Noise. No noise shall exceed an intensity, as measured from the boundaries of the lot where such use is situated, of the average intensity, occurrence and duration of the noise of street traffic at adjoining streets.

Atmospheric effluence. No dust, dirt, smoke, odor or noxious gases that would not normally be associated with a residential or agricultural premises shall be disseminated beyond the boundaries of the lot where such use is located.

Glare and heat. No unreasonable glare or heat shall be produced that is perceptible beyond the boundaries of the lot on which such use is situated. Special efforts shall be required, such as the planting of vegetation and the installation of light shields, to alleviate the impact of objectionable or offensive light and glare produced by exterior sources on neighboring residential properties or public thoroughfares.

Industrial wastes. No solid or liquid wastes shall be discharged into any public sewer, common or private sewage disposal system or stream or into the ground except in strict conformance with the standards approved by the New York State Department of Health or other duly empowered agency.

Radioactivity or electromagnetic disturbance. No activities shall be permitted which emit dangerous radioactivity beyond the building in which such activity is located or which emit electrical disturbance adversely affecting the operation of any equipment other than that of the creator of such disturbance.

Fire and explosion hazards. All activities involving and all storage of flammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion and with adequate fire-fighting and fire-suppression equipment and devices standard in the industry. All applicable requirements of the New York State Uniform Fire Prevention and Building Code, as well as the provisions of the National Fire Protection Association (NFPA) Code, shall be fully observed.

Maintenance of developed lots. All open portions of any developed lot shall have adequate grading and drainage and shall be continuously maintained in a dust-free and erosion-resistant condition by suitable landscaping with trees, shrubs, grasses or other planted ground cover or by paving with asphalt, concrete, washed stone or other suitable material. Required yard areas shall be planted and maintained in accordance with the approved site plan for the premises and in a manner which is compatible with their use and beneficial enjoyment.

Required number of off-street parking spaces.

Design standards for off-street parking spaces.

Required off-street loading berths. Off-street loading which is designed logically, conveniently located for bulk pickups and deliveries, scaled to delivery vehicles anticipated and accessible to said vehicles when required off-street parking spaces are filled shall be considered for all commercial and light manufacturing uses and shall be provided as deemed necessary by the Planning Board during site plan review in accordance with Article VII of this chapter.

General standards. Any sign or use of signs, whether permitted, temporary or directional, shall conform to the following general standards. Signs shall:

Temporary signs. The following temporary signs are permitted without application for and issuance of a permit:

Permitted identity and accessory identity signs. Upon the filing of an application and payment of the required sign permit fee in accordance with a schedule established and reviewed annually by the Town Board, and the issuance of a sign permit by the Building Inspector, the following signs shall be permitted in accordance with the identified standards related to number, size and location. The application for a sign permit shall be accompanied by a general description and a scaled graphic representation of the sign, including height, width and depth of the sign, method of construction and location. Permitted identity and accessory identity signs shall be as follows:

Purpose.

Standards. Upon the presentation of a plat for a clustered land subdivision for single-family detached residential dwellings to be approved by the Planning Board showing all natural and proposed features of the subdivision, the Planning Board may waive the heretofore established requirements and the required lot sizes, pursuant to § 281 of the Town Law, provided that:

Open space lands.

Definitions and application. Logging or timber harvesting is defined as timber harvesting or the cutting of timber or trees in excess of 25 cords of wood, or 10,000 board feet of lumber from timber or trees, in any one calendar year. Logging shall not include timber harvesting or tree cutting for consumption as fuel or lumber on premises or associated with the clearing for farmland or house sites.

Permit required. Any person, company, corporation or other entity seeking to log trees or timber in excess of the above amount must first obtain a logging permit from the Town of Stanford. All logging must be done in compliance with New York State Department of Environmental Conservation Laws, Rules and Regulations and be in compliance with the Soil Erosion and Sediment Laws of the Town of Stanford,[1] as well as any applicable county and state regulations.

The owner of the real property, or his or her designated agent or representative, must complete an application for a logging permit. In such application, it must set forth the property to be logged and set forth all adjoining property owners and the addresses of the same as set forth on the most current assessment or tax map records maintained by the Town of Stanford.

The application must have a copy of a survey or a tax map for the subject property to be logged, along with a designation on such survey or tax map of the specific are to be logged.

The applicant must apply for and provide a proper driveway permit from the applicable Town, county or state highway departments, depending on the access to the logging area and the road which such access will occur. If a driveway permit is not required, the applicant will provide evidence of the exemption of this requirement by such municipal authority.

