tanks for gasoline and other motor vehicle fuel shall be located underground.
(2) 
Fuel storage tanks shall be set back from all buildings and lot lines in accordance with the schedule below, except that the Board of Appeals may reduce the required setback from a property line where the adjacent property is of such a character or ownership that it will be permanently undeveloped.
Maximum Number of Gallons
Minimum Separation of Tank From Lot Line or Building
(feet)
30,000
25
6,000
20
3,000
10
E. 
Driveways and service apron.
(1) 
There shall be no more than two driveways from the automotive service station entering a single road. Such driveways shall be no closer to each other than 15 feet, measured along the road line, and shall be at least 30 feet from any intersection of public roads and 10 feet from any side lot line. Driveways shall not be more than 30 feet wide nor less than 20 feet wide at the curbline.
(2) 
All driveways, parking or standing areas, including the service apron, shall be permanently improved with a paved surface. Adequate provision shall be made for the collection and disposal of stormwater onto adjoining property or across a public sidewalk. Stormwater runoff shall not be discharged into a public street without the prior approval of the Town Superintendent of Highways.
(3) 
The service apron of an automotive service station shall be separated from the adjoining sidewalk or from the road by permanent concrete curbing.
F. 
Use of service apron. All repair and service work, including car washing, but excluding emergency service and the sale of fuels and lubricants, shall be conducted entirely within a building and shall be performed only between the hours of 7:00 a.m. and 10:00 p.m. The number of vehicles outside at any one time shall not exceed the number of parking spaces designated on the site plan. The Board of Appeals may also limit the amount of overnight parking and require suitable fencing to protect surrounding properties. Where wrecked vehicles are impounded on the automotive service station property at the direction of a duly authorized law enforcement agency, such wrecked vehicles shall be removed from the property as soon as possible. Such wrecked vehicles may be stored in an outside area, provided that such area is fenced with an opaque fence of sufficient height so as to conceal the vehicles from ground-level view from the public road or from any adjacent properties in a residential district, but not higher than 10 feet.
G. 
Display space. Lubricants for sale may be displayed on the pump islands, in racks specifically designed therefor. Other automotive merchandise may be displayed within three feet of the front wall of the service station structure, but the total lot area (in square feet) devoted to such exterior display shall not exceed the linear footage of the front wall of such structure, less the distance used for doorways, times a factor of two feet.
H. 
There shall be no dumping of waste materials, such as oil or grease, except in a closed, underground, noncorrosive receptacle, at a place and of a design approved by the Board of Appeals. Debris and trash shall be deposited in receptacles maintained therefor.
I. 
There shall be no residence or sleeping quarters maintained in any automotive service station.
In any district, the Board of Appeals may grant a special permit for the operation of a bus passenger shelter, provided that:
A. 
The shelter shall not have dimensions greater than 20 feet by 10 feet nor a height greater than seven feet at the eaves.
B. 
If such shelter is to be erected within the limits of the public road, the consent of the Town Board shall be obtained by the applicant; if such shelter is to be erected upon private property the consent of the owner shall be evidenced by a suitable deed or lease.
C. 
Such bus shelter shall be designed and constructed in a manner appropriate for the neighborhood in which it is sought to be placed.
D. 
The operating bus company shall furnish a bond to the Town covering removal of such shelter at the company's expense, in the event of the termination of its franchise or a change in route which would bypass such structure.
E. 
If determined necessary by the Board of Appeals, a suitable pavement in front of the passenger shelter to allow buses to stop off the traveled way shall be installed.
F. 
If determined necessary by the Board of Appeals, suitable landscaping shall be installed.
In any residence district, the Board of Appeals may grant a special permit for the operation of a private club, provided that:
A. 
The privileges of the club shall be limited to bona fide regularly enrolled members and guests accompanying them. The club shall be operated solely for recreational, social, patriotic, political, benevolent or athletic purposes and not for pecuniary gain, but this requirement shall not be construed to prevent the utilization or rental of such club or parts thereof for benefits or performances for a recognized charity or for meetings of other organizations.
B. 
The Board of Appeals may reduce the parking requirements with respect to the number of members or family memberships in any case where the maximum anticipated number of cars at the club, because of its particular type, location, hours of operation, capacity of club facilities or other reason. would be less than the requirements of this chapter, but not less than one space for each three memberships, provided that the club facilities are so laid out that there are lawn areas or other spaces of ample size that could accommodate temporary overflow parking equivalent to the amount of reduction of the requirements.
C. 
A club, organized for purposes which are generally conducted entirely within a building, shall be located on a site at least one acre in area, but not less than the minimum lot size of the district in which it is located. A club organized for purposes one or more of which are usually conducted outdoors shall be located on a site at least two acres in area, but not less than the minimum lot size of the district in which located.
D. 
All enclosed buildings shall be set back at least 75 feet from all street lines and at least 50 feet from all other property lines. All other buildings and all outdoor activity areas and facilities, other than golf courses, shall be set back at least 75 feet from all property lines. No setbacks shall be required for golf courses except that the line from any tee to its green shall be at least 100 feet from all property lines. No more than 10% of the site shall be covered by buildings. The Board may permit the use of an existing building not meeting the setback or area requirements of this section for club purposes, provided that the club meets all other standards and conditions of this chapter.
E. 
The Board of Appeals may permit the use of outdoor public-address systems, provided that no more sound shall carry beyond the limits of the club site than would be inherent in the ordinary residential use of the property. The permit may be contingent upon a demonstration by the applicant of ability to meet this standard.
F. 
No club shall be operated so as to create a nuisance to surrounding properties. The Board of Appeals shall attach such conditions to the permit and may require such fencing or equivalent landscaping or such other facilities as are required to protect neighbors from excessive light or noise or stray balls or other nuisances and hazards, which would be inherent in the operation of the club. Any use of a clubhouse or club site which involves the discharge of firearms, bow and arrow or any other dangerous weapons shall be permitted only upon compliance with all applicable state and local laws. The Board of Appeals shall establish such facilities as are necessary to protect neighboring properties from stray missiles and excessive noise.
G. 
One dwelling unit may be located in the clubhouse for use of the club manager or caretaker and his family. Sleeping rooms or suites, without individual kitchen facilities, shall be permitted for the overnight accommodation of club members and their guests, but there shall be no more than one such sleeping room for each two acres of site area.
H. 
Except as set forth above, all the requirements of the Schedule of Use Regulations[1] shall apply. A permit shall be issued to a qualified organization for a specific use or purpose and for a maximum number of members or seating capacity, and a new permit shall be required for any change of organization, use or purpose or increase in maximum membership or seating capacity.
[1]
Editor's Note: The Schedule of Use Regulations is included at the end of this chapter.
[1]
Editor's Note: Former § 125-71, Hospitals, sanatoriums and nursing or convalescent homes, was repealed 12-19-1989.
Within any NB or CB District, the Board of Appeals may grant a special permit for the operation of a motel or hotel, provided that:
A. 
Use of a hotel site and any buildings or structures thereon shall be limited to the usual hotel activities and accessory uses incidental to the operation of a hotel and of the same general character, provided that all accessory uses shall be planned as an integral part of the hotel and located on the same site therewith.
B. 
The site for each hotel shall be at least seven acres in area and shall have frontage of at least 300 feet on a state or county road.
C. 
All yards shall have a minimum width of 100 feet and off-street parking and loading areas shall be at least 25 feet from any property line.
D. 
The maximum building coverage shall not exceed 10% and the maximum length of any building shall not exceed 200 feet.
E. 
There shall be no more than one hotel sleeping room for each 3,000 square feet of site area or major portion thereof, and no more than 100 sleeping rooms in any one hotel building.
F. 
No building shall be more than two stories or 30 feet in height.
[Amended 4-18-2023 by L.L. No. 5-2023]
Within any CB, RB or LI District, the Planning Board may grant a special permit for the operation of a kennel, as defined in § 125-3, provided that:
A. 
Buildings and structures shall be located at least 15 feet from any road or property line, except that where a residential district adjoins a property line, they shall be at least 50 feet from such lines.
B. 
The Planning Board shall require fencing or other suitable enclosures for any facilities located outside of a building and, in addition, may require buffer landscaping for screening purposes.
C. 
Such use shall comply in all respects with the requirements of the County Department of Health and such further safeguards as the Planning Board may deem appropriate.
Within any residence district, the Board of Appeals may grant a special permit for the operation of a landscape nursery, provided that:
A. 
The minimum lot area is that required by the zoning district in which it is located or two acres, whichever is larger. If the operation is conducted in conjunction with a residential use, the minimum lot area shall be that required for the residential use, plus two acres.
B. 
No structures used for nursery purposes, including greenhouses, shall be less than 75 feet from any property line.
C. 
Total floor area of all buildings used for nursery purposes shall not exceed 5% of the lot area. The floor area of all structures used as greenhouses shall not exceed 1,500 square feet. The Board of Appeals shall require such screening around all greenhouses as it deems necessary to prevent the dissemination of excessive light beyond the boundaries of the site.
D. 
No unenclosed storage of equipment or of malodorous or dust-producing substances shall be permitted.
E. 
No retail sale of goods or products shall be permitted, except those classes authorized by the Board of Appeals at the time of the issuance of the special permit. The Board of Appeals may, however, at the request of the owner and after public hearing as hereinbefore provided, permit the owner of a nursery for which a special permit has been issued to change or expand the classes of goods and products which are sold. In general, such classes shall be limited to trees, shrubs, flowers or other living plant material; plant and grass seeds; the fertilizers, mulches, soil conditioners, weed-control chemicals, etc., necessary for their propagation, nutriment and control; and seasonal decorative plant material, such as Christmas trees, wreaths, etc. It is not the intent of this subsection to permit the establishment in a residence district of a garden furniture or garden hardware center.
F. 
Exceptions.
(1) 
Private gardens. The provisions of this section shall not apply to and no special permit shall be required for the operation of a private, noncommercial garden or greenhouse for personal use only, none of the produce of which is offered for sale.
(2) 
Wholesale nurseries. The provisions of this section shall not apply to wholesale nurseries or propagation nurseries at which no produce or other merchandise is offered for sale on the site to the general public. Such nurseries are deemed to be farms and shall be subject to the regulations of this chapter for farm uses.
(3) 
Garden centers, florists and landscape contractors. The provisions of this section shall not apply to garden centers which sell garden furniture, hardware or equipment or to retail florists, both of which are deemed to be business uses, or to landscape contractors' yards in which heavy equipment, such as earthmoving or similar machinery, is stored, which shall be deemed to be a light industrial use.
[Amended 7-20-1999]
In any residence district, the Board of Appeals may grant a special permit for the construction and operation of a private school, provided that:
A. 
Such school shall comply with all licensing, site area and dimensional requirements established for such schools by the New York State Department of Education or Department of Social Services.
B. 
Such school shall have at least 250 feet of frontage on an improved through or collector road as shown on the adopted Town Development Plan.
C. 
Maximum building area as a percent of lot area shall not exceed 10%, and the maximum of building area, plus paved area, as a percent of the lot shall not exceed 20%.
D. 
All yard setbacks shall be equal to twice those required in the adjoining district, but in no case shall such setbacks be less than 75 feet.
E. 
A buffer area of at least 20 feet in width, containing evergreen landscaping or fencing as, in the judgment of the Board of Appeals, will be adequate to screen the use from the neighboring residential area, shall be required along all adjoining residential property boundaries or across the street from residential properties, except where driveway access is required.
[Added 7-20-1999]
A. 
Intent.
(1) 
It is the intent of this section to provide adequate child care facilities in the Town of Bedford for workers and residents in the Town of Bedford.
(2) 
The Town Board recognizes the importance of and need for child care facilities within the Town. However, the need for child care shall not supersede the requirements to provide child care in a manner that adequately protects the health, safety and general welfare of the children to be served and the parents of those children.
(3) 
The proposed use shall not adversely affect the character or architectural integrity of the neighborhood in which it is located and shall meet the general standards cited in § 125-60 herein.
B. 
Permit requirements.
(1) 
Family day-care homes and group family day-care homes.
(a) 
Family day-care homes and group family day-care homes are subject to the regulations of the Department of Social Services under Social Services Law, § 390, and its implementing regulations. Family day-care homes and group family day-care homes are permitted uses and are exempt from the special permit requirements of this section and site plan review.
(b) 
The provisions of the foregoing section notwithstanding, any building or structure to be erected, constructed, enlarged, altered, or used structurally altered or moved in connection with any child day-care use shall be subject to the building permit requirements of § 125-125A, B, E, F and G; the certificate of compliance requirement of § 125-126; and the certificate of occupancy requirement of § 125-127 hereof.
(2) 
Child day-care centers, school-age child care and nursery schools in commercial and industrial districts. Child day-care center, school-age child care and nursery Schools are a permitted use in the RO, PB-O, PB-R, NB, CB, RB and LI Districts and shall be reviewed by the Planning Board in accordance with requirements set forth in § 125-86, site plan approval, and the dimensional requirements of the zoning district in which they are located.
(3) 
Child care centers, school-age child care and nursery schools in residential districts.
(a) 
In any residence district, the Planning Board may grant a special permit for the operation of a child day-care center or school-age child care or nursery school use subject to compliance with the requirements of this section.
(b) 
The Planning Board may modify the requirements of this section for uses within the properties of churches or other places of worship or private schools where such modification will not have the effect of nullifying the intent and purpose of these regulations.
C. 
