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Town of Stillwater, NY
Saratoga County
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Table of Contents
Code
New Laws (3) Index
[Adopted 5-20-2010 by L.L. No. 2-2010]
This local law shall be known as "No. 2 of 2010" and amends the Town of Stillwater Zoning Code to provide for the creation of the Saratoga Lake Cluster Planned Development District.
The Town of Stillwater, New York, Zoning Code, dated August 27, 1974, last amended August 20, 2001, and the Zoning Map of the Town of Stillwater, last amended January 23, 2006, as set forth therein be and the same hereby are amended by changing the following described area as set forth below from RRD Resort Residential Zoning District extending the approximate length of Jib Drive from Route 9P and the remaining lands within the LDR Low-Density Residential Zoning District as such is now zoned, and creating within the boundaries of said newly described area a planned development district to be known and described as "Saratoga Lake Cluster Planned Development District."
A. 
The area of the planned development district consists of 48.804 plus/minus acres in the Town of Stillwater, generally includes Tax ID 206.00-1-38 and is bounded and described as follows:
All that certain plot, piece or parcel of land, lying and being situate in the Town of Stillwater, County of Saratoga and State of New York, and being more particularly bounded and described as follows:
Commencing at a point in the easterly line of New York State Route 9P at its intersection with the northerly line of a private road known as Jib Drive; thence along said northerly line of Jib Drive South 51° 51' 59" East, 263.27 feet to a point in the proposed northerly line of Jib Drive; thence along said proposed northerly line North 33° 38' 52" East, 7.02 feet and South 51° 51' 59" East, 55.26 feet to a point in the common division line between lands to be conveyed to Michael Dougall and Deborah Ream on the west and lands now or formerly of G & D Stillwater, LLC (Book 1753, Page 046) on the east; thence along said common division line North 19° 04' 39" East, 120.57 feet to a point in the common division line between the aforementioned lands of G & D Stillwater, LLC on the east and lands now or formerly of Gerald and Carmen Heslin (Book 738, Page 361) on the west; thence along said common division line North 35° 37' 02" East, 149.54 feet to a point in the southerly line of a private road known as Keel Lane; thence along said southerly line North 64° 45' 36" West, 166.94 feet and North 61° 34' 08" West, 120.23 feet to a point in the aforementioned easterly line of New State Route 9P; thence along said easterly line North 30° 15' 59" East, 23.65 feet to a point in the northerly line of the aforementioned Keel Lane; thence along said northerly line South 64° 57' 06" East, 259.20 feet to a point in the common division line between lands now or formerly of Stanley and Patricia Kupecki (Book 909, Page 531) on the west and the herein described parcel on the east; thence along said common division line North 52° 41' 26" East, 91.50 feet and North 34° 55' 14" West, 34.63 feet to a point in the southerly line of a strip of land known as Dugway Brook; thence along said southerly line North 64° 57' 07" West, 207.98 feet and North 63° 16' 00" West, 46.19 feet to a point in the aforementioned easterly line of New York State Route 9P; thence along said easterly line North 34° 58' 35" East, 7.87 feet to a point in the northerly line of the aforementioned Dugway Brook; thence along said northerly line South 63° 42' 09" East, 252.92 feet to a point in the common division line between lands now or formerly of Joan Verdile (Volume 1471, Page 056) on the west and the herein described parcel on the east; thence along said common division line North 26° 09' 09" East, 100.01 feet to point in the common division line between lands now or formerly of William and Betty Blume (Volume 1397, Page 238) on the west and the herein described parcel on the east; thence along said common division line North 25° 34' 08" East, 63.76 feet to point in the common division line between lands now or formerly of Adirondack Social Club, Inc. (Volume 1473, Page 505) on the west and the herein described parcel on the east; thence along said common division line North 21° 43' 35" East, 39.49 feet to a point in the common division line between lands now or formerly of Carl Baker (Volume 1396, Page 711) on the north and the herein described parcel on the south; thence the following four (4) courses and distances:
1.