The applicant or the agent or representative must physically mark the logging area and the property line within the immediate proximity of the logging site. The Building Inspector of the Town of Stanford shall inspect the site to review the physical marking of the property to be logged and the property line prior to issuing any permits hereinunder.

The owner, applicant or its agent or representative shall notify all property owners adjacent to the logging site on the intent to harvest timber or log the property. Such letters must be sent certified mail, return receipt requested, by the owner or its agent to all of the adjacent landowners, with the information as to names and addresses obtained from the most current assessment or tax map records maintained by the Town of Stanford. The owner or applicant will provide proof of service of such letters on the date mailed by the owner or applicant, as well as the actual return receipt cards prior to the issuance of a permit. In the event that a return receipt card is not returned within 15 days of the date of mailing, the mailing shall be deemed complete notwithstanding the absence of the return receipt card. Compliance with the mailing procedure shall be certified to the Building Inspector or other Town employee in charge of this matter. Provided that there has been substantial compliance with this provision, the failure to give notice in exact conformance herewith shall not be deemed to invalidate any action taken by the Town or the Building Inspector in the application or issuance of a permit.

The owner or applicant shall submit the completed application, property survey or tax map, driveway permit and proof of mailing to the Building Inspector for his or her review. Upon submission of the completed application, the Building Inspector shall review the same to determine if it meets the requirements and guidelines of this section. If the application is complete and in compliance, the Building Inspector shall have 15 days to issue a permit or deny the same for being incomplete. In the event that the Building Inspector does not take action in granting or denying the application within 15 days of the submission of a completed application, the application shall be deemed approved and the permit shall be issued. The logging permit shall be conspicuously displayed near the entrance on the property to the logging area. Such permit must be displayed while logging is ongoing.

The Town shall develop guidelines and forms for the issuance of the logging permit and the information given and required to be submitted by the owner or the applicant.

The Building Inspector shall enforce the provisions of the logging permit under the provisions of §§ 164-47 and 164-68 of the Town of Stanford Code. Any reference therein to building permits shall include logging permits as may be granted hereunder. Any violation of this section shall have all of the enforcement powers of the Zoning Code, including but not limited to, a stop-work or cease and desist order, an injunction or civil or criminal prosecution as permitted by the Town Code.

There is a minimum lot size of one acre. In the Rural Center (RC) and the Lake Recreations (LR) Districts of the Town zoning districts, there shall be a minimum of one acre for the first horse and 1/2 of an acre for each additional horse.

Adequate provisions shall be made for the disposal of stable manure so as to prevent any health hazard or nuisance condition with respect to the adjacent properties or the general community, including, but not limited to, water and air pollution.

In all zoning districts, not more than 10 cubic yards of stable manure shall be stored within 100 feet from any residence, well, stream or body of water. This restriction shall include the subject property and all adjoining properties. The Building Inspector or Code Enforcement Officer may require adequate identification and proof of such setbacks and distances from such locations, which may include a map identifying the same.

Adequate safety fencing shall be installed by the owner or operator and maintained to safely contain the horses within the property lines of the lot.

Nothing contained herein shall be intended to supersede or prevent the safekeeping and humane treatment of horses.

Airfields are not a permitted use in any of the zoning districts of the Town of Stanford.

Emergency use exception. The landing, touchdown, or take off of an aircraft for emergency purposes, such as police, law enforcement, medical, fire, or natural disasters, shall be permitted in all zoning districts of the Town of Stanford. The Building Inspector is permitted to investigate any circumstances to verify such emergency use.

A farmers' market shall require the issuance of a farmers' market permit by the Town Building Inspector by application on forms provided by the Town Building Department, subject to the fees set by the Town Board in its Fee Schedule on an annual basis, and only in the AR and RC Zoning Districts.

The farmers' market structures shall consist solely of temporary or portable accessory structures, such as tents or similar shelters, which shall not exceed a combined 10,000 square feet of floor space. Such structures may be erected only during periods of farmers' market activity and may be in place not more than 24 hours prior to or following such farmers' market activity. The display of signage shall be restricted to the same time requirements and limited to on-site locations.

Adequate provision shall be made on site and/or on public property for parking for vendors and the public.

The farmers' market shall be maintained in a neat, clean and orderly manner.

