Stony Point City Zoning Code
ARTICLE X
Site Development Plan Review 1
§ 215-59 General requirements.
[Amended 5-8-1990; 6-8-1999 by L.L. No. 7-1999; 5-9-2000 by L.L. No. 2-2000; 7-11-2000 by L.L. No. 3-2000; 11-14-2000 by L.L. No. 6-2000; 10-8-2013 by L.L. No. 2-2013]
No site development plan approval shall be required for single-family detached residential uses or for additions, alterations or structures accessory thereto. However, single-family detached residential uses may be subject to the requirements of the Town of Stony Point Stormwater Management and Erosion Control Law[1] and said law shall be reviewed to determine its applicability to said uses. For uses other than single-family detached residences, site development plan approval shall be required prior to the issuance of a building permit, certificate of occupancy or certificate of use for the construction of a new principal structure, or external alteration or addition thereto or for the construction of any accessory structure used for a use permitted by conditional use or special permit use or external alteration or addition thereto. Modification of parking layouts, lighting, required landscaping or other site elements shall be deemed an external alteration. No lot or parcel of land shall be used except in conformity with an approved site development plan, when required. Any use permitted by right in the Waterfront Residential District shall not require site development plan approval from the Planning Board, provided that the Building Inspector verifies that the project meets bulk requirements. Any project in the R-W District which does meet the bulk requirements will require Planning Board approval and Zoning Board approval. Minor repairs and/or minor additions shall be made without Planning Board approval if they meet all zoning requirements.
§ 215-60 Objectives.
In considering and acting upon site development plans, the Planning Board shall take into consideration the public health, safety and welfare and the comfort and convenience of the public in general and of the prospective occupants of the proposed development and of the immediate neighborhood in particular and may prescribe such appropriate conditions and safeguards as may be required in order to further the expressed intent of this chapter and to accomplish the following objectives in particular:
A.
Traffic access. All proposed traffic access will be adequate but not excessive in number; adequate in width, grade, alignment and visibility; not located too near street corners or other major access points; and will provide for other similar safety considerations.
B.
Circulation and parking. Adequate off-street parking and loading spaces will be provided to prevent parking of vehicles on public streets. The interior circulation system will be adequate to provide safe accessibility to all required off-street parking.
C.
Landscaping and screening. All recreation areas, parking and service areas will be reasonably screened from the view of adjacent residential lots and streets at all seasons of the year.
D.
Compatibility. Signs and lights will be compatible and in scale with building elements and will not predominate the overall visual impact of the project. Textures of buildings and paved areas will be sufficiently varied to prevent a massive or monolithic appearance, particularly areas of asphaltic paving for parking.
E.
Environment. The design, layout and operational characteristics of the proposed use will not represent significant impact on the environment or result in a waste of the land and other natural resources of the Town. To the greatest possible extent, development will be in harmony with the natural environment, and adequate compensatory devices will be prescribed to offset potential significant deterioration resulting from the project.
F.
Development. The site development plan elements, including buildings, parking, drainage, circulation, signs and lighting, will not adversely affect the potential of adjacent properties or the property under review from its highest and best use.
G.
Hudson River development. In addition to all other considerations set forth above, the Planning Board shall consider the following factors in its review of site development plans for properties adjacent to the Hudson River:
[Added 6-14-1994 by L.L. No. 3-1994]
(1)
The quality and extent of view from the adjacent public streets through the property to the Hudson River.
(2)
The design and relationship of development to the waterfront as viewed from the Hudson River.
(3)
The design and function of any easement or other access provided to the water's edge, including new bulkheading.
§ 215-61 Procedure.
A.
Prior to application for a building permit, certificate of occupancy or certificate of use, where required, site development plan approval shall be secured from the Planning Board. The applicant has the option to submit a formal application directly to the Planning Board or to submit an informal plan for discussion to the Technical Advisory Committee (TAC). For purposes of an informal submission, the applicant should provide as much information as possible, keeping in mind the specific requirements of Chapter A220 of the Town Code. The informal review by the TAC shall not constitute a formal application, and no approval can be granted based on it. The TAC will recommend to the applicant any additional technical information required based on the requirements of the Town Code and shall advise the applicant on the Town's site development plan review process, state law requirements and other required reviews and approvals.
[Amended 10-8-2013 by L.L. No. 2-2013]
B.
Submissions.
(1)
Submissions for site development plan review shall be made on forms prescribed by the Planning Board and accompanied by a fee in accordance with the Standard Schedule of Fees of the Town of Stony Point.[1] Such submission shall be submitted to the Planning Board Secretary at least 21 days prior to the Planning Board meeting at which review is sought. The Planning Board Secretary shall determine if the submission is in proper form and, if so, shall cause it to be referred to such Town departments, agencies and consultants as are necessary to evaluate the proposal.
[Amended 5-9-1995 by L.L. No. 2-1995; 6-8-1999 by L.L. No. 7-1999]
(2)
Such submission shall be accompanied by a certification from the Building Inspector that he has searched his records as they relate to the property which is the subject of the application, and that, as of the date of said certification, no uncured violations have been found in such records. Said certification must be dated not more than 30 days prior to the date the application for site plan approval is filed with the Clerk to the Planning Board. The Building Inspector may charge a fee for providing such certification in accordance with the Town's Schedule of Fees.
[Added 4-9-2003 by L.L. No. 6-2003]
C.
All nonresidential projects before the Planning Board shall be referred to the Architectural Review Board for recommendations. The Planning Board or Zoning Board of Appeals may, in its discretion, refer any applicant to the Architectural Review Board for the recommendations of that Board.
[Added 5-8-1990]
D.
The applicant shall be required to pay the Town inspection fees for improvements on site development plans in the amount of 5% of the amount of the performance bond or the estimated cost of required improvements, and the site plan plat shall not be signed by the Chairman of the Planning Board unless such fee has been paid at the time of application.
[Added 4-9-2003 by L.L. No. 4-2003]
§ 215-62 Preliminary review and approval.