South 63° 39' 45" East, 88.96 feet to a point; thence
2.
North 32° 15' 26" East, 3.00 feet to a point; thence
3.
South 63° 39' 37" East, 157.93 feet to a point; thence
4.
North 32° 13' 04" East, 138.00 feet to a point in the common division line between lands now or formerly of James and Sharon Byrne (Book 934, Page 751) on the north and the herein described parcel on the south; thence the following three (3) courses and distances:
1.
South 63° 22' 39" East, 393.57 feet to a point; thence
2.
South 41° 43' 04" East, 514.80 feet to a point; thence
3.
South 52° 27' 28" East, 1059.72 feet to a point in the common division line between lands now or formerly of The Luther Forest Corporation (Book 978, Page 1053) on the east and the herein described parcel on the west; thence along said common division line South 24° 27' 50" West, 710.48 feet to a point; thence in part along the common division line between the lands of the aforementioned Luther Forest Corporation and lands now or formerly of Lakeside Associates (Book 983, Page 549) on the south and the herein described parcel on the north, North 68° 23' 25" West, 2101.54 feet to a point in the common division line between lands to be conveyed to Fera Family Trust on the west and the aforementioned G & D Stillwater, LLC on the east; thence along said proposed division line North 40° 29' 43" East, 206.66 feet to a point in the common division line between The Church of St. Peter, The Apostle on the north and west and the aforementioned G & D Stillwater, LLC on the south and east; thence along said common division line South 51° 45' 09" East, 140.29 feet and North 38° 14' 51" East, 247.30 feet to a point; thence North 38° 08' 01" East, 23.65 feet to a point in the aforementioned Jib Drive; thence through said Jib Drive North 51° 51' 59" West, 665.36 feet to a point in the easterly road boundary of N.Y.S. Route 9P; thence along said easterly road boundary North 38° 50' 09" East, 26.35 feet to the Point or Place of Beginning.
Said parcel containing 48.804 acres, more or less.
Subject to any enforceable easement, restrictions or covenants of record that may exist.
B. 
The zoning for this area shall be amended as provided herein. In any and all respects not otherwise provided for herein, if the provisions of the PDD are silent concerning items regulated by the Town Code of the Town of Stillwater, as such is amended from time to time, that Code shall apply.
A. 
The purpose of this local law is to provide for the rezoning of certain land to higher density residential development in part in conformance with certain provisions and standards hereinafter set forth which insures the compatibility with the Town's comprehensive land use plan, the compatibility among land uses adjacent to the PDD, to foster innovation in site planning and development and which encourages sound design practices.
B. 
It is the further purposes of this local law to promote flexibility and design of the PDD by creating a cohesive mixture of diverse residential types and architectural styles in a compatible and unified plan of development which shall be in the interest of the general welfare of the public and which will result in a more efficient and compatible use of the land within the PDD and with surrounding land uses and in accordance with conditions and standards designed to mitigate environmental impacts as needed.
C. 
This local law establishes the nature, parameters and limits of the described uses herein which are permissible within the PDD.
A. 
The Saratoga Lake Cluster Planned Development District will consist of 34 single-family homes with no other uses permitted.
B. 
All open spaces not contained on an individual residential lot not conveyed to the Town, or not made part of a special district set forth in Appendix A shall be maintained by the homeowners' association ("HOA").
C. 
All open spaces shall be precluded from any subsequent subdivisions or development other than passive recreation. These lands shall have a deed restriction placed upon them stating such restrictions.
A. 
The developer shall construct the project in substantial conformance with the approved concept plan, annexed hereto as Appendix A.[1]
[1]
Editor's Note: Said appendix is not included at the end of this chapter.
B. 
Pole lamps shall be located in the front yards of each residential lot.
C. 
Street lamps are not required.
D. 
Each residential living unit shall have at least a one-car garage. No garage shall be converted into living space.
E. 