Submission requirements for child care center, school-age child care and nursery schools. The following items shall be submitted with each application:
(1) 
Special permit application form.
(2) 
Survey.
(3) 
Site plan with requirements as set forth in § 125-88, and also including, but not limited to, the following:
(a) 
Proposed outdoor recreational space (play areas).
(b) 
Proposed parking areas, dropoff and pickup areas.
(c) 
Proposed emergency vehicular access.
(d) 
Proposed landscaping buffers.
(e) 
Proposed exterior lighting.
(f) 
Proposed fences.
(g) 
Existing and proposed buildings and structures.
(h) 
Proposed signs.
(i) 
Other physical features indicating existing uses of buildings and structures on the subject property as well as the ownership, current use and location of buildings on all adjacent properties.
(j) 
Location map showing street access.
(4) 
Proposed interior floor plan, including but not limited to proposed uses of all interior areas with dimensions, entrances and exits, toilets, stairwells, fire and smoke detectors, etc. Areas not designated for child use shall be so indicated.
(5) 
Full description of proposed operation, including:
(a) 
Opening and closing times.
(b) 
Proposed interior floor space and exterior play area per child.
(c) 
Schedule of outdoor play area use, stating number of children at any given time.
(d) 
Total enrollment and staff and maximum number of children on site at any one time.
(e) 
Discussion of special events, such as large group meetings, parent meetings or open-house days. Estimated dates and time schedules shall be included.
(6) 
A proposed daily transportation schedule, including the following information:
(a) 
Opening and closing times.
(b) 
Staff arrival and departure times.
(c) 
Student arrival and departure times.
(d) 
Whether students arrive by car or other vehicles.
(e) 
Indication of the size and capacity of other vehicles.
(f) 
Reception and dismissal procedures for students.
(7) 
A location map showing the proposed location in the Town and an analysis of anticipated traffic impacts in the local road network, such as difficult left turns, stacking or queuing problems.
(8) 
A copy of the formal application made to the New York State Office of Children and Family Services or the New York State Department of Education.
D. 
Dimensional requirements for child day-care centers, school-age child care and nursery schools. The lot shall meet all requirements of § 125-50 herein for the district in which the use is located.
E. 
Outdoor play areas for child day-care centers, school-age child care and nursery schools.
(1) 
Said facility shall include an outdoor fenced play area of a size, design and location suitable for the specific use of the children attending the facility.
(2) 
The outdoor play area may be permitted in front of the residence structure but not within the minimum required front yard specified in § 125-50 for the district in which the use is located, if the Board determines that sufficient buffering is provided and the play area will be safety separated from vehicles.
(3) 
A minimum of 75 square feet per student of outside play space shall be provided for utilization at any one time.
(4) 
Outdoor play areas shall be located no nearer than 25 feet to any side property line and no nearer than 50 feet to any rear property line and no nearer than 60 feet to any neighboring residence that is not a part of the facility. An evergreen buffer at least 20 feet in width shall be provided between the play area and the side and rear property lines. These buffer requirements may be modified by the Board if a site is located adjacent to a Town park or other permanent open space. The required sixty-foot setback from neighboring residences may be waived where the Planning Board finds that the site contains unique features which allow suitable buffering of the impacts to be achieved.
(5) 
The outdoor play area shall be free from any condition which is known to be hazardous and/or dangerous to the health and safety of the children using the area. The outdoor play area shall be a grassy area or some other suitable material.
(6) 
The play area shall be completely fenced in and separated from any driveways, streets or dropoff and or pickup areas.
F. 
Off-street parking and dropoff and pickup areas.
(1) 
All parking shall be on site. There shall be provided one space per three children enrolled and one handicapped space.
(2) 
No parking areas or dropoff and/or pickup areas shall be permitted within the minimum front yard. Driveways may be permitted within the minimum front yard.
(3) 
A twenty-foot-wide evergreen buffer will be provided between any parking areas or dropoff and pickup areas and any property line. No parking areas, dropoff or pickup areas shall be located less than 60 feet from any adjacent residence.
(4) 
Each day-care center must provide dropoff and pickup areas on the property. All vehicles that are dropping off or picking up children must be accommodated on the site. The dropoff and pickup area must be completely separated from the recreation and play area. The dropoff and pickup area must provide direct access to the facility and must provide separate standing and queuing areas.
(5) 
All children shall be dropped off and picked up on site, not on adjacent roadways.
G. 
Additional conditions.
(1) 
The Planning Board may require additional fencing and landscaping and attach such other conditions and safeguards as may be considered necessary to protect the character of the surrounding residential neighborhood. The grounds and the exterior of the buildings shall be kept and maintained in conformity with the standards of good residential property.
(2) 
Any special permit issued pursuant to this section shall not be deemed effective until the applicant submits proof that it has received approval for the facility from the New York State Office of Child and Family Services or the New York State Education Department.
(3) 
Any modification of an approved site plan or facility will require a new application for special permit and site plan.
[Amended 5-21-2013 by L.L. No. 1-2013[1]]
In any district, the Planning Board may grant a special permit for the construction of a public utility substation, communication relay station, provided that:
A. 
The facility shall serve the area of the Town of Bedford and/or immediately adjacent communities.
B. 
The minimum lot for a public utility facility shall be that required by the zoning district in which it is located or one acre, whichever is greater. The maximum building area, in percentage of the lot, shall be 25%. There shall be provided suitable fencing to protect the public and evergreen planting of sufficient height and density to screen effectively the substation from surrounding property.
C. 
Setbacks.
(1) 
All structures, including required fencing, shall be set back from the boundaries of the parcel a horizontal distance equal to the greatest of the following:
(a) 
The height of the structure, measured from its nearest base.
(b) 
The yard requirements of the zoning district.
(c) 
Thirty feet.
(2) 
The Planning Board may increase these required setbacks or attach other conditions in order to prevent any hazard to the public or noise nuisance to surrounding property. Substations which would be a nuisance to surrounding property because of smoke, gas, odor, heat or vibration shall not be permitted in any residence or business district.
D. 
There shall be adequate off-street parking area for maintenance, service or other vehicles, but in no case less than two parking spaces.
[1]
Editor's Note: This local law also provided that it take effect immediately upon filing with the Secretary of State, and further provided that all applications for special permit uses filed prior to its adoption proceed pursuant to the law as it existed at the time of filing.
[Amended 5-21-2013 by L.L. No. 1-2013]
In any district, the Planning Board may grant a special permit for the construction of public utility transmission lines, provided that:
A. 
The provisions of this section shall not apply to telephone, electric light and power distribution lines usually located along public highways or to local underground conduits, cables, gas, sewer and water distribution mains or pipes, provided that such lines are installed in accordance with nationally recognized standards in such a manner and location so as not to create an unusual hazard or otherwise jeopardize public safety.
B. 
The lines shall serve the area of the Town of Bedford and/or immediately adjacent communities, and it shall be clearly demonstrated that such lines will not endanger the public or the surrounding property.
C. 
A right-of-way of sufficient width shall be provided to permit the safe construction and maintenance of the transmission line and to prevent any nuisance or hazard to surrounding property. Transmission towers shall be located along the center line of the right-of-way. The right-of-way shall be of sufficient width so that the horizontal distance between any base of any transmission tower and the boundary of the right-of-way is at least equal to the height of the tower.
D. 
In built-up areas, the Planning Board may require that the lines be located underground.
E. 
The Planning Board shall require suitable fencing and landscaping of the right-of-way and of the towers or other structures, where such fencing and landscaping is required for the safety of the public or conservation of the values of surrounding property.
F. 
Any substations along such transmission lines shall be subject to the provisions of § 125-76 of this Article.
G. 
Gas booster stations or storage tanks shall not be permitted.
In any district, the Planning Board may grant a special permit for the boarding of 10 or more horses, provided that:
A. 
Barns and manure storage areas shall be located at least 50 feet from any property line and at least 150 feet from any existing residence other than that on the lot. Fences and all exercise yards or pasture lands shall be located at least five feet from each property line. Abutting lots with common beneficial ownership shall be considered a single lot.
B. 
All feed shall be housed in rodentproof containers.
C. 
Such use shall comply in all respects with the requirements of the Westchester County Department of Health.
D. 
Commercial livery stables are not permitted.
E. 
The Planning Board may specify other requirements as applicable to the circumstances of a particular case.
[Amended 5-15-1984; 7-25-1989]
A. 
It is the intention of this section to permit the creation, subject to the standards listed below, of accessory apartments in the Town for the purposes of maintaining a supply of small rental or owner-occupied housing units designed to meet the needs of persons, both young and old, of moderate income and to permit the efficient use of the Town's housing stock by providing economic support for owners of larger structures and incentives for maintenance of these structures. To achieve these goals and to promote the other objectives of the Zoning Ordinance to serve the health and welfare of the Town's people, the regulations below have been created.
B. 
In all residence districts, the Planning Board may grant a special permit to create an accessory apartment in an existing single-family dwelling, but not in an accessory structure, provided that:
(1) 
The residence structure, including all additions, in which the accessory apartment is to be located shall have been in existence prior to the adoption of this chapter. No permit for an accessory apartment shall be granted until five years after the construction of the entire structure, including all additional and all accessory structures. Should alterations be made to a pre-1989 building for which an accessory apartment or cottage is later requested, no permit shall be granted until five years after the construction of the entire structure, including all additions, and all accessory structures.
[Amended 8-4-1992]
(2) 
The owner of the lot on which the accessory apartment is located shall occupy at least one of the dwelling units on the premises.
(3) 
No more than five persons shall occupy the lot.
(4) 
There shall be no more than one accessory apartment per lot.
(5) 
The lot must meet the lot area, yard and coverage requirements for the zoning district in which it is located. The Planning Board may reduce these requirements by not more than one-third (1/3) where it determines that this reduction will conform to the spirit of the regulations and will enable the proper development of the property, including adequate parking areas and accessibility and compliance with health and safety requirements.
(6) 
A separate entrance shall be provided for the accessory apartment at the side or rear of the structure. No exterior changes shall be made to the dwelling which, in the opinion of the Planning Board, will alter the single-family character of the dwelling.
(7) 
No fewer than two off-street parking spaces suitable for year-round use shall be provided on the lot. No new driveway access to the street shall be permitted. The Board may require the installation of screening and/or planting to buffer parking areas from the street or from adjoining residences.
(8) 
The accessory apartment shall contain at least 400 square feet and not more than 800 square feet of gross floor area but shall not exceed 25% of the total floor area of the principal residence structure unless, in the opinion of the Planning Board, a greater or lesser amount of floor area is warranted by the specific circumstances of the particular building.
(9) 
In lieu of the requirements of Article VII, § 125-58, of this chapter requiring the submission of a preliminary site plan, an applicant under this section shall furnish sufficient data to indicate existing building and lot conditions to enable the Planning Board and Building Inspector to review the application and the Building Inspector to inspect the premises. This information shall include an informal, dimensional floor plan of the proposed accessory apartment. No preliminary site plan fee is required. An application fee shall be paid as listed in the fee schedule adopted by the Town Board.
(10) 
The approval of the Westchester County Department of Health must be obtained for water supply and sewage disposal systems prior to the approval of the special use permit.
(11) 
The Building Inspector shall inspect the proposed accessory apartment and report, in writing, any deficiencies to the Planning Board prior to the granting of the special use permit.
(12) 
The duration of the permit shall be limited to five years and may be renewed by application to the Building Inspector. Prior to the renewal of the permit, the Building Inspector shall inspect the building and determine that all of the criteria above and those imposed upon the original special use permit continue to be met. The property owner shall pay to the Town Clerk a fee, in an amount set forth in the Town fee schedule, for all inspections pursuant to this section.
[Amended 6-18-2013 by L.L. No. 2-2013]
[Added 7-25-1989]
A. 
In the R-2A and R-4A Districts, the Planning Board may grant a special permit to create a cottage in an existing accessory building, provided that:
(1) 
The accessory building in which the cottage is to be located shall have been in existence prior to the adoption of this chapter. No permit for a cottage shall be granted until five years after the construction of the accessory building, including all additions.
(2) 
The total floor area to be occupied by the cottage within the accessory building must have been in existence prior to the adoption of this chapter.
(3) 
The owner of the lot on which the cottage is to be located shall occupy at least one of the dwelling units on the premises.
(4) 
There shall be no more than one cottage or accessory apartment per lot.
(5) 
The lot must meet the lot area, yard and coverage requirements for the zoning district in which it is located. The Planning Board may reduce these requirements by not more than one-third (1/3) where it determines that this reduction will conform to the spirit of the regulations and will enable the proper development of the property, including adequate parking areas and accessibility and compliance with health and safety requirements. In the case where the accessory structure does not meet yard requirements, the Planning Board may require that no windows shall face the adjacent owner's property and may require the installation of screening and/or planting to buffer the accessory structure from adjoining residences.
[Amended 8-4-1992]
(6) 
A minimum of two off-street parking spaces suitable for year-round use shall be provided on the lot. The Board may require the installation of screening and/or planting to buffer parking areas from the street or adjoining residences. A single driveway shall be used for access to both the main residence and cottage.
(7) 
The cottage shall contain at least 400 square feet and not more than 800 square feet of gross floor area, but shall not exceed 25% of the total floor area of the principal residence structure unless, in the opinion of the Planning Board, a greater or lesser amount of floor area is warranted by the specific circumstances of the particular building.
