Introduction to Reviewing Development Projects: Case Scenarios. Thursday, June 25, 2009 Sullivan County Division of Planning and Environmental Management. General Municipal Law 239.
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Thursday, June 25, 2009
Sullivan County Division of Planning and Environmental Management
New York State General Municipal Law 239 Sections -l, -m and -n require that municipal boards refer certain land use planning projects to the County Division of Planning.
The Planning Division’s role is to review these matters for possible inter-community and county-wide impacts.
Our goal is to use our resources and experience to help each municipality achieve the best possible development.
Our recommendations are advisory in nature– your municipal board may approve or overturn our recommendations by a vote of a majority plus one.
Contours continue to the northwest
20 foot contours,
slope in excess of 30%
FIELD MAP NORTH
Approx. 108 feet
Principal Permitted Uses:
1&2 family dwelling units on 15% slope or less
Agriculture and animal husbandry
Public facilities and utilities
Public parks and recreational facilities
1&2 family dwelling unit on greater than 15% slope
Multifamily dwelling units (limited to 1 unit per 2 acres average density)
Commercial recreation (excluding theme parks)
Minor mineral extraction
Oil and natural gas drilling
House of worship
Eating and drinking establishments
Planned unit developments
Hotels and motels
Bed and breakfasts
Business and professional offices
Home based businesses
Other customary accessory uses and buildings, provided such uses are clearly incidental to the principal use and do not include any activity commonly conducted as a business
Proposed Studio Apartment
Recommendation: Local Determination
Proposed amendment: Accessory buildings.
Accessory buildings may not be used as a dwelling.
Proposed amendment: Supplementary regulations applying to all districts.
The primary purpose of a windmill is to provide electrical power to the residence it serves. Windmill systems that are used to provide electrical power back into the electrical grid may be considered a business and/or a commercial operation. Properties not zoned Commercial may require a variance and a hearing before the Zoning and/or the Planning Board.
From the Zoning Code:
If the developer plans to construct dwelling units… he or she shall maintain the natural cover to control stormwater runoff, limit flooding, protect groundwater supplies and provide erosion control. Clearing for building purposes shall be limited to twenty percent (20%) for the lot area with reduction to ten percent (10%) for slopes over fifteen percent (15%) in grade.
Intersection of two County roads
Homes on steep slopes
Federal wetland not depicted
Ball courts on
County road between village and nearby hamlet
Wetland undisturbed, storm water detention pond added
Revised Subdivision Plat
Know what approvals are required: Special Use Permits vs. Use Variances
Accessory Uses: Accessory Dwelling units provide affordability, flexibility, and promote infill.
Complex Subdivisions: Meet with developer and County Planning prior to formal review.
Referrals must comply with your zoning or subdivision law, and include all necessary materials, to be deemed complete by County Planning.
Increasing development means increasing stormwater runoff, erosion, and flooding in your municipality and adjacent towns. Require stormwater pollution prevention plans for large projects, and look closely at them.
Steep slopes laws further reduce erosion and flooding potential.
Help facilitate alternative energy projects and infrastructure by defining alternative energy projects, for individual residences and on a larger, commercial scale.
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The Planning Division is always available to provide technical assistance.