Purpose. It is the intent of this section to authorize the Building Inspector to issue accessory dwelling unit permits to allow one accessory dwelling unit per lot, having not more than 1,500 square feet of total floor area, as an accessory use to a principal single-family residence on the lot, only in compliance with this § 164-19.5. Accessory dwelling units may provide the following benefits:

Zoning districts. An accessory dwelling unit, as defined in § 164-59, is permitted in all zoning districts in conformance with this section and all other applicable sections of the Zoning Law.

Eligibility; attached or detached accessory dwelling unit.

Standards. The following standards shall apply:

Submission. The following shall be submitted to the Building Department in order to determine whether the proposed accessory dwelling unit meets the requirements set forth herein:

Application procedure and decision.

Accessory dwelling unit permits and certificates of occupancy. An accessory dwelling unit permit shall comply with the provisions of §§ 96-8 through 96-23 of the Zoning Law, which require issuance of a building permit for construction and a certificate of occupancy for occupancy.

NYS Building Code. Nothing in this section is intended to supersede any of the provisions of the New York State Uniform Fire Prevention and Building Code, as may be amended from time to time. If any of the provisions herein conflict with the New York State Uniform Fire Prevention and Building Code, the New York State Uniform Fire Prevention and Building Code shall control. Habitable living space shall not be approved or occupied except in compliance with all applicable federal, state and local laws, codes, rules and regulations and the Building Department shall have the right to periodically inspect the premises, upon reasonable notice to the owner, to ensure that all applicable laws and codes are being followed.

Purpose. The purpose of this section is to establish a set of regulations applicable to the short-term rental of residential real property in the Town of Stanford. These regulations are in addition to all other provisions of this chapter. In the adoption of these standards, the Town Board of the Town of Stanford (the "Town Board") find that short-term rental accommodations have the potential to be incompatible with surrounding residential uses, especially when several are concentrated in the same area, thereby having the potential for a deleterious effect on the adjacent full-time residents. The Town Board recognizes the benefits of short-term rental accommodations ("STR") to allow homeowners to supplement their income to defray the cost of housing and to provide lodging for visitors to the Town. The Town Board finds that short-term rental accommodations have the potential to have a detrimental effect on affordable housing and economic diversity in the Town, by removing dwelling units from the long term rental market and driving up demand for the limited remaining housing supply. This can result in fewer available units and increased prices or rents for those units that are available. Special regulation of these short-term rental uses is necessary to ensure that they will be compatible with surrounding residential uses, protect the health, safety and welfare of Town residents and will not act to harm or alter the neighborhoods they are located within.

Presumption of dwelling unit as short-term rental accommodation. The presence of the following shall create a presumption that all or a part of the property is being used as an STR:

Zoning districts. A short-term rental accommodation, as defined in § 164-59, is permitted as either a principal or accessory use to a single-family, duplex, two-family, multiple dwelling or multi-use residence in all zoning districts in conformance with this section and all other applicable sections of the Zoning Law.

Commercial nature. An STR shall be considered a commercial enterprise and commercial property and, as such, shall be subject to inspection by the Town as herein provided.

Privilege. The issuance of an STR permit shall be considered a privilege granted by the Town and not a right of a property owner, and as such, the Town Board may limit the number of STR permits and such permits may be revoked for non-compliance with the provisions of this Code.

Standards. An STR shall only be allowed subject to an application for an STR permit issued by the Building Inspector, renewable on a biennial basis, and in compliance with the following standards:

Compliance and penalties. If the Building Inspector either witnesses or receives a written complaint of an alleged violation of this section or a violation of the conditions of any STR permit issued pursuant to this section, the Building Inspector shall properly record such complaint and immediately investigate the report thereon. If the Building Inspector determines there is a violation of this section, the owners shall be notified, in writing, by both first class mail and certified mail, return receipt requested of said violations and the Building Inspector may take any or all of the following actions:

Renewal of permit.

Grounds for suspension or revocation of permit. The Building Inspector may immediately suspend or revoke an STR permit based on any of the following grounds:

Appeals and hearings. The STR permit holder or owner of the premises is entitled to appeal a determination by the Building Inspector to the Zoning Board of Appeals in accordance with § 164-51.

Existing short-term rental accommodation commitments at effective date. Notwithstanding the foregoing, those property owners with existing short-term rental accommodation commitments existing on or before the date this section takes effect shall be permitted to honor such existing commitments. Following the effective date of this section, owners with existing short-term rental operations may continue to make new commitments for short-term rental accommodation, provided that the owner submits a complete application for STR permit within 90 days of this section's effective date. In the event that a complete application is not submitted within such period or if such application is denied, all such new commitments made by said property owner after the effective date of this section shall be deemed to be in violation of this section and shall be cancelled.