(8) 
In lieu of the requirements of Article VII, § 125-58, of this chapter requiring the submission of a preliminary site plan, an applicant under this section shall furnish sufficient data to indicate existing building and lot conditions to enable the Planning Board and Building Inspector to review the application and the Building Inspector to inspect the premises. This information shall include an informal, dimensional floor plan of the proposed cottage. No preliminary site plan fee is required. An application fee shall be paid as listed in the fee schedule adopted by the Town Board.
(9) 
The approval of the Westchester County Department of Health must be obtained for water supply and sewage disposal systems prior to the approval of the special use permit.
(10) 
The Building Inspector shall inspect the proposed cottage and report, in writing, any deficiencies to the Planning Board prior to the granting of the special use permit.
B. 
The duration of the permit shall be limited to five years and may be renewed by application to the Building Inspector. Prior to the renewal of the permit, the Building Inspector shall inspect the building and determine that all of the criteria above and those imposed upon the original special use permit continue to be met. The property owner shall pay to the Town Clerk a fee, in an amount set forth in the Town fee schedule, for all inspections pursuant to this section.
[Amended 6-18-2013 by L.L. No. 2-2013]
In any residence district, the Board of Appeals may grant a special permit for a cemetery, subject to compliance with the conditions of all other agencies with jurisdiction over this use.
In any district, the Board of Appeals may grant a special permit for a reasonable period of time not to exceed two years for temporary structures and uses not permitted by this chapter in the districts in which they are to be located.
[Amended 5-21-2013 by L.L. No. 1-2013]
In any residence district, the Planning Board may grant a special permit for a philanthropic or eleemosynary use or institution, Such use or institution shall have frontage and access on a county or state road. Applicants for this permit shall be required to demonstrate their nonprofit status as well as their community purpose. For the purposes of promoting the public health, safety, morals and general welfare, the Planning Board may establish conditions to mitigate the effect of such use on neighboring properties.
In any residence district, the Board of Appeals may grant a special permit for a church or other place of worship.
[Amended 5-21-2013 by L.L. No. 1-2013]
In any residence district, the Planning Board may grant a special permit for the operation of a group-care facility, subject to the following:
A. 
The minimum lot area required for the establishment of a group-care facility shall be the same as that required for other dwellings in the district in which it is located, except that the minimum lot area requirement shall be increased by 10% for each nonsupervisory resident in excess of six up to the maximum permitted number of 12.
B. 
For purposes of furthering the state's dispersal and deinstitutionalization policy, to prevent the undue concentration of group-care facilities in any one area and to preserve the social as well as the physical character of one-family residential neighborhoods, no new group-care facility shall be established within one-half (1/2) mile of any existing such facility.
C. 
A minimum of one off-street parking space shall be provided for each vehicle located at the group-care facility or operated on a daily basis in connection therewith, but in no case shall less than two off-street parking spaces be provided.
D. 
In addition to all other normally required items of information, the following additional documentation shall also be submitted with the special permit application:
(1) 
A copy of the operating certificate issued by the New York State Department of Social Services or Department of Mental Hygiene.
(2) 
Copies of all correspondence between the applicant and the State of New York with respect to the proposed facility.
(3) 
A complete statement of the proposed type, number, age and permanency of residence of the persons to be cared for, and the number and qualifications of both resident and nonresident adult supervisory personnel.
(4) 
A complete statement of the applicant's plans for the social and economic integration of the projected residents into the community, including their educational, employment and recreational needs, transportation and service requirements and any other such information as may be relevant and determined necessary by the Planning Board.
(5) 
A vicinity map indicating the location of the proposed facility in relation to other existing group care facilities or other similar types of care facilities within a radius of two miles of the subject site.
[Amended 5-21-2013 by L.L. No. 1-2013]
In the LI District, the Planning Board may grant a special permit for the operation of a solid waste transfer station, provided that the site is located on a state or county road and will not adversely affect traffic on residential roads.
[Added 10-29-1985]
Within the PB-O(K) District, the Planning Board may grant a permit subject to the following:
A. 
Uses. Sites in the PB-O(K) District may be used for business and professional offices, including executive, medical, administrative, editorial, educational, engineering, financial and statistical purposes, and two-family dwellings in buildings existing prior to September 1, 1985.
B. 
Lots less than 20,000 square feet. Residential structures which are existing in the PB-O(K) District and are on lots less than 20,000 square feet in area may be converted to office or two-family use, provided that there is no physical enlargement of the structure and the lot area is not reduced.
C. 
Landscaping. In addition to the requirements of §§ 125-24 and 125-108, the following shall apply: Landscaping of those portions of the property not covered by buildings, driveways, walks or parking areas shall be required. Where a side or rear yard abuts a residence district boundary, Sunrise Avenue, Orchard Street or Congdon Lane, evergreen trees or shrubs, of such type and spacing as may be required by the Planning Board, shall be planted. Such plantings shall have an initial height of at least five feet and shall be planted in sufficient density to screen from view from abutting land in the residence district any accessory parking, loading or storage area and any business operations not hidden by buildings or other walls and fences. A fence or wall, suitable in appearance to the surrounding area, may be substituted for or required in addition to the landscaping, upon a finding by the Planning Board that such wall or fence will better achieve the desired screening effect. Proper maintenance of all landscaping shall be a continuing requirement. No driveway, parking, loading, storage or other area with a paved or graveled surface shall be located within 25 feet of a residence district boundary.
D. 
Driveway access. All vehicular access to uses in the PB-O(K) District shall be only over Bedford Road (Route No. 117). No driveway shall be located within 25 feet of a residence district boundary.
E. 
Working hours. The normal hours of operation of office uses in the PB-O(K) District shall be limited to between 7:00 a.m. and 8:00 p.m.
F. 
Refuse disposal. Storage of refuse shall be within the principal building or within a locked, roofed accessory building.
[Added 3-2-1999 ; amended 5-21-2013 by L.L. No. 1-2013; 3-26-2018 by L.L. No. 2-2018; 12-18-2018 by L.L. No. 19-2018]
A. 
Purpose and legislative intent.
(1) 
The purpose of this section is to establish uniform standards for the siting, design, permitting, maintenance, and use of wireless telecommunications facilities in the Town of Bedford. While the Town recognizes the importance of wireless communications facilities in providing high-quality communications service to its residents and business, the Town also recognizes that it has an obligation to protect public safety and to minimize the adverse effects of such facilities.
(2) 
By enacting this chapter, the Town intends to:
(a) 
Provide for the managed development of wireless telecommunications facilities in a manner that enhances the benefits of wireless communications and accommodates the needs of Town residents and wireless carriers in accordance with federal, state and local laws and regulations;
(b) 
Establish fair and efficient processes for review and approval of applications;
(c) 
Establish procedures for the design, siting, construction, installation, maintenance and removal of wireless telecommunications facilities in the Town;
(d) 
Address and provide for new wireless technologies, including, but not limited to, microcell and distributed antenna systems ("DAS") technologies;
(e) 
Encourage the co-location of wireless communications facilities on existing structures rather than the construction of a new support structures;
(f) 
Protect Town residents and businesses from potential adverse impacts of wireless communications facilities, to the extent permitted under law, and to attempt to preserve the visual character of established communities and the natural beauty of the landscape;
(g) 
Minimize safety hazards and avoid potential damage to adjacent properties through proper locational, engineering and operational requirements;
(h) 
Minimize adverse visual and aesthetic impacts of wireless telecommunications facilities to the maximum extent practicable through careful design, siting, landscaping, screening and innovative camouflaging techniques;
(i) 
Protect the physical appearance of the Town and preserve its scenic and natural beauty;
(j) 
Protect the public health, safety and welfare;
(k) 
Protect property values of the community;
(l) 
Minimize the impact of such facilities on residential properties;
(m) 
Encourage the siting of wireless telecommunications services facilities on properties and areas which are not used exclusively for residential purposes; and
(n) 
Protect, to the maximum extent practicable, aesthetic qualities, the open space character of the Town of Bedford, the property values of the community, the health and safety of citizens, and a citizen's ability to receive communication signals without interference from other communication providers, while not unreasonably limiting competition among communication providers.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ACCESSORY OR ANTENNA EQUIPMENT
Any equipment serving or being used in conjunction with wireless telecommunications facilities and located on the same property or lot as the wireless telecommunications facilities, including, but not limited to, utility or transmission equipment, power supplies, generators, batteries, cables, equipment buildings, cabinets and storage sheds, shelters, buildings and similar structures, and, when co-located on a structure, which is mounted or installed at the same time as an antenna.
ANTENNA
An apparatus designed for the purpose of emitting radio frequency (RF) radiation, to be operated or operating from a fixed location, for the provision of personal wireless service (whether on its own or with other types of services). For purposes of this definition, the term "antenna" does not include an unintentional radiator, mobile station, or device authorized under Part 15 of Title 47 of the United States Code.
BASE STATION
A structure or equipment at a fixed location that enables Commission-licensed or -authorized wireless communications between user equipment and a communications network.
(1) 
The term includes, but is not limited to, equipment associated with wireless communications services such as private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul.
(2) 
The term includes, but is not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, regular and backup power supplies, and comparable equipment, regardless of technological configuration (including distributed antenna systems and microcell networks).
(3) 
The term includes any structure that supports or houses equipment described in Subsections (1) and (2) of this definition that has been reviewed and approved under the applicable zoning or siting process, even if the structure was not built for the sole or primary purpose of providing such support.
(4) 
The term does not include any structure that, at the time the relevant application is filed with the Town under this section, does not support or house equipment described in Subsections (1) and (2) of this definition.
CO-LOCATION
Consistent with the Nationwide Programmatic Agreement (NPA) for the co-location of wireless antennas:
(1) 
Mounting or installing an antenna facility on a preexisting structure; and/or
(2) 
Modifying a structure for the purpose of mounting or installing an antenna facility on that structure.
DISTRIBUTED ANTENNA SYSTEM (DAS)
A network of spatially separated antenna sites connected to a common source that provides wireless communications service within a geographic area or structure.
EAF
The environmental assessment form approved by the New York State Department of Environmental Conservation.
FAA
The Federal Aviation Administration, or its duly designated and authorized successor agency.
FCC
The Federal Communications Commission, or its duly designated and authorized successor agency.
HEIGHT
When referring to a structure, the distance measured from the preexisting grade level to the highest point on the structure, including the antenna and any other appurtenances.
LARGE WIRELESS FACILITY
Any wireless telecommunications facility that is not a small wireless facility.
MICROCELL FACILITY
Microcells are low-powered wireless base stations that function like cells in a mobile wireless network, typically covering targeted indoor or localized outdoor areas ranging in size from homes and offices to stadiums, shopping malls, hospitals, and metropolitan outdoor spaces. A microcell facility meets both the following qualifications: each antenna is located inside an enclosure of no more than six cubic feet in volume or, in the case of an antenna that has exposed element, the antenna and all of its exposed elements could fit within an imaginary enclosure of no more than six cubic feet; and all other wireless equipment associated with the facility is cumulatively no more than 17 cubic feet in volume.
MODIFICATION
The improvement, upgrade or expansion of existing wireless communications facilities, or the improvement, upgrade or expansion of the wireless communications facilities located within an existing equipment compound if the improvement, upgrade, expansion or replacement does not substantially change the physical dimensions of the wireless communications facilities.
MONOPOLE
A wireless communications support structure which consists of a single pole, designed and erected on the ground or on top of a structure, to support a wireless communications antenna and accessory equipment.
NIER
Nonionizing electromagnetic radiation.
PERSON
Any individual, corporation, estate, trust, partnership, joint-stock company, association of two or more persons having a joint common interest, or any other entity.
PUBLIC RIGHT-OF-WAY
Any way over which the public possesses the right to travel, which heretofore has been duly laid out, adopted and established by law, whether publicly owned or not. The term "road" includes state, county and Town highways and roads, streets, squares, places, courts, boulevards, parkways and other ways, however designated, to which the public has access.
REPLACEMENT
The replacement of existing wireless communications antenna on any existing support structure or on existing accessory equipment for maintenance, repair or technological advancement with equipment composed of the same wind loading and structural loading that is substantially similar in size, weight, and height as the existing wireless communications antenna and which does not substantially change the physical dimensions of any existing support structure.
SMALL WIRELESS FACILITY
A wireless telecommunications facility, including, but not limited to, DAS and microcells, that meets each of the following conditions:
(1) 
The structure on which antenna facilities are mounted:
(a) 
Is 50 feet or less in height; or
(b) 
Is no more than 10% taller than other adjacent structures; or
(c) 
Is not extended to a height of more than 10% above its preexisting height as a result of the co-location of new antenna facilities; and
(2) 
Each antenna (excluding associated antenna equipment) is no more than three cubic feet in volume; and
(3) 
All antenna equipment associated with the facility (excluding antennas and backup power and related backup power equipment) is cumulatively no more than 28 cubic feet in volume; and
(4) 
The facility does not require antenna structure registration under Part 17;
(5) 
The facility is not located on tribal lands, as defined under 36 CFR 800.16(x); and
(6) 
The facility does not result in human exposure to radio-frequency radiation in excess of the applicable safety standards specified in Rule 1.1307(b).
STEALTH TECHNOLOGY
Camouflaging methods applied to wireless communications facilities which render them more visually appealing or which serve to blend the proposed facility into the existing structure or visual backdrop in such a manner as to render it minimally visible to the casual observer. Such methods include, but are not limited to, architecturally screened roof-mounted facilities, building-mounted antennas painted to match the existing structure, and facilities constructed to resemble trees, shrubs, light poles, and the like.
