[Adopted 10-4-2005 by L.L. No. 9-2005]
This local law shall be known and may be cited as Local Law 9 of 2005, amending the Zoning Ordinance of the Town of Halfmoon, Local Law No. 5 of 1995, and the map and official regulations relating to zoning of the Town of Halfmoon, creating a planned development district known as "Adam's Pointe Planned Development District."
Local Law No. 5 of 1995 of the Town of Halfmoon, entitled "Local Law Relating to Zoning for the Town of Halfmoon" and the Zoning Map of the Town of Halfmoon, as set forth and enacted in Local Law No. 5 of 1995, as previously amended and supplemented, be and the same hereby are further amended by creating the residential planned development district to be known and described as "Adam's Pointe Planned Development District."
The area comprising said Adam's Pointe Planned Development District, consisting of approximately 16.02+/- acres southeast of Johnson and McBride Roads intersection in the Town of Halfmoon is bounded and described as set forth in Exhibit A attached hereto and made a part hereof.
[1]
Editor's Note: PDD maps and plans are on file in the Town's offices.
There shall be constructed within the area of said Adam's Pointe Planned Development District a project generally consistent with the preliminary development plan dated July 2004, last revised May 2005, and received September 22, 2005, at the Town Clerk's office, made by Ivan Zdrahal Associates Engineering & Planning, consisting of approximately 20 single-family residential building lots, each to be improved by construction of a single-family residence together with the necessary infrastructure and utilities to support the development, stormwater management area, zone buffers and improvements appurtenant thereto in general conformity with the preliminary plan dated July 2004, last revised May 2005, attached herewith as Exhibit B and in general conformity with the Zoning Ordinance of the Town of Halfmoon with relation to planned development districts.
A. 
Before application is made for any building permit, preliminary and final subdivision approval shall be obtained from the Planning Board of the Town of Halfmoon, and the final subdivision plat shall be signed by all governmental entities having jurisdiction thereof and filed either in total, or in phases, as approved by said Planning Board, in the Saratoga County Clerk's office. The exact location and size of lots, roadways, buffer zones, green space, and other related matters may be changed, altered or amended during the Town of Halfmoon Planning Board subdivision approval process in a manner generally consistent with the preliminary development plan dated July 2004, last revised May 2005.
B. 
The planned development district shall contain approximately 20 single-family homes with new roads, together with stormwater management areas and payment of recreation fees in lieu of parkland. There shall be 6.56 acres of protected open space with 2.76 acres of developable land as open space, dedicated to and owned by a homeowners' association (HOA) to be formed for that and other purposes. There will be approximately 41% open space overall on approximately 16.02 acres.
C. 
The subdivision shall be built in general conformity with the Zoning Ordinance of the Town of Halfmoon with relation to planned development districts. There shall be approximately 1,450 linear feet of paved road. The access to the property will be located on the south side of Johnson Road about 310 feet west of Timothy Way. The exact final location of the access road shall be determined during the subdivision approval process.
D. 
Further, open space preservation is proposed throughout the parcel, including a distinct open space buffer area along McBride Road and Johnson Road as shown on the annexed plan.
E. 
A nature trail system will be constructed and completed or the applicant shall provide a payment of $20,000 should a trail be recommended off site. Either the trail will be completed or the payment of $20,000 shall be made prior to the stamping of any plans by the Chairman of the Planning Board for the Town of Halfmoon.
F. 
Sanitary waste disposal shall be achieved by connection to existing mains of Saratoga County Sewer District No. 1 located at the intersection of Timothy Way and Johnson Road. The completed system shall comply with all state, county and Town requirements. The sewer main would be installed by the applicant to the Saratoga County Sewer District standards and offered for dedication to the Saratoga County Sewer District at no cost to the Saratoga County Sewer District.
G. 
A detailed stormwater management plan will be developed during the subdivision approval process. The applicant or the HOA shall retain title to the stormwater management area as shown on the final subdivision plat for a period of two years after completion of site improvements and certification by the Town Engineers of their adequacy. Upon expiration of said two-year period and certification by the Town Engineers, the applicant shall offer the stormwater management area for dedication to the Town if requested by the Town pursuant to § 166-589 hereof and shall post a one-year maintenance bond or letter of credit upon making the dedication offer. In the alternative, this HOA will be required to have title to and maintain the stormwater management area as directed by the Planning Board.
H. 
The project is within the North Halfmoon GEIS. The site has been created to conform in theory with the statements and recommendations of the GEIS.
I. 
Additionally, the applicant will contribute $2,894 in mitigation costs for each and every one of the 20 units to mitigate the cumulative impacts of the project on the GEIS study area as is required within the GEIS for GEIS parcels. The payments will go directly to the GEIS fund as follows:
(1) 
Water: 20 EDUs x $1,151/EDU = $23,020.
(2) 
Sewer: 20 EDUs x $594/EDU = $11,880.
(3) 
Culverts: 20 EDUs x $50/EDU = $1,000.
(4) 
Traffic: 20 EDUs x $745/EDU = $14,900.
(5) 
GEIS Prep.: 20 EDUs x $31/EDU = $620.
(6) 
Open Space: 20 EDUs x $323/EDU = $6,460.
(7) 
Total: $2,894/EDU x 20 EDUs = $57,880.
J. 
The applicant has volunteered to pay an additional $8,000 in unrestricted funds to be utilized by the Town Board of the Town of Halfmoon as it deems appropriate to mitigate the cumulative impacts of the project outside the GEIS study area and to achieve the goals of public benefit of the Town as determined by the Town Board in its sole and absolute discretion. Those payments will be made at the time directed in the final Planning Board approval for each parcel within the subdivision. In addition to the fees noted above, recreation fees will also paid on a per-lot basis.