A.
An applicant, at his discretion, may submit, prior to a formal application for final site development plan approval, an application for preliminary site development plan approval. The applicant shall submit all application materials in as much detail as he feels is warranted to enable the Planning Board to come to a preliminary conclusion as to the merits of the proposal. Should variances from the requirements of this chapter be contemplated, their nature and degree should be specified. The application for preliminary approval shall be made and processed in the manner specified in § 215-61B.
B.
The Planning Board will review the proposed plan and may grant concept approval with such conditions as are necessary to ensure conformity of said plans with the general and specific criteria set forth in this chapter and other applicable rules and regulations of the Town of Stony Point. The Planning Board shall authorize the setting of a public hearing for consideration of final site development plan approval. In the event that a conditional use approval is required, the Planning Board shall simultaneously consider both applications. In reviewing a site development plan application which has been granted a special permit by the Town Board, the Planning Board shall ensure conformity with any special permit requirements.
[Amended 3-13-2001 by L.L. No. 2-2001]
§ 215-63 Final review and approval.
A.
An application for final site development plan approval shall be made in the same manner as prescribed for preliminary approval as herein specified.
B.
The final site development plan and all supporting materials shall be subject to review and consultation in the same manner as the preliminary site development plan. The Planning Board shall conduct a public hearing within 62 days for the day an application is received. The Planning Board shall give notice of such hearing in accordance with Town Law § 274-a. The Board shall make a determination on the application within 45 days of the close of the public hearing. The Board shall include such conditions of approval as were required and in addition:
[Amended 6-8-1999 by L.L. No. 7-1999]
(1)
The Planning Board shall require that on- or off-site improvements be installed, including but not limited to on- or off-site drainage systems to ensure that all drainage, storm runoff and subsurface waters are carried into approved watercourses and drainage systems shown on the Official Map. The Planning Board shall further require that all such off-site improvements and/or drainage systems be installed on property granted to the Town by fee, easement or otherwise, as determined by the Planning Board.
(2)
No certificate of occupancy or use shall be issued for the site until all the improvements shown on the site development plan, including off-site requirements, required by the site development plan have been duly installed and all easements and property interests granted or dedicated to the Town.
(3)
A partial certificate of occupancy or use for periods of 90 days, but not more than one year in the aggregate, for a building, structure or part thereof may be issued before all the on-site improvements are complete; provided, nonetheless, that such portion or portions of the site improvements as are necessary to permit the site to be occupied safely without endangering life or the public welfare have been completed. The Building Inspector shall require a cash deposit to insure and guarantee the completion of the on-site improvements. The Building Inspector shall determine the sum of such cash deposit.
(4)
The site shall be developed in strict conformity with the approved site development plan except as provided for below. When the approval of a field change (see definition of "field change" in § 215-5) is requested of the Building Inspector or other appropriate Town inspection agency, such request shall be submitted to the appropriate inspecting agency in writing. No field change shall be valid unless a copy of the requested change is filed with the Planning Board, with the approval of the appropriate agency noted thereon or appended thereto, within five days of such approval.
C.
Open recreation space of 200 square feet per new unit must be provided, and may be grouped in one or more locations. Alternatively, the Planning Board may require the payment of $2,000 for each new unit, in accordance with the provisions of Town Law § 274-a authorizing site plan review.
[Added 4-9-2003 by L.L. No. 4-2003]
§ 215-64 Signing and referral of plan.
A.
Upon submission of the final site development plan with modifications required by the Planning Board in its final approval and upon satisfaction of any conditions imposed by such approval, the Chairman of the Planning Board shall sign the approved site development plan and file one copy with the Building Inspector, who may thereafter issue a building permit, certificate of occupancy and certificate of use in reliance thereon, in accordance with Article XIV.
B.
Site development plan approval shall expire 18 months from the date the Planning Board actually votes to grant approval, irrespective of the date such approval has been reduced to writing, unless a building permit has been issued.
[Added 4-9-2003 by L.L. No. 5-2003[1]]
[1]
Editor's Note: This local law also provided transitional duration for site development plans. For any site development plan which has received approval prior to the effective date of this local law, the following transitional duration rules shall apply:
A .Any site development plan which received approval 18 months or more prior to the effective date of this local law shall expire six months after the effective date of this local law.
B. Any site development plan which received approval less than 18 months prior to the effective date of this local law shall expire 18 months after receiving such approval; provided, however, that in no case shall the expiration date of such site development plan be less than six months after the effective date of this local law.
C. For purposes of this section, the date on which a site development plan received approval shall be the date on which the Planning Board actually voted to grant approval, irrespective of when such approval was reduced to writing.
§ 215-65 Amendment of plan.
[Amended 6-8-1999 by L.L. No. 7-1999]
An application for an amendment of any approved site development plan for a site which has received prior final site development plan approval shall be processed in accordance with the preceding provisions. However, only those site development plan elements proposed to be modified or changed need be presented, except where such modifications or changes have a material and substantial impact on the balance of the site development plan and functioning of the site. The applicant's licensed design professional shall submit a letter and a drawing, when necessary, indicating the scope of the proposed change no later than 21 days before a Planning Board meeting for a determination by the Planning Board as to whether the proposed amendment shall require a public hearing. Fees for an amended site development plan approval shall be in accordance with the Standard Schedule of Fees of the Town of Stony Point.[1]
§ 215-66 Wireless telecommunications facilities. [1]
[Added 10-23-2002 by L.L. No. 4-2002]
A.
Purpose.
(1)
The purpose of this section is to regulate the location, design, and use of wireless telecommunications facilities in order to:
(a)
Protect the health, safety, and general welfare of residents of the Town of Stony Point.
(b)
Establish predictable and balanced regulations for the siting and screening of wireless communications facilities in order to accommodate the growth of communications services within the Town.
(c)
Maximize the use of existing towers, tall buildings and other high structures to reduce the number of new towers needed to serve the community.
(d)
Avoid potential damage to adjacent properties from tower failure through structural standards and setback requirements.