STRUCTURE
A pole, tower, base station, or other building, whether or not it has an existing antenna facility, that is used or to be used for the provision of personal wireless service (whether on its own or commingled with other types of services).
SUBSTANTIAL CHANGE
A modification substantially changes the physical dimensions of an eligible support structure if it meets any of the following criteria:
(1) 
The mounting of a proposed antenna on existing towers that would increase the original height of the tower by more than 10%, or by the height of one additional antenna array with separation from the nearest existing antenna not to exceed 20 feet, whichever is greater; for other eligible support structures, it increases the height of the structure by more than 10% or more than 10 feet, whichever is greater.
(2) 
The mounting of the proposed antenna would involve the installation of more than the standard number of new equipment cabinets for the technology involved, not to exceed four, or more than one new equipment shelter.
(3) 
The mounting of the proposed antenna would involve adding an appurtenance to the body of an existing wireless telecommunications support structure that would protrude from the edge of the original support structure more than 20 feet, or more than the original width of the support structure at the level of the appurtenance, whichever is greater; for other eligible support structures, it involves adding an appurtenance to the body of the structure that would protrude from the edge of the structure by more than six feet, except that the mounting of the proposed antenna may exceed the size limits herein if necessary to shelter the antenna from inclement weather or to connect the antenna to the support structure via cable.
(4) 
The mounting of the proposed antenna would involve excavation outside the current existing structure site, defined as the current boundaries of the leased or owned property surrounding the existing structure and any access or utility easements currently related to the site.
(5) 
The modification defeats concealment and/or stealth elements of the support structure.
(6) 
The modification does not comply with prior conditions of the approval for the existing structure and/or site; provided, however, that this limitation does not apply to any modification that is noncompliant only in a manner that would not exceed the thresholds identified above.
TRANSMISSION EQUIPMENT
Equipment that facilitates transmission for any Commission-licensed or -authorized wireless communications service, including, but not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, and regular and backup power supply. The term includes equipment associated with wireless communications services, including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul.
UTILITY POLE
A pole or similar structure that is used in whole or in part for the purpose of carrying electric distribution lines or cables or wires for telecommunications, cable or electric service, or for lighting, traffic control, signage, or a similar function, regardless of ownership, including Town-owned poles or poles owned by other utility companies. Any utility pole in excess of 50 feet shall be deemed a tower.
WIRELESS TELECOMMUNICATIONS FACILITY
A structure, facility or location designed or intended to be used as, or used to support, antennas, along with any antennas located on such structure and any accessory equipment. It includes, without limit, freestanding towers, guyed towers, monopoles, DAS, microcell or small wireless facilities on utility poles in the public right-of-way or property of the Town or within the Town and similar structures that employ stealth technology, including, but not limited to, structures such as a multistory building, church steeple, silo, water tower, sign or other similar structures intended to mitigate the visual impact of an antenna or the functional equivalent of such. It includes any structure, antennas and accessory equipment intended for transmitting and/or receiving radio, television, cellular, paging, 911, personal telecommunications services, commercial satellite services, microwave telecommunications or other cellular communications technologies, but excluding those used exclusively for the Town's fire, police and other dispatch telecommunications, or exclusively for private radio and television reception and private citizen's bands, amateur radio and other similar telecommunications.
WIRELESS TELECOMMUNICATIONS PROVIDER
A wireless telecommunications infrastructure provider or a wireless telecommunications services provider.
C. 
Permits for wireless telecommunications facilities.
(1) 
Except as otherwise provided by this section, no person shall be permitted to site, place, build, construct, modify or prepare any site for the placement or use of wireless telecommunications facilities without having first obtained either a special use permit for a large wireless facility or a small wireless permit for a small wireless facility.
(2) 
Notwithstanding anything to the contrary in this section, any application for a wireless telecommunications facility that does not substantially change the dimensions of a wireless telecommunications facility shall not require a special use permit or a small wireless facility permit. In the event that a modification to, or replacement of, an existing wireless telecommunications facility does not substantially change such existing wireless telecommunications facility, all that shall be required is a building permit from the Town Building Inspector.
(3) 
A repair and/or maintenance of an existing wireless telecommunications facility shall not require a special use permit or small wireless facility permit.
(4) 
In addition to the requirements set forth for the issuance of a small wireless facility permit or special use permit for a wireless telecommunications facility to be located in a public right-of-way as set forth in this section, any telecommunications provider seeking to place a wireless telecommunications facility in the public right-of-way shall also comply with the procedures and requirements set forth in Chapter 104 of the Town Code relating to conducting construction activities within the public right-of-way. To the extent any provisions in Chapter 104 are inconsistent with the provisions set forth in this section, the provisions in this section shall control.
(5) 
Notwithstanding the provisions set forth in this § 125-85.2C, in the event an application seeks to place a wireless telecommunications facility on property owned or controlled by the Town, other than within a Town-owned public right-of-way, such application shall be exempt from the requirements of this section and shall remain within the sole and absolute discretion of the Town Board, which may impose such conditions on any such use as it deems appropriate. Nothing herein shall be deemed to create any right or entitlement to use Town property for such wireless telecommunications facility.
(6) 
In the event any conflict exists between federal or state laws or regulations and any provision of this Wireless Telecommunications Law, the provisions of the most recently adopted federal or state laws or regulations shall be applied and control.
D. 
Small wireless facility permit required.
(1) 
All small wireless facilities shall require a small wireless facility permit to be issued by the Planning Board.
(2) 
The Planning Board shall be empowered to condition the issuance of a building permit upon implementation of stealth technologies or other measures which mitigate visual effect.
(3) 
All applications for small wireless facilities permits shall comply with all applicable provisions of this section. However, notwithstanding anything to the contrary, where appropriate, the Planning Board shall have the authority to waive any requirements set forth in this section relating to an application for, or approval of, a small wireless facility permit, provided that it would further the purposes of this section.
(4) 
Unless otherwise set forth in this chapter, a DAS facility, microcell facility or other type of wireless telecommunications facility not meeting the requirements set forth for small wireless facilities shall require a special use permit from the Planning Board.
E. 
Applications for small wireless facilities.
(1) 
Upon receipt of an application for a small wireless facility, the Planning Board shall review said application and plans in accordance with the standards and requirements set forth in this chapter.
(2) 
The Planning Board may attach such conditions and safeguards to any small wireless facilities permit and site development plan as are, in its opinion, necessary to ensure initial and continued conformance to all applicable standards and requirements.
(3) 
No application shall be accepted and no small wireless facilities permit shall be issued for a property where the Building Inspector has found, or there exists, a violation of the Town Code and where such violation has not been corrected.
(4) 
Granting a small wireless facilities permit shall not waive the requirement for final site plan approval, including fees, in accordance with Chapter 125, Article IX, Site Plan Approval, if applicable.
(5) 
An application for a small wireless facilities permit shall be signed on behalf of the applicant by the person preparing the same and with knowledge of the contents and representations made therein and attesting to the truth and completeness of the information. The landowner, if different than the applicant, shall also sign the application. At the discretion of the Planning Board, any false or misleading statement in the application may subject the applicant to denial of the application without further consideration or opportunity for correction.
(6) 
The applicant must provide documentation to verify it has a legal interest in the site, if not within the public right-of-way. Said documentation may be in the form of a deed, contract or sale or lease for the property, depending on whether the applicant is the property owner, contract vendee or lessee.
(7) 
The applicant shall include a statement, in writing, that:
(a) 
The applicant's proposed small wireless facility shall be maintained in a safe manner and in compliance with all conditions of the small wireless facility permit, without exception, as well as all applicable and permissible federal, state and local laws, statutes, codes, rules and regulations; and
(b) 
The construction of the small wireless facility is legally permissible, including, but not limited to, the fact that the applicant is authorized to do business in New York State.
(8) 
If proposing a new structure for the purpose of supporting a small wireless facility, the application shall be accompanied by a map which shows the applicant's existing and proposed area of coverage. Such map should locate all existing wireless telecommunications facility sites within the Town and within 1/2 mile of the proposed small wireless facility.
(9) 
In addition to all other required information as stated in this section, all applications for the construction or installation of a new small wireless facility or modification of an existing small wireless facility shall contain the following information:
(a) 
A descriptive statement of the objective(s) for the new facility or modification, including and expanding on a need such as coverage and/or capacity requirements;
(b) 
Documentation that demonstrates and proves the need for the small wireless facility to provide service primarily and essentially within the Town. Such documentation shall include, but not be limited to:
[1] 
Information relating to all other wireless telecommunications facilities or antennas associated with such wireless telecommunications facilities that are to be deployed in the Town in conjunction with the proposed small wireless facility; and
[2] 
Propagation studies of the proposed site and all adjoining planned, proposed, in-service or existing sites that demonstrate a significant gap in coverage and/or if a capacity need, including an analysis of current and projected usage;
(c) 
The name, address and phone number of the person preparing the report;
(d) 
The name, address, and phone number of the property owner, operator and applicant;
(e) 
The postal address and Tax Map parcel number of the property;
(f) 
The zoning district or designation in which the property is situated;
(g) 
The size of the property, stated both in square feet and lot line dimensions, and a survey prepared by a licensed professional surveyor showing the location of all lot lines, if the proposed small wireless facility is located outside the public right-of-way;
(h) 
The location of the nearest residential structure;
(i) 
The location, size and height of all existing and proposed structures on the property which is the subject of the application;
(j) 
The type, locations and dimensions of all proposed and existing landscaping and fencing, if the proposed small wireless facility is located outside the public right-of-way;
(k) 
The number, type and model of the antenna(s) proposed, with a copy of the specification sheet;
(l) 
The make, model, type and manufacturer of the utility pole, monopole or other structure on which any antenna or accessory equipment for a small wireless facility is to be located and a design plan stating the structure's capacity to accommodate multiple users;
(m) 
A site plan describing any new proposed structure and antenna(s) and all related fixtures, accessory equipment, appurtenances and apparatus, including, but not limited to, height above preexisting grade, materials, color and lighting;
(n) 
The frequency, modulation and class of service of radio or other transmitting equipment;
(o) 
The actual intended transmission power stated as the maximum effective radiated power (ERP) in watts of the antenna(s);
(p) 
Direction of maximum lobes and associated radiation of the antenna(s);
(q) 
Applicant's proposed maintenance and inspection procedures and related system of records;
(r) 
Documentation justifying the total height of any proposed antenna and structure and the basis therefor. Such justification shall be to provide service within the Town, to the extent practicable, unless good cause is shown;
(s) 
Certification that NIER levels at the proposed site will be and remain within the current threshold levels adopted by the FCC;
(t) 
A signed statement that the proposed installation will not cause physical or RF interference with other telecommunications devices;
(u) 
A copy of the FCC license applicable for the intended use of the wireless telecommunications facilities;
(v) 
Certification that a topographic and geomorphologic study and analysis has been conducted and that, taking into account the subsurface and substrate and the proposed drainage plan, the site is adequate to assure the stability of the proposed wireless telecommunications facilities on the proposed site, though the certifying engineer need not be approved by the Town; and
(w) 
Information relating to the expected useful life of the proposed small wireless facility.
(10) 
The applicant shall furnish written certification that the small wireless facility and attachments are designed and will be constructed to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. If the wireless facility is subsequently approved and constructed, as-built certification indicating that the facility has been constructed in accordance with all standards shall be furnished to the Town prior to issuance of any certificate of occupancy or compliance.
(11) 
All proposed small wireless facilities shall contain a demonstration that the facility will be sited so as to minimize visual intrusion as much as possible given the facts and circumstances involved with the proposed site and facility, will employ stealth technologies as directed by the Planning Board, where appropriate, and will thereby have the least-adverse visual effect on the environment, the character of the community, surrounding properties and on the residences in the area of the wireless telecommunications facility.
F. 
General and specific requirements for small wireless facilities.
(1) 
Design. All small wireless facilities shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most-recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. All small wireless facilities shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Town.
(2) 
Wind and ice. All small wireless facilities structures shall be designed to withstand the effects of wind gusts and ice to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronics Industry Association and Telecommunications Industry Association (ANSI/EIA/TIA-222, as amended).
(3) 
Aviation safety. Small wireless facilities shall comply with all federal and state laws and regulations concerning aviation safety.
(4) 
Public safety communications. Small wireless facilities shall not interfere with public safety communications or the reception of broadband, television, radio or other communications services enjoyed by occupants of nearby properties.
(5) 
Radio frequency emissions. A small wireless facility shall not, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including, but not limited to, the FCC Office of Engineering Technology Bulletin 65, entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended. When a small wireless facility is complete, as-built readings will be taken and submitted to the Town.
(6) 
Maintenance. To the extent permitted by law, the following maintenance requirements shall apply:
(a) 
Small wireless facilities shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
(b) 
Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Town's residents.
(c) 
All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.
(d) 
The owner or operator of a small wireless facility shall maintain standby power generators or batteries capable of powering the small wireless facility for at least 12 hours without additional public utility power and indefinitely with a continuous or replenished fuel supply, where appropriate. Such standby power shall activate automatically upon the failure of public utility power to the site. Notwithstanding the foregoing, the Planning Board may waive the requirement for backup power, where appropriate, including, but not limited to, when a small wireless facility is not located in a densely populated area or on a major thoroughfare.
G. 
Approval procedures.