K. 
The project is not currently within nor is it served by any existing water district. The project is anticipated to be served by the Town of Halfmoon municipal water supply by reason of an Agreement for Extension of Town of Halfmoon Consolidated Water District to be entered into between the applicant and the Town upon terms and conditions acceptable to the Town Board. The execution of that Agreement for Extension of Town of Halfmoon Consolidated Water District is a condition precedent to the subdivision approval and any construction, building permits, or development within the subdivision site. As a part of the agreement for extension of water to the site, the applicant will be required to extend waterlines from the current Town of Halfmoon system to the project site and loop those lines in accordance with the requirements of the Town of Halfmoon Water Superintendent, which requirement and agreement will be a part of the Agreement for Extension of Town of Halfmoon Consolidated Water District.
All buildings shall be designed and constructed in strict compliance with New York State Uniform Fire Prevention and Building and Construction Code. The construction of all buildings shall be subject to the inspection and approval of the Building Inspector of the Town of Halfmoon and Fire Marshal thereof.
A building permit shall be issued for any building in the district only upon filing of the final subdivision plat or in phases, as approved by the Planning Board, with all required governmental approvals affixed thereto, in the Saratoga County Clerk's office.
All utilities, roads and/or streets to be constructed pursuant to this local law shall be constructed pursuant to specifications for the construction of Town utilities and highways in the Town of Halfmoon, and shall be subject to construction inspection pursuant to the zoning and planning ordinances of the Town, and shall be dedicated to the Town at the Town's discretion with appropriate proof of ownership, maintenance and/or construction bonds or letter of credit, and title insurance in an amount approved by the Town Attorney and in accordance with the Town of Halfmoon Road Dedication Policy.
Approval of the State Department of Health and Town Engineer will be obtained for the water system, as appropriate.
All improvements shall be designed and constructed pursuant to plans and specifications approved by a duly licensed architect or engineer and in strict compliance with the New York State Uniform Fire Prevention and Building and Construction Code. The Planning Board shall not give final subdivision approval unless and until all approvals required by each and every other government or governmental entity have been obtained. The Planning Board may, in its discretion, give approval contingent upon the applicant's obtaining all such other necessary approvals. The architect or engineer performing the work herein described shall be employed by and at the expense of the developer. All construction during performance thereof and upon completion shall be subject to the inspection and approval of the Enforcement Officer and Fire Marshal of the Town of Halfmoon.
Upon satisfactory completion and connection in accordance with the requirements of the appropriate state agencies, all sewage facilities, including mains and manholes for the project site, shall be offered to Saratoga County Sewer District No. 1 at no cost to said district with delivery to said Saratoga County Sewer District No. 1 of duly executed deeds, easements and bills of sale, as appropriate, together with easements for the maintenance, repair and replacement of all those portions of the system which lie outside the limits of the dedicated streets.
In the event that dedication of the stormwater management area and any other areas proposed for dedication are not accepted by the Town, the applicant shall be responsible for the periodic maintenance of all areas and facilities not accepted and shall prepare and sign easements for emergency maintenance and/or repair of the system to the Town of Halfmoon at no cost to the Town of Halfmoon, if requested by the Town of Halfmoon at any time if the area is outside of the limits of the dedicated streets.
Any signs within the district shall comply with the requirements established by the Planning Board during subdivision approval.
The homeowners' association shall be responsible for all repair, replacement, reconstruction, and maintenance of the association property; maintenance, repair and replacement of all pipes, wires, conduits, utility lines and cable television lines servicing more than one lot and/or home, whether or not on Association property, unless such is the responsibility of the utility or cable television company; maintain all grassed areas and be responsible for snow removal for the driveways and from any walkways; maintain the lawn in the Town right-of-way; maintain and operate any streetlights placed in the Town right-of-way or placed on association property; maintain street trees within the Town right-of-way and the detention basin parcels; maintain entrance signs; and the association shall comply with the terms and conditions as detailed in the Declaration Protective Covenants, Conditions, Restrictions, Easements, Charges and Liens of the Adams Pointe Homeowners' Association Inc., dated July 7, 2005. Membership in the homeowners' association will be mandatory for each residence constructed within the development. The homeowners' association will be responsible for the ownership, operation and maintenance of all common areas, landscape and maintenance of all landscape islands within the Town's right-of-way, maintenance of all street trees, sidewalks and streetlights with appropriate easements for work in the right-of-way and lawn care for each single-family residential lot. The Town of Halfmoon will provide such snow removal and maintain the roadways upon dedication to the Town.
The Town Board may, upon the request of the then owners of the site, modify any of the provisions of this local law upon such terms as the Town Board shall determine to be reasonable.
[Amended 11-5-2009]
This amendment shall be deemed automatically revoked and void, and the previous regulations and laws shall apply, if, within one year from the effective date of this amendment to the local law, commencement of the construction of Adam’s Pointe Planned Development District has not begun, or if after construction has begun, unless substantial progress continues without undue interruption thereafter, or if the development is not complete within one year of such approval. As to the area within which a building or buildings have been constructed pursuant to this local law there shall be no voiding of the amendment and as to said area and building or buildings, this amending local law shall continue in full force and effect and the area zoned by this local law shall be the area within which said building or buildings was or were constructed pursuant to this amending local law. For proper cause shown the Town Board of the Town of Halfmoon may, upon such terms and conditions as it deems proper, extend the one-year period or may waive the requirement that substantial progress shall continue without undue interruption.