(e)
Ensure harmony and compatibility with surrounding land use patterns.
(f)
Protect the historic rural character, natural features and irreplaceable scenic qualities of the Town with special attention to open space, mountain ridges, recreation areas, scenic roads, viewsheds and historic sites, through careful design, siting, landscaping, screening and innovative camouflaging techniques.
(2)
These regulations are not intended to prohibit or have the effect of prohibiting the provision of personal wireless services, nor shall they be used to discriminate among providers of functionally equivalent services, consistent with federal regulations.
B.
District regulations.
(1)
Use regulations. These regulations govern the installation and/or use of all wireless telecommunications facilities as defined herein. Any proposed user of wireless telecommunications facilities shall be an FCC-licensed provider of wireless services and must obtain site plan approval and/or a conditional use permit whether or not they will install and own the facilities. The construction of a wireless telecommunications facility shall require a building permit in all cases.
(a)
Permitted uses, existing structures. A wireless telecommunications facility may be permitted to locate on any existing radio or television transmission tower, guyed tower, lattice tower, monopole, fire tower, water tower, clock tower, bell tower, cross tower, flagpole, road sign, steeple, chimney, or other innovative use of appropriate existing structures, provided that there is no increase in the height of the existing structure as a result of the installation of the facility. Use of radio or television transmission towers, guyed towers, lattice towers, monopoles, or fire towers shall not require a conditional use permit, unless the use of such tower has been discontinued for a period of one year or more, in which case § 215-93 shall apply. All proposed antennas and all proposed antenna towers are subject to the issuance of a special permit by the Town Board after site plan review and the Planning Board makes SEQRA determination. In nonresidential zoned areas, all proposed antenna towers are subject to the issuance of a special permit by the Town Board after review by the Planning Board.
(b)
Permitted uses, existing buildings. A wireless telecommunications facility may be permitted to locate on any existing building, with the exception of a designated historic structure, provided that the installation of the new facility does not increase the height of the existing building by more than ten feet. Such installations shall not require a special permit but will require site plan approval by the Planning Board in accordance with § 215-66 of this chapter.
(c)
Permitted uses, existing utility structures. A wireless telecommunications facility may be permitted to locate on any existing electric utility transmission and distribution tower, telephone pole and similar existing utility structure in nonresidential zoned areas, provided that the installation of the new facility does not increase the height of the existing structure. These facilities may locate in all areas of the Town where they are permitted or specially permitted, provided the new facility does not increase the height of the existing structure. Such installations shall not require a conditional use permit but will require the approval of the Building Inspector.
(d)
Conditional use permit. A wireless telecommunications facility involving construction of one or more ground mounts shall require a conditional use permit. A conditional use permit may be granted, provided that the proposed use complies with the height, setback, and other requirements of this chapter, the conditional use permit regulations set forth in Article XIII, is placed to minimize visual and aesthetic impacts, and is placed on the side slope of terrain so that, as much as possible, the top of the tower does not protrude over the ridgeline. The Town of Stony Point defines the placement, construction, and modification of a wireless telecommunications facility requiring a conditional use permit as an action under the New York State Environmental Quality Review Act (SEQRA). The Town Board reserves the right to forward the SEQRA review to the Planning Board for its consideration.
[1]
If an applicant for a conditional use permit proposes a wireless telecommunications facility which does not meet all dimensional requirements of the Town of Stony Point Zoning Law, including height, area and bulk regulations, the applicant may, as per Town law, apply for an area variance from the Zoning Board of Appeals.
[2]
It shall be the responsibility of the holder of the permit to inform the Town of Stony Point of any change in or termination of contractual agreements, which affect any permit issued within 30 days of such change. Any material change in the conditions under which a conditional use permit was granted shall result in the immediate termination of the conditional use permit unless agreement has been obtained from the Town Board prior to the change. These material changes include but are not limited to:
[a]
Changes in supporting structures (such as towers), accessory buildings or access roads.
[b]
A change in ownership of the facility or the property on which the facility is installed shall require notification to the Zoning Enforcement Officer by the holder of the conditional use permit but will not terminate such permit.
[c]
Cessation of use by the FCC-licensed carrier, which has a conditional use permit for use of the facility.
[d]
A change in the FCC-licensed user of the specially permitted facility. Nothing herein shall prohibit another FCC-licensed carrier from using the facility so long as that carrier provides evidence of need to use that facility and acquires a conditional use permit under this chapter.
[e]
Loss of the user's FCC license to provide commercial communications services within the Town of Stony Point.
[f]
Violation of the Town of Stony Point Zoning Law, on or with regard to the facility by the holder(s) of the conditional use permit or the owner of the land on which the facility is installed.
(2)
Location. Wireless telecommunications facilities shall only be located, upon the grant of site plan approval and, as applicable, a conditional use permit, on property which allows wireless telecommunications facilities as set forth in Table of General Use Requirements of this chapter.[2] Applicants seeking approval for wireless telecommunications facilities shall comply with the following:
(a)
New wireless telecommunications facilities shall be located on existing structures, including but not limited to buildings, water towers, existing telecommunications facilities, silos, utility poles and towers, and related facilities, provided that such installation preserves the character and integrity of those structures. In particular, applicants are urged to consider use of existing telephone and electric utility structures as sites for one or more wireless telecommunications facilities. If an existing tower or other structure is not feasible, the applicant shall have the burden of proving that there are no feasible existing structures on which to locate.
(b)
If the applicant clearly proves that it is not feasible to locate on an existing structure, wireless telecommunications facilities shall be designed so as to be camouflaged to the greatest extent possible, including but not limited to:
(c)
The applicant must submit documentation of the legal right to install and use the proposed facility mount at the time of application for site plan approval and/or conditional use permit.
[2]
Editor's Note: The Table of General Use Requirements is included at the end of this chapter.