(1) 
For small wireless facility applications, the Planning Board may, at its discretion, require a public hearing.
(2) 
In any district, the Planning Board may grant a small wireless facility permit for the construction of the wireless telecommunications facility.
(3) 
All decisions of the Planning Board involving applications for a small wireless facility permit shall be in writing and supported by substantial evidence contained in a written record.
(4) 
Time frames for approval.
(a) 
Within 60 days of receipt of a complete application for the co-location of a small wireless facility on a preexisting utility pole, monopole or other existing wireless telecommunications facility support structure, the Planning Board shall make a final decision on whether to approve the application and shall notify the applicant in writing of such decision.
(b) 
Within 90 days of receipt of a complete application for a small wireless facility on a new utility pole, monopole or other new wireless telecommunications facility support structure, the Planning Board shall make a final decision on whether to approve the application and shall notify the applicant in writing of such decision.
(c) 
Within 10 days of receipt of an incomplete application for a small wireless facility, the Town shall notify the applicant in writing of any supplemental information required to complete the application. Upon receipt of an applicant's supplemental information in response to the initial notification of incompleteness by the Town, the applicable shot clock will reset to zero, and the Town shall have the full 60 days or 90 days permitted by law to act on the completed application.
(d) 
For any subsequent determinations of incompleteness beyond the initial, the Town shall notify the applicant of any required supplemental information within 10 days of receipt of the supplemental submission, and such notice shall toll the applicable shot clock until the applicant submits the required supplemental information.
(5) 
All time periods set forth in this section reference calendar days.
H. 
Location.
(1) 
Applications for small wireless facilities shall locate, site and erect said facility in accordance with the following priorities, (a) being the highest priority and (g) being the lowest priority.
(a) 
Co-location on existing utility poles, monopoles or other wireless telecommunications facility support structures on lands owned or controlled by the Town, not including the public rights-of-way;
(b) 
Co-location on a site with existing wireless telecommunications facilities or other wireless telecommunications facility structures in the Town;
(c) 
On other lands owned or controlled by the Town, including, but not limited to, the Town public right-of-way;
(d) 
On lands owned or controlled by other municipal corporations within the Town, to the extent permitted by such other municipal corporation;
(e) 
On nonresidential zoned properties;
(f) 
On residential zoned properties; and
(g) 
No small wireless facilities shall be permitted in the Bedford Historic District, Katonah Historic District, or on any property designated as a Tier I or Tier II property, unless the applicant demonstrates to the Planning Board's satisfaction that the selected site is necessary to provide adequate service and no feasible alternative site exists. Approval shall be required from the Bedford Village Historic District Review Commission, the Katonah Historic District Advisory Commission, or the Historic Building Preservation Commission, as appropriate, before any small wireless facility is approved in the Bedford Historic District, Katonah Historic District, or on any property designated as a Tier I or Tier II property.
(2) 
If the proposed site is not proposed for the highest priority listed above, then a detailed explanation must be provided as to why a site of a higher priority was not selected. The person seeking such an exception must satisfactorily demonstrate the reason or reasons why such a special use permit should be granted for the proposed site and the hardship that would be incurred by the applicant if the permit were not granted for the proposed site.
(3) 
An applicant may not bypass sites of higher priority by stating the site proposed is the only site leased or selected. An application shall address co-location as an option. If such option is not proposed, the applicant must explain to the reasonable satisfaction of the Planning Board why co-location is commercially impracticable.
(4) 
Notwithstanding the above, the Planning Board may approve any site located within the Town, provided that the Planning Board finds that the proposed site will further the purposes of this section, is in the best interest of the safety, public welfare, character and environment of the Town and will not have a deleterious effect on the nature and character of the community and surrounding properties.
I. 
Height.
(1) 
Small wireless facilities shall be no higher than the minimum height necessary. The proposed height, which may be in excess of the maximum height permitted for other structures in the applicable zone, shall address any additional height necessary to accommodate co-location by additional antenna arrays, but under no circumstances is the height to be in excess of what is permitted for small wireless facilities.
J. 
Setback. All wireless telecommunications support structures for small wireless facilities located outside the public right-of-way shall be set back from the property line of the lot on which they are located a distance equal to not less than the total height of the facility, including the support structure, measured from the highest point of such support structure to the finished grade elevation of the ground on which it is situated, plus 10% of such total height. The Planning Board may reduce such setback requirements based upon consideration of lot size, topographic conditions, adjoining land uses, landscaping, other forms of screening and/or structural characteristics of the proposed support structure.
K. 
Visibility.
(1) 
All small wireless telecommunications facilities shall be sited so as to have the least-adverse visual effect on the environment and its character, on existing vegetation and on the residents in the area of the wireless telecommunications facilities sites. If lighting is required, the applicant shall provide a detailed plan for sufficient lighting of as unobtrusive and inoffensive an effect as is permissible under federal, state and local laws, statutes, codes, rules or regulations.
(2) 
Both the small wireless telecommunications facility and any and all accessory equipment shall maximize use of building materials, colors and textures designed to blend with the structure to which it may be affixed and/or to harmonize with the natural surroundings.
(3) 
Small wireless telecommunications facilities shall not be artificially lighted or marked, except as required by law.
(4) 
Electrical and land-based telephone lines extended to serve the wireless telecommunications services facility sites shall be installed underground.
(5) 
Stealth technologies shall be required to be employed in an effort to blend into the surrounding environment and minimize aesthetic impact.
(6) 
Landscaping shall be provided, if appropriate.
L. 
Security.
(1) 
All small wireless telecommunications facilities and antennas shall be located, fenced or otherwise secured in a manner that prevents unauthorized access. Specifically:
(a) 
All antennas and other supporting structures shall be made inaccessible to individuals and constructed or shielded in such a manner that they cannot be climbed or collided with; and
(b) 
Transmitters and telecommunications control points shall be installed in such a manner that they are readily accessible only to persons authorized to operate or service them.
M. 
Recertification of small wireless facilities permit.
(1) 
At the five-year anniversary date after the effective date for the small wireless facility permit and for all subsequent fifth anniversaries of the effective date of the original permit for small wireless telecommunications facilities, the holder of the small wireless facility permit shall submit a signed, written document with the following information to the Town Building Department confirming the compliance of the small wireless facility with the small wireless facility permit. Such submission shall include the following:
(a) 
The name of the holder of the small wireless facilities permit for the wireless telecommunications facilities.
(b) 
The date of the original granting of the small wireless facilities permit.
(c) 
Whether the small wireless facility has been modified since the issuance of the small wireless facilities permit and, if so, in what manner.
(d) 
Any requests for waivers or relief of any kind whatsoever from the requirements of this section and any requirements for a small wireless facilities permit.
(e) 
Certification that the small wireless facilities are in compliance with the original small wireless facilities permit and in compliance with all applicable codes, laws, rules, regulations, and federal certification requirements, including, but not limited to, this section.
(f) 
Certification that the wireless telecommunications facility support structure, attachments and accessory equipment have been designed and constructed (as built) and continue to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. Such certification shall be by a qualified New York State licensed professional engineer.
(2) 
If the holder of a small wireless facility permit does not submit the certifications in Subsection M(1) of this section within the time frame noted in Subsection M(1) of this section, then such small wireless facilities permit shall terminate and any authorizations granted thereunder shall cease to exist on the date of the fifth anniversary of the original granting of the special use permit, or subsequent fifth anniversaries, unless the holder of the small wireless facilities permit adequately demonstrates to the Planning Board that extenuating circumstances prevented a timely submission of such written certification. If the Town Building Inspector agrees that there were extenuating circumstances, then the holder of the expired small wireless facilities permit may submit a late recertification request or application for a new small wireless permit.
N. 
Application fees. At the time that a person submits an application for a small wireless facility, such person shall pay a nonrefundable application fee in an amount as determined by the Town Board and as set forth in the Town Fee Schedule, in addition to any other fee required by law.
O. 
Performance security for small wireless facilities. The applicant and the owner of record of any proposed small wireless facilities property site shall comply with any requirements set forth in Chapter 104 of the Town Code regarding the posting of security to place a small wireless facility in the public right-of-way.
P. 
Authority to inspect. In order to verify that the holder of a small wireless facilities permit and any and all lessees, renters, and/or licensees of small wireless facilities place and construct such facilities, including supporting structures, accessory equipment and antennas, in accordance with all applicable technical, safety, fire, building, and zoning laws, statutes, codes, rules, regulations and other applicable requirements, the Town may inspect at any time, upon providing reasonable notice, all facets of said permit holder's, renter's, lessee's or licensee's placement, construction, modification and maintenance of such facilities, including, but not limited to, structures, antennas, accessory equipment and electromagnetic output.
Q. 
Liability insurance.
(1) 
An applicant for a small wireless facility permit shall secure and at all times maintain public liability insurance for personal injuries, death and property damage, and umbrella insurance coverage, for the duration of the small wireless facilities permit in amounts as set forth below:
(a) 
For co-location on an existing wireless telecommunications facility structure, the insurance policies shall be in the following amounts:
[1] 
Commercial general liability covering personal injuries, death and property damage: $1,000,000 per occurrence/$2,000,000 aggregate;
[2] 
Automobile coverage: $1,000,000 per occurrence/$2,000,000 aggregate;
[3] 
Workers' compensation and disability: statutory amounts.
(b) 
For a small wireless facility located on a new wireless telecommunications structure, the insurance policies shall be in the following amounts:
[1] 
Commercial general liability covering personal injuries, death and property damage: $5,000,000 per occurrence;
[2] 
Automobile coverage: $1,000,000 per occurrence/$2,000,000 aggregate;
[3] 
Workers' compensation and disability: statutory amounts.
(2) 
For a small wireless telecommunications facility on Town property, the commercial general liability insurance policy shall specifically include the Town, the Town Board, other elected officials, and the Town's officers, board members, employees, committee members, attorneys, agents and consultants as additional insureds.
(3) 
The insurance policies shall be issued by an agent or representative of an insurance company licensed to do business in the state and with a Best's rating of at least A.
(4) 
The insurance policies shall contain an endorsement obligating the insurance company to furnish the Town with at least 30 days' prior written notice in advance of the cancellation of the insurance.
(5) 
Renewal or replacement policies or certificates shall be delivered to the Town at least 15 days before the expiration of the insurance that such policies are to renew or replace.
(6) 
Prior to the issuance of a permit for a small wireless facility, the applicant shall deliver to the Town a copy of each of the policies or certificates representing the insurance in the required amounts.
R. 
Indemnification. Any approval for small wireless facilities that is proposed for Town property or in a public right-of-way pursuant to this section shall contain a provision with respect to indemnification. Such provision shall require the applicant, to the extent permitted by law, to at all times defend, indemnify, protect, save, hold harmless, and exempt the Town and its elected officials, officers, board members, employees, committee members, attorneys, agents and consultants from any and all penalties, damages, costs, or charges arising out of any and all claims, suits, demands, causes of action, or award of damages, whether compensatory or punitive, or expenses arising therefrom, either at law or in equity, which might arise out of, or are caused by, the placement, construction, erection, modification, location, product performance, use, operation, maintenance, repair, installation, replacement, removal, or restoration of said facility; excepting, however, any portion of such claims, suits, demands, causes of action or award of damages as may be attributable to the negligent or intentional acts or omissions of the Town or its servants or agents. With respect to the penalties, damages or charges referenced herein, reasonable attorneys' fees, consultants' fees, and expert witness fees are included in those costs that are recoverable by the Town.
S. 
Annual NIER certification. The holder of any small wireless facilities permit shall, annually, certify to the Planning Board, or its authorized designee, that NIER levels at the site where a small wireless facility is located are within the threshold levels adopted by the FCC. In addition, the Town, at its own cost and expense, shall be permitted to conduct its own certification test of the NIER levels at the site where any small wireless facility is located, with or without notice to the wireless telecommunications provider. Once operational, but prior to providing service to customers, as-built readings will be provided to the Town.
T. 
Default and/or revocation of small wireless facilities permit.
(1) 
If any small wireless facilities are constructed, repaired, rebuilt, placed, moved, relocated, modified or maintained in a way that is inconsistent or not in compliance with the provisions of this section or of the small wireless facility permit conditions and requirements, or it is determined conclusively that the applicant made materially false or misleading statements during the application process, then the Planning Board or the Building Inspector, or their designee, shall notify the holder of the small wireless facilities permit in writing of such violation. Such notice shall specify the nature of the violation or noncompliance, and the violations must be corrected within seven days of the date of the postmark of the notice, or of the date of personal service of the notice, whichever is earlier. Notwithstanding anything to the contrary in this subsection or any other section of this section, if the violation or noncompliance causes, creates or presents an imminent danger or threat to the health or safety of lives or property, the Planning Board or Building Inspector may, at their sole discretion, order the violation remedied within 24 hours.
(2) 
If, within the period set forth in Subsection T(1) above, the small wireless facilities are not brought into compliance with the provisions of this section, or of the permit, or substantial steps are not taken in order to bring the affected small wireless facilities into compliance, then the Planning Board or the Building Inspector may revoke such small wireless facility permit and require removal of such small wireless facility pursuant to § 125-85.2U below.
U. 
Removal.
