The purpose of this article is to advance the
policies of the Town of Glenville Comprehensive Plan in respect to
providing affordable housing. More specifically, the bonus zoning
section of this chapter is a tool in which provision can and should
be made for sound, healthy and, above all, affordable housing for
those individuals and families who might not otherwise have the means
to secure housing in the Town of Glenville.
The Planning and Zoning Commission has the authority
to apply the following standards in exercising its discretion to review
and grant site plan approval for any residential development project
in which the applicant offers to provide affordable housing.
A. Zoning districts where permitted. The utilization
of the bonus zoning mechanism will be permitted in the Suburban Residential
(SR) and Multiple-Family Residential (RM) Zoning Districts. Bonus
zoning will also be allowed in the Rural Residential and Agricultural
(RA) Zoning District, and the various Planned Development Districts,
provided public water is available for the project.
B. Waiver of land and building requirements. With respect to an application for development under this article, the Planning and Zoning Commission has the authority to waive all, area, volume, and bulk requirements of this chapter and Chapter
242, Subdivision of Land.
C. Review criteria for determining maximum number of
units and density. The Planning and Zoning Commission will set the
maximum allowable density bonus, which must not exceed 25% of the
maximum allowable density for the zoning district in which that parcel
is located. The density bonus and number of affordable housing units
to be allowed in a development will be based upon the following criteria:
(1) The percentage of total residential units in the development
that are designated as affordable housing units.
(2) The appropriateness of the proposed density in the
neighborhood.
(3) The aesthetic impact of the proposed development on
the neighborhood.
(4) The impacts of the development on the environment,
as determined during the SEQRA process.
D. Review criteria for determining housing configuration.
The types of housing units, as well as the ratio of the number of
affordable units versus total units, will ultimately be determined
on a case-by-case basis by the Planning and Zoning Commission. When
considering a bonus zoning application for affordable housing, the
Planning and Zoning Commission will take into account the effect of
the development on:
(1) Neighborhood property values;
(2) Traffic volumes and movements;
(3) Neighborhood health, safety and general welfare;
(4) Proposed development design in accommodating the increased
density.
The use of the bonus zoning mechanism is strictly
optional. While the Town can make applicants aware of this mechanism,
it cannot mandate its usage. Accordingly, the owner of the parcel
to be developed, or his/her representative, is responsible for triggering
the bonus zoning mechanism via an application to the Planning and
Zoning Commission for site plan review. The Planning and Zoning Commission
will adhere to the following procedures in granting a density bonus
for affordable housing units:
A. The landowner, or his/her representative, will forward
an application to the Town Planning Department, entitled "application
for bonus zoning." Additionally, the landowner must forward an application
for site plan review, and subdivision approval (if required). The
application(s) will also include the appropriate application fees,
full environmental assessment form, site plan (or plot plan in the
case of a subdivision) and a narrative which clearly identifies the
number, type, location and configuration of the proposed affordable
housing units. Further, the narrative must clearly identify the specific
income group(s) to be targeted, and how the targeted residents' income
rank in terms of the median household income of the Town, based on
the most recent census data. Finally, the applicant will also identify
the mechanism by which the Town can verify that the affordable housing
units will be occupied by appropriate individuals or families.
B. Following a review of the application and recommendation
by the Glenville Environmental Conservation Commission, the Planning
and Zoning Commission will undertake an initial review of the application
for bonus zoning, and initiate the SEQRA process if the Town of Glenville
has assumed lead agency status.
C. Provided the Planning and Zoning Commission finds
the application to be in compliance with the provisions of this article,
the Commission will then schedule a public hearing on the application
within 62 days of the date of the initial review, or within 62 days
of receipt of a revised application, if revisions were deemed necessary
at the initial meeting. Said notice of public hearing will state the
maximum bonus zoning to be considered and the modifications to this
chapter. Within 62 days of the public hearing, the Planning and Zoning
Commission will render a decision on said application and determine,
if approved, the type of incentive zoning to be granted.
D. Site plan review may run concurrent with the application
for bonus zoning, as can subdivision review, if required.