(3)
Dimensional requirements. Wireless telecommunications facilities shall comply with the following requirements:
(a)
Height. The total height of any mount or accessory elements attached to any structure shall be measured from the ground level to the top of the mount or the top of the uppermost accessory affixed to the mount, whichever is higher. The maximum height of a wireless telecommunications facility is limited to 35 feet above ground level (AGL) in residential districts and 100 feet in nonresidential district.
(b)
Height waiver. The Town Board may permit wireless telecommunications facilities in excess of 100 feet in nonresidential zones. Notwithstanding anything stated herein, the Town Board shall be permitted to increase the height of any tower beyond any limitations set forth herein in order to accommodate additional users. In reviewing a request for greater height, the Town Board shall balance the effect of a greater height against the provision of one or more additional towers, collocating or other alternatives. The height limitation may be waived when the antenna is mounted on an existing structure or building and is completely camouflaged, or is located on an existing utility structure. Applicants may be required to achieve coverage objectives by using multiple existing or new structures rather than taller structures, which shall not exceed the height limitations in § 215-66.
(c)
Setbacks. All wireless telecommunications facilities and their equipment shelters shall comply with the building setback provisions of the zoning district in which the facility is located. In addition, the following setbacks shall be observed:
[1]
To ensure public safety, the minimum distance from the base of any ground-mounted wireless telecommunications facility to any property line, road, habitable dwelling, business or institutional use, accessory structure, or public recreation area shall be as determined by the Planning Board. This setback is considered the "fall zone." Additional setbacks may be required by the Town Board to provide for the public safety. This provision shall apply to any proposed use for wireless telecommunications facilities or towers or monopoles existing at the time of adoption of this section.
[2]
In the event that an existing structure or building is proposed as a mount for a wireless telecommunications facility, a fall zone shall not be required unless the Town Board finds that a substantially better design will result from an increased setback. In making such a finding, the Town Board shall consider both the visual and safety impacts of the proposed use.
C.
Performance standards. All wireless telecommunications facilities shall comply with the performance standards set forth in this subsection.
(1)
Camouflage. Wireless telecommunications facilities shall be the least obtrusive and the most appropriate to the proposed site, as determined by the Town Board.
(a)
All wireless telecommunications facilities shall be designed to blend into the surrounding environment through the use of design and color, except in such instances where color is dictated by federal or state authorities such as the Federal Aviation Administration.
(b)
A wireless telecommunications facility, which is roof-mounted on a building, shall be concealed within or behind existing architectural features to limit its visibility from public ways, and shall be stepped back from the front facade in order to limit its impact on the building's silhouette.
(c)
A wireless telecommunications facility, which is side-mounted on a building, shall be painted or constructed of materials to match the color of the building material directly behind it.
(d)
The Town Board may require the use of stealth technology to camouflage ground mounts, where appropriate.
(2)
Lighting. Wireless telecommunications facilities shall not be artificially lighted or display strobe lights unless required by the Federal Aviation Administration (FAA) or other applicable authority.
(3)
Noise. Roof-mounted or side-mounted equipment for wireless telecommunications facilities shall be in compliance with Chapter 148 of the Code for the Town of Stony Point.
(4)
Radio frequency radiation (RFR) standards. All equipment proposed for a wireless telecommunications facility shall be authorized per the FCC Guidelines for Evaluating the Environmental Effects of Radio-frequency Radiation (FCC Guidelines). The owner of the facility shall submit evidence of compliance with the FCC standards on a yearly basis to the Town Board. If new, more restrictive standards are adopted by any appropriate federal or state agency, the facility shall be made to comply or the Town Board may restrict continued operations. The cost of verification of compliance shall be borne by the owner and/or operator of the facility.
D.
Special permit regulations. All wireless telecommunications facilities requiring a special permit shall comply with the regulations set forth in this section, in addition to those found in § 215-79.
(1)
Design standards.
(a)
Camouflage. Wireless communications facilities shall be camouflaged by vegetation and/or design as follows:
[1]
Camouflage by vegetation: If wireless telecommunications facilities are not camouflaged from public viewing by existing buildings or structures, they shall be surrounded by buffers of dense tree growth and understory vegetation in all directions to create an effective year-round visual buffer. Ground-mounted wireless telecommunications facilities shall provide a vegetative buffer of sufficient height and depth to effectively screen the entire base facility, taking into account the average tree canopy. Trees and vegetation may exist on the subject property or be installed as part of the proposed facility or a combination of both. The Town Board shall determine the types of trees and plant materials and depth of the needed buffer based on the site conditions. Such buffer shall be maintained in a healthy state or replaced as necessary to provide continuing camouflaging.
[2]
Camouflage by design: To the extent that any wireless telecommunications facility extends above the height of the vegetation immediately surrounding it, the facility shall be camouflaged by design to minimize the adverse visual and aesthetic impact unless otherwise required by the Town Board. Wireless telecommunications facilities shall be camouflaged to resemble or mimic a native coniferous species of tree such as Balsam fir, Canadian hemlock, Colorado blue spruce, among others, or by other means such as new construction of a silo, flagpole, clock tower, bell tower, cross tower, steeple, fire tower or other innovative replication of a structure that would be consistent with the character of the community as determined by the Town Board.
(b)
Lighting. Wireless telecommunications facilities shall not be artificially lighted or display strobe lights unless required by the Federal Aviation Administration (FAA) or other applicable authority. Security lighting of equipment structures and other facilities on site shall be shielded from abutting properties. There shall be total cutoff of all such light at the property lines of the parcel to be developed, and footcandle measurements at the property line shall be 0.0 initial footcandle when measured at grade.
(c)
Signs.
[1]
Signs shall be limited to those needed to identify the property and the owner and warn of any danger. No advertising is permitted anywhere on the facility, with the exception of the identification signage. All signs shall comply with the requirements of the Town's sign regulations.[3]
[2]
All ground mounted wireless communications facilities shall be surrounded by a security barrier, which shall be posted with "no trespassing" signs. A twenty-four-hour emergency telephone number, and containing the facility operator or manager's name, shall be posted adjacent to the entry gate. If high voltage is necessary for the operation of equipment within the facility, signs shall be posted stating "Danger-High Voltage."