(1) 
Under the following circumstances, the Town may determine that the safety, public welfare, character and environment of the Town warrant and require the removal of small wireless facilities, under the following circumstances:
(a) 
The small wireless facility has been abandoned (i.e., not used as wireless telecommunications facilities) for a period exceeding 90 consecutive days or a total of 180 days in any 365-day period, except for periods caused by force majeure or acts of God, in which case repair or removal shall commence within 90 days;
(b) 
A permitted small wireless facility falls into such a state of disrepair that it creates a safety hazard;
(c) 
The small wireless facilities have been located, constructed, or modified without first obtaining, or in a manner not authorized by, the required small wireless facilities permit, or any other necessary authorization; or
(d) 
Any small wireless facility is determined to be in violation pursuant to § 125-85.2S above and fails to cure such violation within the time set forth in that section.
(2) 
If the Planning Board makes a determination as noted in Subsection U(1) of this section, then it shall notify the holder of the small facilities permit and the owner of the property in writing that said small wireless facilities are to be removed.
(3) 
The holder of the small wireless facilities permit or the owner of the property shall be required to dismantle and remove such small wireless facilities, and all accessory equipment and associated structures, from the site and return the site to its original condition and certify through soils or other testing that no contamination has been created by the facility, such restoration being completed, limited only by physical or commercial impracticability, within 90 days of receipt of written notice from the Town to remove such small wireless facilities. However, if the owner of the property upon which the small wireless facilities are located wishes to retain any access roadway to the small wireless facilities, the owner may do so with the approval of the Town.
(4) 
If the small wireless facilities are not removed or substantial progress has not been made to remove the small wireless facilities within 90 days after the small facility permit holder has received such written notice of removal, then the Planning Board may order officials or representatives of the Town to remove the small wireless facilities at the sole expense of the property owner and/small wireless facility permit holder.
(5) 
If the Town removes or causes to be removed the small wireless facilities, and the owner of the wireless telecommunications facilities does not claim and remove them to a lawful location within 10 days, then the Town may take steps to declare the small wireless facilities abandoned and dispose of or sell them and their components and retain the proceeds therefrom. The Town may also cause the costs associated with the removal and disposal of the small wireless facilities to be assessed on the property in the same manner as a tax or assessment.
V. 
Additional requirements relating to small facility permits.
(1) 
Noncommercial usage exemption. Town residents utilizing satellite dishes, citizens' and/or band radios, and antennas for the purpose of maintaining television, phone, and/or internet connections at their residences shall be exempt from the regulations relating to small wireless facilities enumerated in this section.
(2) 
Prohibited on certain structures. No small wireless facility shall be located on single-family detached residences, single-family attached residences, twin-homes, duplexes, or any residential accessory structure.
W. 
Regulations applicable to small facility permits in the public right-of-way.
(1) 
In addition to the applicable small wireless facility permit provisions listed in this section, all small wireless facilities located in the public right-of-way shall be required to comply with the following regulations:
(a) 
Location. Small wireless facilities in the public right-of-way shall be co-located on existing wireless telecommunications facilities, whenever possible. If co-location is not technologically feasible, the applicant shall locate its small wireless facility on existing utility poles or other structures that do not already act as wireless telecommunications facility support structures.
(b) 
Design requirements:
[1] 
All equipment shall be the smallest and least visibly intrusive equipment feasible.
[2] 
Antennas and accessory equipment shall be treated to match the supporting structure and may be required to be painted, or otherwise coated, to be visually compatible with the support structure upon which they are mounted.
(c) 
Equipment location. Small wireless facilities and any accessory equipment in the public right-of-way shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists, or to otherwise inconvenience public use of the public right-of-way as determined by the Town. In addition:
[1] 
In no case shall ground-mounted accessory equipment, walls, or landscaping be located within 18 inches of the face of the curb, or within four feet of the edge of the cartway, or within an easement extending onto a privately-owned lot;
[2] 
To the extent feasible, accessory equipment shall be placed underground. Ground-mounted accessory equipment that cannot be placed underground shall be screened from surrounding views, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Town. Ground-mounted accessory equipment shall be screened, when possible, by utilizing existing structures. If screening by utilizing existing structures is not possible, ground-mounted accessory equipment shall be made architecturally and aesthetically compatible with the surrounding area through the use of coatings, landscaping, and/or screening walls, enclosures or other stealth technology to the satisfaction of the Town.
[3] 
Required electrical meter cabinets shall the screened to blend in with the surrounding area to the satisfaction of the Town.
[4] 
Any graffiti on any small wireless facility support structure or any accessory equipment shall be removed within 30 days upon notification by the Town, at the sole expense of the owner.
[5] 
Any proposed underground vault related to small wireless facilities shall be reviewed and approved by the Town.
[6] 
Accessory equipment attached to the a small wireless facility support structure shall have such vertical clearance as the Planning Board may determine.
(d) 
Relocation or removal of small wireless facilities in the public right-of-way. In addition to the removal provisions set forth in § 125-85.2U above, within 90 days' following written notice from the Town, or such longer period as the Town determines is reasonably necessary, or such shorter period in the case of an emergency, an owner of a small wireless facility and any accessory equipment in the public right-of-way shall, at its own expense, temporarily or permanently remove, relocate, or change the position of any small wireless facility or accessory equipment when the Town, consistent with its police powers and any applicable Public Service Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
[1] 
To construct, repair, maintain or install any Town or other public improvement located in the public right-of-way;
[2] 
To prevent interference with the operations of the Town or other governmental entity, in the public right-of-way;
[3] 
Abandonment of a street or road or the release of a utility easement; or
[4] 
An emergency as determined by the Town Board.
X. 
Reimbursement for the use of the public right-of-way. In addition to permit fees for a small wireless facility permit, every small wireless facility located in the public right-of-way is subject to the Town's right to fix annually a fair and reasonable fee to be paid for use and occupancy of the public right-of-way. Such compensation for use of the public right-of-way shall be directly related to the Town's actual public right-of-way management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other public right-of-way management activities by the Town. The owner of each small wireless facility permit shall pay an annual fee to the Town to compensate the Town for the Town's costs incurred in connection with the activities described above as determined by the Town Board and as set forth in the Town Fee Schedule.
Y. 
Special use permit applications for large wireless facility applications.
(1) 
Except as otherwise provided by this section, no large wireless facilities shall be installed, constructed or substantially changed until a special use permit application is reviewed and approved by the Planning Board and a special use permit has been issued.
(2) 
Upon receipt of an application for a large wireless facility, the Planning Board shall review said application and plans in accordance with the standards and requirements set forth in this section. However, notwithstanding anything to the contrary, where appropriate, the Planning Board shall have the authority to waive any requirements set forth in this section relating to the an application for, or approval of, a special use permit for a large wireless facility, provided that it would further the purposes of this section.
(3) 
The Planning Board may attach such conditions and safeguards to any permit and site development plan as are, in its opinion, necessary to ensure initial and continued conformance to all applicable standards and requirements.
(4) 
No application shall be accepted and no permit shall be issued for a large wireless facility on a property where the Building Inspector has found, or there exists, a violation of the Town Code and where such violation has not been corrected.
(5) 
Granting a special use permit shall not waive the requirement for final site plan approval, including fees, in accordance with Chapter 125, Article IX, Site Plan Approval.
(6) 
An application for a special use permit for a large wireless facility shall be signed on behalf of the applicant by the person preparing the same and with knowledge of the contents and representations made therein and attesting to the truth and completeness of the information. The landowner, if different than the applicant, shall also sign the application. At the discretion of the Planning Board, any false or misleading statement in the application may subject the applicant to denial of the application without further consideration or opportunity for correction.
(7) 
The applicant must provide documentation to verify it has a legal interest in the site where the large wireless facility is to be located. Said documentation may be in the form of a deed, contract for sale or lease for the property, depending on whether the applicant is the property owner, contract-vendee or lessee.
(8) 
The applicant shall include a statement, in writing, that:
(a) 
The applicant's proposed large wireless facility shall be maintained in a safe manner and in compliance with all conditions of the special use permit, without exception, as well as all applicable and permissible federal, state and local laws, statutes, codes, rules and regulations; and
(b) 
The construction of a large wireless facility is legally permissible, including, but not limited to, the fact that the applicant is authorized to do business in the New York State.
(9) 
The application shall be accompanied by a map, in graphical form and in AutoCAD® or compatible drawing exchange file format, which shows the applicant's existing and proposed area of coverage. Such map should locate all existing facility sites within the Town and within one mile of the Town in bordering communities.
(10) 
In addition to all other required information as stated in this section, all applications for the construction or installation of new large wireless facilities, or any substantial change to an existing large wireless facility, shall contain the following information:
(a) 
A descriptive statement of the objective(s) for the new facility or modification, including and expanding on a need such as coverage and/or capacity requirements;
(b) 
Documentation that demonstrates and proves the need for the large wireless facility to provide service primarily and essentially within the Town. Such documentation shall include propagation studies of the proposed site and all adjoining planned, proposed, in-service or existing sites that demonstrate a significant gap in coverage and/or if a capacity need, including an analysis of current and projected usage;
(c) 
The name, address and phone number of the person preparing the report;
(d) 
The name, address, and phone number of the property owner, operator and applicant;
(e) 
The postal address and Tax Map parcel number of the property;
(f) 
The zoning district or designation in which the property is situated;
(g) 
The size of the property stated both in square feet and lot line dimensions, and a survey prepared by a licensed professional surveyor showing the location of all lot lines;
(h) 
The location of the nearest residential structure;
(i) 
The location, size and height of all existing and proposed structures on the property which is the subject of the application;
(j) 
The type, locations and dimensions of all proposed and existing landscaping and fencing, if the proposed facility is located outside the public rights-of-way;
(k) 
The number, type and model of the antenna(s) proposed, with a copy of the specification sheet;
(l) 
The make, model, type and manufacturer of the support structure and a design plan stating the support structure's capacity to accommodate multiple users;
(m) 
A site plan describing the proposed support structure and antenna(s) and all related accessory equipment, fixtures, structures, appurtenances and apparatus, including height above preexisting grade, materials, color and lighting;
(n) 
The frequency, modulation and class of service of radio or other transmitting equipment;
(o) 
The actual intended transmission power stated as the maximum effective radiated power (ERP) in watts of the antenna(s);
(p) 
Direction of maximum lobes and associated radiation of the antenna(s);
(q) 
Applicant's proposed support structure and accessory equipment maintenance and inspection procedures and related system of records;
(r) 
Documentation justifying the total height of any wireless telecommunications facility support structure and the basis therefor. Such justification shall be to provide service within the Town, to the extent practicable, unless good cause is shown;
(s) 
Certification that NIER levels at the proposed site will be and remain within the current threshold levels adopted by the FCC;
(t) 
A signed statement that the proposed installation will not cause physical or RF interference with other telecommunications devices;
(u) 
A copy of the FCC license applicable for the intended use of the wireless telecommunications facilities;
(v) 
Certification that a topographic and geomorphologic study and analysis has been conducted and that, taking into account the subsurface and substrate, and the proposed drainage plan, the site is adequate to assure the stability of the proposed wireless telecommunications facilities on the proposed site;
(w) 
Identify the proposed location of emergency power supply and the decibel level emitted during testing and operation;
(x) 
Information relating to the expected useful life of the proposed large wireless facility;
(y) 
Construction details for the proposed tower, supporting structure, and base, including specifications for the maximum height of the tower or structure the proposed base could support; and
(z) 
Information relating to intended future co-locations on the large wireless facility that may result in a further increase in the size or height of the proposed large wireless facility.
(11) 
In the case of a new wireless telecommunications facility support structure for a large wireless facility, the applicant shall be required to submit a written report demonstrating its meaningful efforts to secure shared use of existing wireless telecommunications support structure(s) or the use of alternative existing buildings or other structures within a 1/2-mile radius of the site proposed. Copies of written requests and responses for shared use shall be provided to the Planning Board with the application, along with any letters of rejection, stating the reason for rejection. Acceptable reasons for rejection include:
(a) 
The proposed antenna and accessory equipment would exceed the structural capacity of the existing building or other structure, and its reinforcement cannot be accomplished at a reasonable cost.
(b) 
The proposed antenna and accessory equipment would cause radio frequency interference with other existing equipment for that existing building or other structure, and the interference cannot be prevented at a reasonable cost.
(c) 
Such existing buildings or other structures do not have adequate location, space, access, or height to accommodate the proposed equipment or to allow it to perform its intended function.
(d) 
A commercially reasonable agreement could not be reached with the owner of such building or other structure.
(12) 
The applicant shall furnish written certification that the wireless telecommunications facility, structure, foundation, attachments and accessory equipment are designed and will be constructed to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. If the large wireless facility is subsequently approved and constructed, as-built certification indicating that the large wireless facility has been constructed in accordance with all standards shall be furnished to the Town prior to issuance of any certificate of occupancy or compliance.
(13) 
The applicant shall submit a completed long-form EAF. Based on circumstances of each application for a large wireless facility, the Planning Board may require submission of a detailed visual analysis.
(14) 
All proposed large wireless facilities shall contain a demonstration that the facility will be sited so as to minimize visual intrusion as much as possible given the facts and circumstances involved with the proposed site and facility, will employ stealth technologies where appropriate, and will thereby have the least-adverse visual effect on the environment, the character of the community, surrounding properties and on the residences in the area of the large wireless facility.
(15) 
The applicant shall, in writing, identify and disclose the number and locations of any additional sites that the applicant has been, is or will be considering, reviewing or planning for wireless telecommunications facilities in the Town, and all municipalities adjoining the Town, for a two-year period following the date of the application.
Z. 
