Class B regional projects. No person shall undertake a permitted principal use, special use or other use for which a variance has been granted pursuant to Article X of this chapter, which is also a Class B regional project, unless and until the Planning Board shall have reviewed and approved or approved with conditions such project, and the Zoning Officer has issued a land use and development permit and/or certificate of compliance with respect thereto pursuant to the terms of Article XI hereof.

Class A regional projects. No person shall undertake a Class A regional project unless and until the Agency shall have reviewed and approved or approved subject to conditions such project and has issued an Agency permit with respect thereto pursuant to the terms of Article 27 of the Executive Law of the State of New York and the pertinent Agency rules and regulations.

The project would comply with all provisions of this chapter including those contained in Articles IV, V, VI and VII hereof.

The project would not have an undue adverse impact upon the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space resources of the Adirondack Park or upon the ability of the public to provide supporting facilities and services made necessary by the project, taking into account the commercial, industrial, residential, recreational or other benefits that might be derived from the project. In making this determination, the Planning Board shall consider those factors pertinent to the project contained in the development considerations set forth in Appendix D hereof.[1]

A detailed description of the natural features of the project site.

A detailed description of the land use plan of the project and its components, including all proposed roads and accesses.

Water supply and sewage disposal systems and their relationship to natural features.

An analysis with supporting data of the impact of the project on the environment both during construction and thereafter.

An analysis with supporting data of the ability of the public to provide supporting services and facilities which can reasonably be anticipated to be required following the approval of the project.

An analysis with supporting data of any benefits that might derive from the project; any plans the applicant may have for future development related to the project.

Information describing the applicant, his or its financial capacity to complete the project as planned and any professional advisers or consultants engaged in respect to the project.

Referral of application to Agency and Board of Appeals. No later than 10 days following receipt of a complete application for a Class B regional project, the Zoning Officer shall notify the Adirondack Park Agency and the Board of Appeals of such receipt, shall furnish to each body a copy of the project application and shall furnish to the Agency such further pertinent information as the Agency may deem necessary and shall afford each body the opportunity to comment thereupon.

Planning Board review and decision. Planning Board review of all Class B regional projects shall be in accordance with Article VI, § 175-41, Planning Board review and decision. However, in addition to the requirements of § 175-42, the Planning Board shall also mail a copy of the public notice to the Adirondack Park Agency (APA) and the Board of Appeals, and the APA shall be a full party in interest with standing to participate in any and all proceedings conducted pursuant to this section.

Findings of fact, conditions and safeguards. Every Class B regional project decision rendered by the Planning Board shall be in writing and shall contain such findings of fact as are required by Article X, § 175-84, Requirements for Class B regional project approval, hereof. The Planning Board, in conjunction with its approval of any Class B regional project, may impose such requirements and conditions as are allowable within the proper exercise of the police power, including the restriction of land against further development of principal buildings, whether by deed restriction, restrictive covenant or other similar appropriate means, to ensure that guidelines as to intensity of development as provided in this chapter shall be respected. The Planning Board may also impose reasonable conditions to ensure that the project will be adequately supported by services and improvements made necessary by the project and to ensure that the project will be completed in accordance with the terms of the application and any permit and including, without limitation, the requirements and conditions authorized under Article VI, § 175-36, Purpose, § 175-42, Review standards and considerations, § 175-43, Site and lot considerations, and § 175-44, Governmental services and impact, of this chapter. In addition, the Planning Board may require that the Zoning Officer incorporate any such requirements and conditions in any permit issued with regard to such Class B regional project.

Agency jurisdiction. The Adirondack Park Agency shall have jurisdiction to review and approve, approve subject to conditions and disapprove all Class A regional projects proposed to be located within the territory of the Town, pursuant to and in accordance with § 809(9) of the Adirondack Park - Agency Act,[1] the applicable Agency rules and regulations and the criteria hereinafter set forth.

Compatibility with Town regulations. The Adirondack Park Agency shall not approve a Class A regional project unless it first determines, after seeking consultation with the Planning Board and upon consideration of any advisory recommendations of the Planning Board relative to the project, that the project would comply with all provisions of this chapter, including those contained in Articles IV, V, VI and VII hereof, and of such other ordinances and regulations as shall be components of the Town land use program.

Development considerations. In making the determination required by § 809(9) of the Adirondack Park Agency Act[2] as to the impact of a proposed Class A regional project upon the resources of the Adirondack Park, including the ability of all levels of government to provide supporting facilities and services made necessary by the project, the Agency shall consider those factors pertinent to the project contained in the development considerations set forth in Appendix D hereof.[3]

Consultations. The Planning Board is hereby designated and appointed as the appropriate Town body to consult with the Adirondack Park Agency with regard to Agency review of Class A regional projects.

Advisory recommendations.