(d)
Equipment shelters. Equipment shelters for wireless telecommunications facilities shall be designed consistent with one of the following standards:
[1]
Equipment shelters shall be located in underground vaults; or
[2]
Equipment shelters shall be designed to be architecturally compatible, both in style and materials, with principal structures on the site, and/or near the site and be compatible with the architecture of homes in the vicinity, or as may be determined by the Town Board and/or the Architectural Review Board; or
[3]
Equipment shelters shall be camouflaged behind an effective year-round landscape buffer equal to the height of the proposed building. The Town Board, and/or the Architectural Review Board shall determine the types of plant materials and depth of the needed buffer based on the site conditions. Such buffer shall be maintained in a healthy state or replaced as necessary to provide continuing camouflaging.
(e)
Accessory structures. Accessory structures for wireless telecommunications facilities shall be permitted if the structures are constructed for the sole and exclusive use and operation of the communications facility, are the minimum size necessary to meet the needs of the specific site, and meet the following requirements:
[1]
Accessory structures may not include office, long-term vehicle storage, other outdoor storage or other uses that are not needed to send or receive wireless communications transmissions.
[2]
Accessory structures must be less than 500 square feet and 15 feet in height.
[3]
Accessory structures must be camouflaged behind an effective year-round landscape buffer equal in height to the proposed structure. Such buffer shall be maintained in a healthy state or replaced as necessary to provide continuing camouflaging.
[4]
In residential zones, the use of compatible building materials such as wood, brick or stucco is required for all accessory structures, which shall be designed to match architecturally the exterior of residential structures in the neighborhood, as determined by the Town Board and/or the Architectural Review Board. In no case will metal siding be allowed for accessory structures.
(f)
Scenic landscapes and vistas. Wireless telecommunications facilities, that are not camouflaged, shall not be located within open areas that are visible from public roads, recreational areas or residential development. As required in § 215-66, all ground-mounted wireless telecommunications facilities shall be surrounded by a buffer of dense tree growth or shall be camouflaged by design to minimize adverse visual and aesthetic impacts.
(g)
Utility service lines. All electric power supply and telephone service lines to new towers and accompanying facilities shall be installed underground from the existing power source.
(h)
Access and parking.
[1]
A road and parking plan shall be provided to ensure adequate emergency and service access and shall meet the requirements of the Town Board. Any driveway shall meet the requirements of the Town Board and the highway authority for the road on which driveway fronts.
[2]
Maximum use of existing public and private roads shall be made, consistent with safety and aesthetic considerations.
[3]
Road construction shall minimize ground and vegetation disturbance. Road grades shall follow natural contours to reduce soil erosion potential and to ensure that roads are aesthetically compatible with the character of the surrounding area.
[4]
The Town Board may require an erosion and sedimentation control plan and may refer the site plan to the appropriate county or state agency, Town Engineer, and/or Town Planner for review.
[5]
Unpaved roads shall be considered unless conditions require paving, as determined by the Town Board, in consultation with the appropriate authorities or consultants.
(i)
Maintenance, testing and inspection.
[1]
The original appearance of the exteriors of all towers, accessory buildings and any other structures must be retained through regular maintenance by the applicant.
[2]
Before commercial transmission begins, the applicant shall acquire certification by a licensed professional engineer that the facility will not exceed the maximum permissible exposure limits for the level of electromagnetic radiation using standards in accordance with the FCC Guidelines.
(j)
Removal of facilities.
[1]
Towers and antennas shall be removed if the owner's or user's conditional use permit for these facilities has expired or been terminated or if the facilities are no longer being used by the FCC licensee. Towers and antennas shall be removed if there is not at least one operator with a valid special permit using the tower. Potential or planned future use of any facility for commercial communication service is not sufficient to avoid the requirement for removal. The Town Board may require the owner, user or both to post bond or escrow cash to guarantee the removal of terminated or unused facilities.
[2]
If the removal of towers and antennas is required, accessory buildings and other structures shall also be removed unless:
[3]
Each applicant seeking a conditional use permit for a wireless telecommunications facility shall provide a written contract with the Town of Stony Point agreeing to be fully responsible for removal, and indemnifying the Town for the costs of removal, of antennas, appurtenances, including, but not limited to, driveway, fencing, parking, accessory buildings and supporting structures such as towers when removal is required by the Town of Stony Point Zoning Law.
[4]
If a proposed wireless telecommunications facility will be owned by an entity other than an FCC-licensed carrier which will use that facility, the carrier shall provide to the Town Board a copy of a contract between the facility owner and the FCC-licensed carrier in which the owner agrees to remove the facility, including any tower, antennas, appurtenances, including, but not limited to, parking, driveway, fencing and accessory structures, and indemnify the Town for the costs of such removal, when these facilities are no longer being used by an FCC-licensed operator with a valid Town of Stony Point special permit.
[5]
A decision to require removal shall be the responsibility of the Town Board after consulting with the Zoning Enforcement Officer and the Town Attorney. Removal shall occur within 90 days of the Town Board's decision to require removal unless the Town Board has agreed to an extension of that time. If not removed within the designated period, the Town shall have the right to compel removal, with all costs to be borne by the special permit holder who owns and/or previously used the facilities. Removal costs may also be recovered from the owner of the tax parcel on which the facilities are located.
[6]
When towers are removed, site reclamation shall be completed to the satisfaction of the Town Board within 180 days of structure removal. Reclamation shall include landscaping, removal of structures, utility lines and accessory structures, and shall encompass the building site and buffer area controlled by the facility owner.
(k)
Letter of credit.
[1]
Before the site plan for the wireless telecommunications facility is approved by the Stony Point Planning Board, the applicant shall be required to post a letter of credit, in accordance with the Planning Board's decision and to the satisfaction of the Town Engineer and Town Building Inspector, to secure to the Town the satisfactory cost of maintenance of the facility and, if discontinued or abandoned, the physical removal of the facility as set forth in Subsection I, Abandonment or discontinuation of use. Such letter of credit shall comply with the requirements of the Town Law and shall be satisfactory to the Town Attorney as to form, sufficiency and manner of execution.