General and specific requirements for large wireless facilities. Large wireless facilities are permitted in all zones, subject to the restrictions and conditions prescribed below:
(1) 
Construction and design. All large wireless facilities shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most-recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any large wireless facilities shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Town.
(2) 
Wind and ice. All large wireless facilities structures shall be designed to withstand the effects of wind gusts and ice to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronics Industry Association and Telecommunications Industry Association (ANSI/EIA/TIA-222, as amended).
(3) 
Aviation safety. Large wireless facilities shall comply with all federal and state laws and regulations concerning aviation safety.
(4) 
Public safety communications. Large wireless facilities shall not interfere with public safety communications or the reception of broadband, television, radio or other communications services enjoyed by occupants of nearby properties.
(5) 
Radio frequency emissions. A large wireless facility shall not, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including, but not limited to, the FCC Office of Engineering Technology Bulletin 65, entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended. When a small wireless facility is complete, as-built readings will be taken and submitted to the Town.
(6) 
Maintenance. To the extent permitted by law, the following maintenance requirements shall apply:
(a) 
Large wireless facilities shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
(b) 
Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Town's residents.
(c) 
All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.
(d) 
The owner or operator of a large wireless facility shall maintain standby power generators capable of powering the wireless telecommunications facility for at least 24 hours without additional public utility power, and indefinitely with a continuous or replenished fuel supply. Such standby power shall activate automatically upon the failure of public utility power to the site. Notwithstanding the foregoing, the Planning Board may require standby power longer than 24 hours where circumstances indicate sufficient space exists to accommodate longer periods of backup power.
AA. 
Approval procedures.
(1) 
For any special use permit application, the Planning Board shall hold a public hearing on due notice within 60 days after submission of a formal completed application, including such technical information from the applicant as may be required by the Planning Board for a special use permit under the provisions of this section.
(2) 
Notice of the public hearing shall be by publication in the official newspaper of the Town at least 10 days in advance of the hearing. The hearing notice shall indicate that the application may be examined and further information is available from the Planning Board office during regular business hours. Copies of the publication order shall be mailed by the applicant to the owners of property within 1,000 feet of the property which is the subject of the application, and an affidavit of service thereof shall be filed with the Planning Board due on or before the date of the hearing.
(3) 
In any district, the Planning Board may grant a special use permit for the construction of the large wireless facilities for a period of five years.
(4) 
All decisions of the Planning Board involving applications for large wireless facilities shall be in writing and supported by substantial evidence contained in a written record.
(5) 
Time frames for approval.
(a) 
Within 30 days of receipt of any application for a large wireless facility, the Town shall notify the applicant in writing of any supplemental information required to complete the application. Such notification shall toll the applicable shot clock until the applicant submits the required supplemental information.
(b) 
Within 90 days of receipt of an application for a co-located large wireless facility or 150 days of receipt of an application for a new large wireless facility with accompanying support structure, including such technical information from the applicant as may be required by the Planning Board for a special use permit under the provisions of this section, the Town shall make a final decision on whether to approve the application and shall notify the applicant in writing of such decision.
(6) 
All time periods set forth in this section reference calendar days.
BB. 
Location.
(1) 
Applications for special use permits for large wireless facilities shall locate, site and erect said wireless telecommunications facilities in accordance with the following priorities, (a) being the highest priority and (g) being the lowest priority.
(a) 
Co-location on existing wireless telecommunications facilities on lands owned or controlled by the Town, not including the public right-of-way;
(b) 
Co-location on a site with existing wireless telecommunications facilities or other tall structures in the Town;
(c) 
On other lands owned or controlled by the Town, including, but not limited to, the Town public right-of-way;
(d) 
On lands owned or controlled by other municipal corporations within the Town, to the extent permitted by such other municipal corporation;
(e) 
On nonresidential zoned properties;
(f) 
On residential zoned properties; and
(g) 
No large wireless facilities shall be permitted in the Bedford Historic District, Katonah Historic District, or on any property designated as a Tier I or Tier II property, unless the applicant demonstrates to the Planning Board's satisfaction that the selected site is necessary to provide adequate service and no feasible alternative site exists. Approval shall be required from the Bedford Village Historic District Review Commission, the Katonah Historic District Advisory Commission, or the Historic Building Preservation Commission, as appropriate, before any large wireless facility is approved in the Bedford Historic District, Katonah Historic District, or on any property designated as a Tier I or Tier II property.
(2) 
If the proposed site is not proposed for the highest priority listed above, then a detailed explanation must be provided as to why a site of a higher priority was not selected. The person seeking such an exception must satisfactorily demonstrate the reason or reasons why such a special use permit should be granted for the proposed site and the hardship that would be incurred by the applicant if the permit were not granted for the proposed site.
(3) 
An applicant may not bypass sites of higher priority by stating the site proposed is the only site leased or selected. An application shall address co-location as an option. If such option is not proposed, the applicant must explain to the reasonable satisfaction of the Planning Board why co-location is commercially impracticable.
(4) 
Notwithstanding the above, the Town may approve any site located within the Town, provided that the Town finds that the proposed site is in the best interest of the safety, public welfare, character and environment of the Town and will not have a deleterious effect on the nature and character of the community and surrounding properties.
CC. 
Height. Wireless telecommunications facility support structures shall be no higher than the minimum height necessary. The proposed height, which may be in excess of the maximum height permitted for other structures in the applicable zone, shall address any additional height necessary to accommodate co-location by additional antenna arrays, but under no circumstances is the height to be in excess of 150 feet.
DD. 
Setback. All large wireless facilities, including any support structures and accessory equipment, located outside the public right-of-way shall be set back from the property line of the lot on which they are located a distance equal to not less than the total height of the facility, including support structure, measured from the highest point of such support structure to the finished grade elevation of the ground on which it is situated, plus 10% of such total height. The Planning Board may reduce such setback requirements based upon consideration of lot size, topographic conditions, adjoining land uses, landscaping, other forms of screening and/or structural characteristics of the proposed support structure.
EE. 
Visibility.
(1) 
All large wireless facilities shall be sited so as to have the least-adverse visual effect on the environment and its character, on existing vegetation and on the residents in the area of the wireless telecommunications facilities sites. If lighting is required, the applicant shall provide a detailed plan for sufficient lighting of as unobtrusive and inoffensive an effect as is permissible under federal, state and local laws, statutes, codes, rules or regulations.
(2) 
Both the large wireless facility and any and all accessory equipment shall maximize use of building materials, colors and textures designed to blend with the structure to which they may be affixed and/or to harmonize with the natural surroundings.
(3) 
Large wireless facilities shall not be artificially lighted or marked, except as required by law.
(4) 
Wireless telecommunications facility support structures for large wireless facilities shall be galvanized and/or painted with a rust-preventive paint of an appropriate color as specified by the Planning Board to harmonize with the surroundings and shall be maintained in accordance with the requirements of this section.
(5) 
Electrical and land-based telephone lines extended to serve the large wireless facility sites shall be installed underground.
(6) 
Stealth technologies shall be required to be employed in an effort to blend into the surrounding environment and minimize aesthetic impact.
(7) 
Landscaping shall be provided, if appropriate.
FF. 
Security.
(1) 
All large wireless facilities and antennas shall be located, fenced or otherwise secured in a manner that prevents unauthorized access. Specifically:
(a) 
All antennas and supporting structures, including guy anchor points and wires and accessory equipment, shall be made inaccessible to individuals and constructed or shielded in such a manner that they cannot be climbed or collided with; and
(b) 
Transmitters and telecommunications control points shall be installed in such a manner that they are readily accessible only to persons authorized to operate or service them.
GG. 
Escrow for review costs. In accordance with the procedures set forth in Chapter 47 of the Town Code, and to the extent permissible under federal law, for large wireless facility applications, the applicant shall be required to provide funds to an escrow account held by the Town to allow the Planning Board to retain such technical experts and other consultants as may be necessary to review the proposal, including, but not limited to, the review of financial and technical aspects of the proposal and of the financial, legal and technical practicability of alternatives which may be available to the applicant.
HH. 
Recertification of special use permit.
(1) 
At any time between 12 months and six months prior to the five-year anniversary date after the effective date for the special use permit for large wireless facilities and all subsequent fifth anniversaries of the effective date of the original special use permit for large wireless facilities, the holder of a special use permit for such large wireless facilities shall submit a signed, written request to the Planning Board for recertification. In the written request for recertification, the holder of such special use permit shall note the following:
(a) 
The name of the holder of the special use permit for the wireless telecommunications facilities.
(b) 
The date of the original granting of the special use permit.
(c) 
Whether the large wireless facility has been modified since the issuance of the special use permit and, if so, in what manner.
(d) 
Any requests for waivers or relief of any kind whatsoever from the requirements of this section and any requirements for a special use permit.
(e) 
Certification that the large wireless facilities are in compliance with the special use permit and in compliance with all applicable codes, laws, rules, regulations and federal certification requirements.
(f) 
Certification that the wireless telecommunications support structure, base station and accessory equipment are designed and constructed (as built) and continue to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. Such recertification shall be by a qualified New York State licensed professional engineer.
(2) 
If, after such review, the Planning Board determines the permitted large wireless facility is in compliance with the special use permit and all applicable statutes, laws, local laws, ordinances, codes, rules and regulations, then the Planning Board shall recertify the special use permit for the large wireless facility, which may include any new provisions or conditions that are mutually agreed upon or required by applicable statutes, laws, local laws, ordinances, codes, rules and regulations. If, after such review, the Planning Board determines that the permitted large wireless facility is not in compliance with the special use permit and all applicable statutes, local laws, ordinances, codes, rules and regulations, then the Planning Board may refuse to issue a recertification of the special use permit for the large wireless facility, and, in such event, such large wireless facility shall not be used after the date that the applicant receives written notice of such decision by the Planning Board unless and until any deficiencies determined by the Planning Board are cured. Any such decision shall be in writing and supported by substantial evidence contained in a written record.
(3) 
If the applicant has submitted all of the information requested by the Planning Board and required by this section, and if the Planning Board does not complete its review, as noted in Subsection HH(2) of this section, prior to the five-year anniversary date of the special use permit, or subsequent fifth anniversaries, then the applicant for the permitted large wireless facility shall receive an extension of the special use permit for up to six months in order for the Planning Board to complete its review.
(4) 
If the holder of a special use permit for a large wireless facility does not submit a request for recertification of such special use permit within the time frame noted in Subsection HH(1) of this section, then such special use permit and any authorizations granted thereunder shall cease to exist on the date of the fifth anniversary of the original granting of the special use permit, or subsequent fifth anniversaries, unless the holder of the special use permit adequately demonstrates to the Planning Board that extenuating circumstances prevented a timely recertification request. If the Planning Board agrees that there were extenuating circumstances, then the holder of the special use permit may submit a late recertification request or application for a new special use permit.
II. 
Application fees. At the time that an application for a special use permit is submitted for a large wireless facility, or to renew any such application, a nonrefundable application fee shall be paid in an amount as determined by the Town Board and as set forth in the Town Fee Schedule, in addition to any other fee required by law.
JJ. 
Performance security for special permits. The applicant and the owner of record of any proposed large wireless facilities property site shall, at their cost and expense, be jointly required to execute and file with the Town a bond, or other form of security acceptable to the Town as to type of security and the form and manner of execution, in an amount of at least $75,000 for a large wireless facility on a new wireless telecommunications support structure and $25,000 for a co-location on an existing wireless telecommunications facility support structure or other existing structure; and with such sureties as are deemed sufficient by the Planning Board to assure the faithful performance of the terms and conditions of this section and conditions of any special use permit issued pursuant to this section. The full amount of the bond or security shall remain in full force and effect throughout the term of the special use permit and/or until any necessary site restoration is completed to restore the site to a condition comparable to that which existed prior to the issuance of the original special use permit.
KK. 
Authority to inspect. In order to verify that the holder of a special use permit for a large wireless facility and any and all lessees, renters, and/or licensees of large wireless facilities place and construct such facilities, including the wireless telecommunications support structure, accessory equipment and antennas, in accordance with all applicable technical, safety, fire, building, and zoning laws, statutes, codes, rules, regulations and other applicable requirements, the Town may inspect at any time, upon providing reasonable notice, all facets of said permit holder's, renter's, lessee's or licensee's placement, construction, modification and maintenance of such facilities, including, but not limited to, wireless telecommunications support structures, antennas, accessory equipment, electromagnetic output and buildings.
LL. 
Liability insurance.
(1) 
An applicant for a special use permit for a large wireless facility shall secure and at all times maintain public liability insurance for personal injuries, death and property damage, and umbrella insurance coverage, for the duration of the special use permit in amounts as set forth below:
(a) 
For co-location on any existing large wireless facility or other wireless telecommunications facility support structure, including existing utility poles or monopoles, the required insurance policies shall be in the following amounts:
[1] 
Commercial general liability covering personal injuries, death and property damage: $1,000,000 per occurrence/$2,000,000 aggregate;
[2] 
Automobile coverage: $1,000,000 per occurrence/$2,000,000 aggregate;
[3] 
Workers' compensation and disability: statutory amounts.
(b) 
For all other large wireless facilities, the required insurance policies shall be in the following amounts:
[1] 
Commercial general liability covering personal injuries, death and property damage: $5,000,000 per occurrence;
[2] 
Automobile coverage: $1,000,000 per occurrence/$2,000,000 aggregate;
[3] 
Workers' compensation and disability: statutory amounts.