[2]
All required maintenance and physical removal shall be made at the applicant's expense, without reimbursement by the Town.
[3]
When a letter of credit has been posted and required maintenance has not been performed within the terms of such letter of credit, the Town Board may thereupon declare said letter of credit to be in default.
[4]
Increase in amount of security necessary. The Planning Board may increase the amount of the letter of credit necessary by an appropriate amount for required maintenance and physical removal when, after a public hearing, the Planning Board determines that the cost of maintenance and physical removal exceeds the amount of security already posted. The Planning Board can increase the amount of security posted so that the new amount of security will cover the cost in full of the required maintenance and physical removal.
(2)
Environmental standards.
(a)
Wireless telecommunications facilities shall not be located in wetlands or in regulated wetland buffer areas, in endangered or threatened species habitats, water bodies, historic or archaeological sites.
(b)
No hazardous waste shall be discharged on the site of any wireless telecommunications facility. If any hazardous materials are to be used on site, there shall be provisions for full containment of such materials. An enclosed containment area shall be provided with a sealed floor, designed to contain at least 110% of the volume of the hazardous materials stored or used on the site.
(c)
If applicable, additional stormwater run-off generated by the use shall be contained on site.
(3)
Safety standards.
(a)
Radio frequency radiation (RFR) standards. All equipment proposed for a wireless telecommunications facility shall be authorized per the FCC Guidelines. The owner of the facility shall submit evidence of compliance with the FCC Guidelines on a yearly basis to the Town Board. If new, more restrictive standards are adopted by any appropriate federal or state agency, the facility shall be made to comply or the Town Board may restrict continued operations. The cost of verification of compliance shall be borne by the owner and operator of the facility.
(b)
Security barrier. All wireless telecommunications facilities shall be provided with security measures such as fencing, anticlimbing devices, electronic monitoring, or other methods sufficient to prevent unauthorized entry and vandalism. Fencing shall include a locking security gate. Electrified fence, barbed or razor wire shall be prohibited. Chain link fencing shall include the use of screening slats of an earthtone color.
(c)
Structural soundness and fall zone. Wireless telecommunications facilities shall be designed by a licensed professional engineer to withstand overturning and failure. In the event of failure, facilities shall be designed so that they will fall within the setback area of the site and/or away from adjacent residential properties. The Town Board shall require a foundation design and certificate of safety from the carrier to document structural soundness.
E.
Application procedures.
(1)
The Town Board is authorized to review and approve, approve with modifications, or disapprove special permits pursuant to Article XIII of the Zoning Law. The Town Board shall have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to the proposed antenna, mount, or equipment structure(s). Any decision by the Town Board to deny or approve a request to place, construct, or modify wireless telecommunications facilities shall be in writing and supported by substantial evidence.
(2)
Application filing requirements, site plan approval, special permit, conditional use permit, building permit.
(a)
All applicants for a wireless telecommunications facility shall fulfill the site plan requirements of § 215-66 of the Zoning Law and shall, in addition, provide the following information to obtain any permit:
[1]
Proof that the applicant or coapplicant is an FCC-licensed carrier.
[2]
A statement, certified by a professional engineer and approved by the appropriate agency or department, that the installation of the proposed antenna, including reception and transmission functions, will not interfere with the radio or television service enjoyed by adjacent residential and nonresidential properties or with public safety communications.
[3]
A statement certified by a professional engineer and approved by the appropriate agency or department, documenting the structural soundness of the wireless telecommunications facility.
[4]
Proof that the wireless telecommunications facility shall be fully automated and requiring only occasional maintenance of the facility and site.
[5]
A survey of all existing structures, buildings and utility structures within the Town outlining the opportunities for the use of these existing structures and buildings as an alternative to the proposed site. The applicant must demonstrate that the proposed wireless telecommunications facility cannot be accommodated on an existing structure, building or utility structure. In the event that location on an existing structure, building or utility structure is not feasible, a written statement of the reasons for the infeasibility shall be submitted to the Town Board. The Town Board may hire independent technical expert(s) in the field of radio frequency engineering, to verify if location on an existing structure, building or utility structure is not feasible and to evaluate the need for the proposed facility. The cost for such a technical expert(s) shall be at the expense of the applicant and shall be fair and in line with similar costs in other communities. The failure of an applicant to demonstrate a good-faith effort to collocate may be grounds for denial of the conditional use permit.
[6]
A Town-wide map showing the locations of all existing and future wireless telecommunications facilities in the Town for this carrier. The applicant must demonstrate the need for the proposed facility, showing the impracticality of upgrading or expanding an existing site, and must project long-range facility expansion needs within the Town based on market demand. The Town Board may hire an independent technical expert in the field of RF engineering, to evaluate the impracticability of upgrading or expanding an existing site. The cost for such a technical expert shall be at the expense of the applicant and shall be fair and in line with similar costs in other communities. The failure of an applicant to demonstrate a good-faith effort to demonstrate the impracticality of upgrading or expanding an independent site may be grounds for denial of a conditional use permit.
[7]
Proposed location of antenna, mount and equipment shelter(s), with total elevation dimensions and AGL of the highest point, including latitude and longitude of the proposed mount.
[8]
Proposed security barrier, indicating type and extent as well as point of controlled entry.
[9]
Drawings, dimensioned and to scale, which show the ultimate appearance and operation of the wireless telecommunications facility at full build-out, including representations of the proposed mount, antennas, equipment shelters, cable runs, driveways, parking areas and any other construction or development attendant to the wireless telecommunications facility. If the security barrier will block views of the wireless telecommunications facility, the barrier drawing shall be cut away to show the view behind the barrier.
[10]
Materials of the proposed facility specified by generic type and specific treatment. These shall be provided for the antennas, mounts, equipment shelters, cables as well as cable runs, and security barrier. Specific stealth products and features shall be provided.