(2) 
For a large wireless facility on Town property, the commercial general liability insurance policy shall specifically include the Town, the Town Board, other elected officials, and the Town's officers, board members, employees, committee members, attorneys, agents and consultants as additional insureds.
(3) 
The insurance policies shall be issued by an agent or representative of an insurance company licensed to do business in the state and with a Best's rating of at least A.
(4) 
The insurance policies shall contain an endorsement obligating the insurance company to furnish the Town with at least 30 days' prior written notice in advance of the cancellation of the insurance.
(5) 
Renewal or replacement policies or certificates shall be delivered to the Town at least 15 days before the expiration of the insurance that such policies are to renew or replace.
(6) 
Prior to the issuance of a special use permit for a large wireless facility, the applicant shall deliver to the Town a copy of each of the policies or certificates representing the insurance in the required amounts.
MM. 
Indemnification. Any special use permit for a large wireless facility that is proposed for Town property or in the public right-of-way, pursuant to this section, shall contain a provision with respect to indemnification. Such provision shall require the applicant, to the extent permitted by law, to at all times defend, indemnify, protect, save, hold harmless, and exempt the Town and its elected officials, officers, board members, employees, committee members, attorneys, agents and consultants from any and all penalties, damages, costs, or charges arising out of any and all claims, suits, demands, causes of action, or award of damages, whether compensatory or punitive, or expenses arising therefrom, either at law or in equity, which might arise out of, or are caused by, the placement, construction, erection, modification, location, product performance, use, operation, maintenance, repair, installation, replacement, removal, or restoration of said facility; excepting, however, any portion of such claims, suits, demands, causes of action or award of damages as may be attributable to the negligent or intentional acts or omissions of the Town or its servants or agents. With respect to the penalties, damages or charges referenced herein, reasonable attorneys' fees, consultants' fees, and expert witness fees are included in those costs that are recoverable by the Town.
NN. 
Regulations applicable to large wireless facilities in the public right-of-way.
(1) 
In addition to the applicable special permit provisions and requirements listed in this section, all large wireless facilities located in the public right-of-way shall be required to comply with the following regulations:
(a) 
Location. Large wireless facilities in the public right-of-way shall be co-located on an existing wireless telecommunications facility whenever possible. If co-location is not technologically feasible, the applicant shall locate its large wireless facility on existing utility poles, monopoles or other structures that do not already act as wireless telecommunications facility support structures.
(b) 
Design requirements:
[1] 
All accessory equipment shall be the smallest and least-visibly-intrusive equipment feasible.
[2] 
Antennas and accessory equipment shall be treated to match the supporting structure and may be required to be painted, or otherwise coated, to be visually compatible with the support structure upon which they are mounted.
(c) 
Equipment location. Large wireless facilities, which include wireless telecommunications support structures and accessory equipment in the public right-of-way, shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists, or to otherwise inconvenience public use of the right-of-way as determined by the Town. In addition:
[1] 
In no case shall ground-mounted accessory equipment, walls, or landscaping be located within 18 inches of the face of the curb, within four feet of the edge of the cartway, or within an easement extending onto a privately owned lot.
[2] 
To the extent feasible, accessory equipment shall be placed underground. Ground-mounted accessory equipment that cannot be placed underground shall be screened from surrounding views, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Town. Ground-mounted accessory equipment shall be screened, when possible, by utilizing existing structures. If screening by utilizing existing structures is not possible, ground-mounted accessory equipment shall be made architecturally and aesthetically compatible with the surrounding area through the use of coatings, landscaping, and/or screening walls, enclosures or other stealth technology to the satisfaction of the Town.
[3] 
Required electrical meter cabinets shall be screened to blend in with the surrounding area to the satisfaction of the Town.
[4] 
Any graffiti on any large wireless facility support structure, base station or any accessory equipment shall be removed within 30 days upon notification by the Town, at the sole expense of the owner.
[5] 
Any proposed underground vault related to large wireless facilities shall be reviewed and approved by the Town.
[6] 
Accessory equipment attached to a large wireless facility support structure shall have such vertical clearance as the Planning Board may determine.
(d) 
Relocation or removal of large wireless facilities in the public right-of-way. In addition to the removal provisions set forth in § 125-85.2RR below, within 90 days' following written notice from the Town, or such longer period as the Town determines is reasonably necessary, or such shorter period in the case of an emergency, an owner of a small wireless facility and any accessory equipment in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, or change the position of any large wireless facility or accessory equipment when the Town, consistent with its police powers and any applicable Public Service Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
[1] 
To construct, repair, maintain or install any Town or other public improvement located in the right-of-way;
[2] 
To prevent interference with the operations of the Town or other governmental entity in the right-of-way;
[3] 
Abandonment of a street or road or the release of a utility easement; or
[4] 
An emergency as determined by the Town Board.
OO. 
Reimbursement for the use of the public right-of-way. In addition to permit fees for a large wireless facility permit, every large wireless facility located in the Town public right-of-way is subject to the Town's public right to fix annually a fair and reasonable fee to be paid for use and occupancy of the public right-of-way and for any applicable permitting fees set forth in Chapter 104 of the Town Code. Such compensation for use of the public right-of-way shall be directly related to the Town's actual public right-of-way management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other public right-of-way management activities by the Town. The owner of each large wireless facility permit shall pay an annual fee to the Town to compensate the Town for the Town's costs incurred in connection with the activities described above as determined by the Town Board and as set forth in the Town Fee Schedule.
PP. 
Annual NIER certification. The holder of any special use permit shall, annually, certify to the Planning Board or its authorized designee that NIER levels at the site where the large wireless facilities are located are within the threshold levels adopted by the FCC. In addition, the Town, at its own cost and expense, shall be permitted to conduct its own certification test of the NIER levels at the site where any large wireless facility is located, with or without notice to the wireless telecommunications provider. Once operational, but prior to providing service to customers, as-built readings will be provided to the Town.
QQ. 
Default and/or revocation of special use permit.
(1) 
If large wireless facilities are constructed, repaired, rebuilt, placed, moved, relocated, modified or maintained in a way that is inconsistent or not in compliance with the provisions of this section or any special use permit requirement, or it is determined conclusively that the applicant made materially false or misleading statements during the application process, then the Planning Board or the Building Inspector shall notify the holder of the special use permit, in writing, of such violation. Such notice shall specify the nature of the violation or noncompliance, and the violations must be corrected within seven days of the date of the postmark of the notice, or of the date of personal service of the notice, whichever is earlier. Notwithstanding anything to the contrary in this subsection or any other section of this section, if the violation causes, creates or presents an imminent danger or threat to the health or safety of lives or property, the Planning Board may, at its sole discretion, order the violation remedied within 24 hours.
(2) 
If, within the period set forth in Subsection QQ(1) above, the large wireless facilities are not brought into compliance with the provisions of this section, or of the special use permit, or substantial steps are not taken in order to bring the affected wireless telecommunications facilities into compliance, then the Planning Board or the Building Inspector may revoke such special use permit for the wireless telecommunications facility and may require the removal of such large wireless facility.
RR. 
Removal.
(1) 
Under the following circumstances, the Town may determine that the safety, public welfare, character and environment of the Town warrant and require the removal of a large wireless facilities:
(a) 
Large wireless facilities with a permit have been abandoned (i.e., not used as wireless telecommunications facilities) for a period exceeding 90 consecutive days or a total of 180 days in any365-day period, except for periods caused by force majeure or acts of God, in which case, repair or removal shall commence within 90 days;
(b) 
Permitted large wireless facilities fall into such a state of disrepair that they create a safety hazard;
(c) 
Large wireless facilities have been located, constructed, or modified without first obtaining, or in a manner not authorized by, the required special use permit, or any other necessary authorization; or
(d) 
Any large wireless facility is determined to be in violation pursuant to § 125-85.2PP above and fails to cure such violation within the time set forth in that section.
(2) 
If the Planning Board makes such a determination as noted in Subsection RR(1) of this section, then it shall notify the holder of the special use permit and the owner of the property that the large wireless facilities are to be removed.
(3) 
The holder of the special use permit or the owner of the property shall dismantle and remove such large wireless facilities, and all accessory equipment, antennas, support structures and other associated structures and facilities, from the site and return the site to its original condition and certify through soils or other testing that no contamination has been created by the facility, such restoration being completed, limited only by physical or commercial impracticability, within 90 days of receipt of written notice from the Town. However, if the owner of the property upon which the large wireless telecommunications facilities are located wishes to retain any access roadway to the large wireless facilities, the owner may do so with the approval of the Town.
(4) 
If the large wireless facilities are not removed or substantial progress has not been made to remove the large wireless facilities within 90 days after the special use permit holder has received notice, then the Planning Board may order officials or representatives of the Town to remove the large wireless facilities at the sole expense of the property owner and/or special use permit holder.
(5) 
If the Town removes or causes to be removed the large wireless facilities, and the owner of the large wireless facilities does not claim and remove any equipment or materials to a lawful location within 10 days, then the Town may take steps to declare the large wireless facilities abandoned and sell them and their components and retain the proceeds therefrom. The Town may also cause the costs associated with the removal and disposal of the large wireless facilities to be assessed on the property in the same manner as a tax or assessment.
SS. 
Penalties for offenses. In addition to any other remedies in this section, a violation of any provision of this section with respect to either large wireless facilities or small wireless facilities is hereby declared to be an offense, punishable by a fine not exceeding $350 or imprisonment for a period not to exceed six months, or both, for conviction of a first offense; for conviction of a second offense, both of which were committed within a period of five years, punishable by a fine not less than $350 nor more than $700 or imprisonment for a period not to exceed six months, or both; and upon conviction for a third or subsequent offense, all of which were committed within a period of five years, punishable by a fine not less than $700 nor more than $1,000 or imprisonment for a period not to exceed six months, or both. Each continued violation shall constitute a separate additional violation.
TT. 
Adherence to state and/or federal rules and regulations.
(1) 
The holder of a special use permit or small wireless facility permit issued pursuant to this section shall adhere to and comply with all applicable rules, regulations, standards, and provisions of any state or federal agency, including, but not limited to, the FAA and the FCC. Specifically included in this requirement are any rules and regulations regarding height, lighting, security, electrical and RF emission standards.
(2) 
To the extent that applicable rules, regulations, standards, and provisions of any state or federal agency, including, but not limited to, the FAA and the FCC, and specifically including any rules and regulations regarding height, lighting, and security, are amended and/or are modified during the duration of a special use permit for large wireless facilities and a small wireless facility permit for small wireless facilities, then the holder of such a special use permit or small wireless facility permit shall conform the permitted wireless telecommunications facilities to the applicable amended and/or modified rule, regulation, standard, or provision within a maximum of 24 months of the effective date of the applicable changed and/or modified rule, regulation, standard, or provision, or sooner as may be required by the issuing entity.
[Added 9-19-2006 by L.L. No. 8-2006]
Within the R-4A District, the Planning Board may grant a special permit for the establishment of a country inn, subject to the following conditions:
A. 
The lot on which the country inn is proposed shall have frontage on and practical access to a road owned by the State of New York and shall consist of a single lot with an area of at least 10 acres.
B. 
The Planning Board shall determine that the proposed country inn use will substantially preserve the historic character of the property as a whole and will not detract from the character of the property or of the surrounding neighborhood.
C. 
Location.
(1) 
The proposed country inn use shall be located in an existing building or buildings which the Planning Board has determined to be a historical resource, based upon the consideration of the following criteria:
(a) 
It exemplifies or reflects elements of the Town's cultural, social, or architectural history;
(b) 
It is identified with persons or events significant in local, state or national history;
(c) 
It embodies distinctive characteristics of a style, type period or method of construction;
(d) 
It is representative of the notable work of a builder, designer or architect.
(2) 
The Planning Board may request the assistance and recommendations of the Bedford Historic Building Preservation Commission in reaching such determination.
D. 
The Planning Board may permit the construction of accessory buildings or structures for accessory uses for the country inn, provided that, in the opinion of the Planning Board, these buildings or structures do not detract from the historic characteristics of the property. The Planning Board may permit limited accessory uses for the country inn, such as exercise facilities and other amenities, provided these uses conform to the spirit of the regulations and do not detract from the historic character of the property.
E. 
One parking space shall be provided on the lot for each 100 square feet of gross floor area in the restaurant portion of the country inn. The Planning Board may reduce this requirement where it determines that the parking needs of the use will be met by other means, including valet parking or permanent off-site parking, and where the reduction will conform to the spirit of the regulations and will not detract from the historic character of the property.
F. 
The proposed use shall comply with all of the dimensional requirements listed in Article V, § 125-50, of the Town Code for lots in the R-4A District, except for front yard and building height. The Planning Board may modify the requirements for front yard and building height where it determines that these modifications will conform to the spirit of the regulations and will not detract from the historic character of the property.
G. 
All signs and exterior lighting for the proposed country inn shall be approved by the Planning Board.
H. 
In granting a special permit, the Planning Board may regulate the hours of operation of the country inn and any of its accessory uses.
I. 
The Planning Board may specify the planting of buffer screening on the lot to provide privacy from the road or from adjoining properties for the activities of the country inn.
J. 
The country inn may include a maximum of 10 guest rooms for overnight accommodations.
K. 
The Planning Board may approve proposed changes to the size, color, materials, or other features of all buildings only if it determines that such changes are consistent with the historic character of the building and the criteria in Subsection C above.