[11]
Colors of the proposed facility represented by a color board showing actual colors proposed. Colors shall be provided for the antennas, mounts, equipment shelters, cables and cable runs, and security barrier.
[12]
Landscape plan, including existing trees and shrubs that would provide screening of the proposed facility by dominant species and current height, and those proposed to be added, identified by size of specimen at installation and species.
[13]
The following material shall be provided to allow the appropriate agency or department to determine the level of visual impact and the appropriateness of the facility: Existing ("before" condition) color photographs of views of the site from key viewpoints both inside and outside of the Town, including, but not limited to, state highways and other major roads, state and local parks, other public lands, preserves and historic sites normally open to the public, scenic roads and scenic viewsheds identified in the Town of Stony Point Comprehensive Plan and from any other location where the site is visible to a large number of residents or visitors. The appropriate agency or department shall determine the appropriate key viewpoints from which the site shall be photographed; Proposed ("after" condition) simulations. Each of the existing condition photographs shall have the proposed wireless telecommunications facility superimposed on to it to show what would be seen from the key viewpoints if the proposed facility were built.
[14]
Within 30 days of filing an application for a conditional use permit, the applicant shall arrange to fly, or raise upon a temporary crane, a six-foot brightly colored balloon at the subject site to illustrate the height of the proposed facility. The dates (including a second date in case of poor visibility or unfavorable wind conditions), times, and location of such tests shall be advertised in the official newspaper of the Town at seven and 14 days prior to the tests. The applicant shall meet with the appropriate agency or department prior to arranging for the balloon tests to review and agree upon acceptable dates, times and locations from which the photographs shall be taken.
[15]
A photometric plan of all lighting on the site, including tower lighting if required.
(b)
The appropriate agency or department may waive one or more of the application filing requirements of this subsection [§ 215-66E(2)] if it finds that such information is not needed for a thorough review of a proposed wireless telecommunications facility, based upon a specific request by the applicant.
(3)
Application fee. In addition to other relevant fees outlined in the Standard Schedule of Fees of the Town of Stony Point,[4] the applicant shall pay an application fee of $250 for wireless telecommunications facilities requiring site plan approval and $1,500 for wireless telecommunications facilities requiring a conditional use permit, or other amount for application fees as indicated in the Town of Stony Point Fee Schedule, due upon submission of the application to the Town Board, to defray the costs of review of the application by the Town.
(4)
Consultant fees. The appropriate agency or department may retain consultants to assist in reviewing the application, its renewal, or an application for a variance related to a pending application, with consultant fees to be paid by the applicant. These consultants may include the Town Engineer, Town Planner, the Town's attorney, one or more commercial communications facility consultants, or other consultants as determined by the Town Board and/or its designated agent. At the beginning of the review process the applicable board may require the applicant to fund a separate escrow account from which the Town may draw to ensure reimbursement of consultant fees. During review of the application, the applicable board may require the applicant to add funds to the escrow account, as the applicable board deems necessary. If the required funds are not added to the escrow account, review of the application by the applicable board shall be suspended until such time, if any, as payment of said funds is made. Any remaining funds in the escrow account after payment of all consultant fees will be returned to the applicant.
F.
Collocation requirements. All wireless telecommunications facilities requiring a conditional use permit shall comply with the following requirements:
(1)
Location of other facilities.
(a)
Applicants shall provide a Town-wide map showing the location of other existing, approved, and proposed wireless telecommunications facilities within the Town of Stony Point and all bordering municipalities, outlining opportunities for collocation use as an alternative to the proposed site. The applicant must demonstrate that the proposed wireless telecommunications facility cannot be accommodated on an existing, approved, or proposed communications tower, structure or facility due to one or more of the following reasons:
[1]
The antenna would exceed the structural capacity of the existing, approved, or proposed wireless telecommunications facility, as documented by a qualified professional engineer, and the existing, approved, or proposed facility cannot be reinforced, modified, or replaced to accommodate the planned or equivalent antenna at a reasonable cost.
[2]
The antenna would cause interference materially impacting the usability of other existing, approved or proposed antennas at the facility as documented by a qualified professional engineer and the interference cannot be prevented at a reasonable cost.
[3]
Existing, approved, or proposed wireless telecommunications facilities cannot accommodate the antenna at a height necessary to function, as documented by a qualified professional engineer.
[4]
Other foreseen reasons that make it infeasible to locate the antenna upon an existing, approved, or proposed wireless telecommunications facility.
(b)
In the event that collocation is not feasible, a written statement of the reasons for the infeasibility shall be submitted to the Town Board. The Town Board may hire independent technical expert(s) in the field of RF engineering, to verify if collocation is infeasible and to evaluate the need for the proposed facility. The cost for such a technical expert(s) shall be at the expense of the applicant and shall be fair and in line with similar costs in other communities.
(2)
Provision for new facilities.
(a)
Any proposed ground-mounted wireless telecommunications facility shall be designed, structurally, electrically, and in all respects, to accommodate both the applicant's antennas and comparable antennas for at least two additional users if the mount is over 100 feet in height or for at least one additional user if the mount is over 75 feet in height. Mounts must be designed to allow for future rearrangement of antennas upon the mount and to accept antennas mounted at varying height.
(b)
The applicant shall submit to the Town Board a letter of intent committing the applicant, and his/her successors in interest, to negotiate in good faith for shared use of the proposed facility by any wireless service providers in the future. The issuance of a permit (assuming the facility is approved according to this section) shall commit the new facility owner and his/her successors in interest to:
[1]
Respond in a timely, comprehensive manner to a request for information from a potential shared-use applicant.
[2]
Negotiate in good faith concerning future requests for shared use of the new facility by other wireless service providers.
[3]
Allow shared use of the new facility if another wireless service provider agrees in writing to pay charges.
[4]
Make no more than a reasonable charge for shared use, based on generally accepted accounting principles. The charge may include but is not limited to a pro-rata share of the cost of site selection, planning, project administration, land costs, site design, construction and maintenance financing, return on equity, and depreciation, and all of the costs of adapting the facility to accommodate a shared user without causing electromagnetic interference.
(3)
Intermunicipal cooperation. In order to keep neighboring municipalities informed, and to facilitate the possibility of directing that an existing wireless telecommunications facility in a neighboring municipality be considered for shared use, the Town Board shall require that:
(a)
An applicant who proposes a new wireless telecommunications facility shall notify in writing the legislative body of each municipality that borders the Town of Stony Point as well as the Rockland County Offices of Fire and Emergency Services. Notification shall include the exact location of the proposed facility, and the general description of the project, including, but not limited to, the height of the facility and its capacity for future shared use.
(b)
Documentation of this notification shall be submitted to the Town Board at the time of application.
G.
Modifications. A modification of a wireless telecommunications facility may be considered equivalent to an application for a new facility and will require a conditional use permit when the following events apply:
(1)
The applicant intends to alter the terms of the conditional use permit by changing the number of facilities permitted on site or by changing the technology used for the facility.
(2)
The applicant intends to add any equipment or additional height not specified in the original conditional use permit.
H.
Monitoring and maintenance.
(1)
The applicant shall maintain the wireless telecommunications facility in good condition, including, but not limited to: structural integrity of the mount and security barrier, painting, maintenance of stealth technology camouflaging, and maintenance of the buffer areas and landscaping. Communications facilities over 100 feet in height shall be inspected annually by a professional engineer approved by the Town Board, and a copy of the inspection report shall be submitted to the Town of Stony Point Building Inspector.
(2)
Before the site plan for the wireless telecommunications facility is approved by the Stony Point Planning Board, the applicant shall be required to post a letter of credit, in accordance with the Planning Board's decision and to the satisfaction of the Town Engineer and Town Building Inspector, to secure to the Town the satisfactory cost of maintenance of the facility and, if discontinued or abandoned, the physical removal of the facility as set forth on Subsection I, Abandonment or discontinuation of use. Such letter of credit shall comply with the requirements of the Town law and shall be satisfactory to the Town Attorney as to the form, sufficiency and manner of execution.
(3)
All required maintenance and physical removal shall be made at the applicant's expense, without reimbursement by the Town.
(4)
When a letter of credit has been posted and required maintenance has not been performed within the terms of such letter of credit, the Town Board may thereupon declare said letter of credit to be in default.
(5)
Increase in amount of security necessary. The Planning Board may increase the amount of the letter of credit necessary by an appropriate amount for required maintenance and physical removal when, after a public hearing, the Planning Board determines that the cost of maintenance and physical removal exceeds the amount of security already posted. The Planning Board can increase the amount of security posted so that the new amount of security will cover the cost in full of the required maintenance and physical removal.
I.
Abandonment or discontinuation of use.
(1)
Any wireless telecommunications facility that is not operated for a continuous period of 6 months shall be considered abandoned, and the owner of the facility shall physically remove it within 90 days of a receipt of notice. "Physically remove" shall include, but not be limited to:
(a)
Removal of towers, antennas, mount, equipment shelters and security barriers from the subject property.
(b)
Proper disposal of the waste materials from the site in accordance with local and state solid waste disposal regulations.
(c)
Restoring the location of the facility to its natural condition, with the exception of landscaping and grading.
(2)
If the carrier fails to remove the facility in accordance with this section of the Zoning Law, the Town will have the authority to enter the property and remove the facility, with the costs of removal assessed against the property.
J.
Term of special permit.
(1)
A special permit issued for any wireless telecommunications facility shall be valid for five years. At the end of that time period, the carrier shall remove the wireless telecommunications facility or a new special permit shall be required. In reviewing the new application for a special permit, the Town Board shall determine whether the technology in the provision of the facility has changed such that the necessity for the permit at the time of its approval has been eliminated or modified, and whether the permit should be renewed, modified or terminated as a result of any such change.
(2)
Upon initial issuance of a special permit, the new facility shall be put into operation within one year of the Town Board approval of the special permit. If the facility is not in operation within this time frame, the special permit shall expire. The project will be reviewed as a new application if the special permit is allowed to expire.
K.
Insurance. Facilities shall be insured by the owner(s) of the towers and/or the antennas thereon against damage to persons or property. The owner(s) of the towers and/or antennas thereon shall provide annually to the Town Clerk a certificate of insurance in the minimum amount of $2,000,000, or a higher amount if required by the Town Board, in which the Town of Stony Point shall be an additional named insured. This insurance shall insure against damage or loss arising from all structures, towers or antennas on the property.
L.
Existing installations.
(1)
The operator of any wireless telecommunications facility existing at the time that this section takes effect shall be permitted to remain in operation, provided that the operator submits proof within six months of the enactment of this section that the facility complies with the standards adopted by the Federal Telecommunications Commission and all requirements of this section, as certified by a professional engineer with qualifications acceptable to the Town of Stony Point.
(2)
Operating antennas or towers that are legally nonconforming with respect to the area regulations of this section shall be permitted to remain until such time as a request is made to modify the antenna or tower. Any facility for which emission, structural and security compliance documentation is not received shall cease operations within six months of the enactment of this section and be immediately removed thereafter in accordance with the provisions of this section. Any facility (antenna or tower) in a residential zoning district, operating prior to the enactment of this section, shall be considered to be nonconforming.
M.
Exclusion and exemptions.
(1)
The Town of Stony Point as a municipality shall be exempt from the provisions of this section and may operate a wireless telecommunications facility or permit the operation of a wireless telecommunications facility on nonresidential-zoned Town property without obtaining a permit and without being subject to the conditions set forth in this section.
(2)
This section acknowledges the interest of the Federal Telecommunications Commission in promoting amateur radio operations as expressed in FCC Order PRB-1 by imposing the minimum practicable regulation on amateur radio antennas necessary to accomplish the Town's legitimate zoning purposes.