All driveway vertical grades shall not exceed what is otherwise permitted by the Town Subdivision Regulations or Subdivision Design Standards at the time of preliminary subdivision approval.[2]
[2]
Editor's Note: See Ch. 176, Subdivision of Land.
F. 
Decks and pools shall be allowed and shall be installed within the setbacks of each respective lot as set forth in the bulk lot requirements.
G. 
Fences shall be permitted and shall comply with all applicable rules and regulations concerning their construction. This shall exclude any fencing required for public/private utility areas.
H. 
Landscaping for all residential units shall be completed and shall include at a minimum two shade trees in the front yard of each lot outside of any rights-of-way or easements and shall be a minimum of 2 1/2 inches caliper.
I. 
The residential units shall be subject to restrictive covenants which shall be contained in the deeds from the developer and shall run with the land. These covenants should include the following, but the final set of covenants and restrictions shall be determined by the Town of Stillwater Planning Board during the subdivision review process:
(1) 
The HOA shall be responsible for snow removal, maintenance, repair and replacement of the private roads and trails throughout the PDD or at other locations proposed within the PDD as depicted on the concept plan found in Appendix B.[3]
[3]
Editor's Note: Said appendix is not included at the end of this chapter.
(2) 
There shall be no outside storage of any products or equipment after final construction or subsequent remodeling of the premises is completed. There shall be no storage of nonregistered vehicles or of any trailers, boats, snowmobiles, ATVs or personal watercraft within the front yards of any lot. The Stillwater Town Building Department shall be empowered to enforce these provisions. Violations shall be subject to fines as dictated in the most current adopted code violation schedule of the Town at the time of issuance of the violation/citation.
(3) 
There shall be no parking on the section of Jib Drive with a reduced right-of-way width which measures approximately 263.27 linear feet from the intersection of Jib Drive and 9P.
(4) 
A multi-use trail exists on the property, and from time to time winter recreation vehicles may be in use on these trails resulting in periodic noise above ambient noise levels.
(5) 
No lot shall be further subdivided.
J. 
It is understood and agreed that if a special district is formed in this area and any and/or all lands of the PDD are included, the property owners of lands located within a special district shall agree to participate and pay associated fees deemed appropriate.
K. 
Signs.
(1) 
There may be project identification signs. The final design and location shall be determined at subdivision plan review. The lighting, if any, of a sign shall be determined at subdivision review. The maintenance of all signs in this development, excluding traffic regulatory signage along Town-owned roads, shall be the responsibility of the HOA. All traffic regulatory signs shall conform to the Town's and MUTCD standards.
(2) 
All traffic control devices, roadway signs, and all road markings associated with this development shall be completed by the developer prior to the issuance of any certificate of occupancy and, where applicable, shall be in conformance with the requirements of the Town of Stillwater and State of New York.
L. 
There shall be located on the front of each house and clearly visible from the road, in contrasting color and in a uniform location, at least six inches in height, the designated 911 emergency house numbers prior to the issuance of a certificate of occupancy.
M. 
All buildings will be constructed in accordance with the current building codes as adopted by the Town of Stillwater, as amended. All blueprints and building specifications shall be approved and stamped by a duly licensed engineer or architect. All construction shall be subject to the inspection and approval of the Town Code Enforcement Officer, Town Engineers or other duly appointed agents of the Town.
N. 
All new utilities shall be installed underground.
O. 
Public water shall be provided to the PDD from the Saratoga Glen Hollow Water Corporation with the parcel located within the permitted service area of the water supply system.
P. 
Public sanitary sewers shall be provided to the PDD from the Saratoga County Sewer District No. 1, with the parcel located within the existing sewer district boundaries.
Q. 
Public storm sewer systems shall be provided to the PDD and shall be designed in accordance with the Town of Stillwater standards and specifications in existence at the time of preliminary subdivision approval that will be conveyed to the Town of Stillwater and the New York State Department of Transportation if they exist within the Route 9P right-of-way.
A. 
Lot areas: 11,000 square feet, minimum.
B. 
Lot width at building line: 65 feet, minimum.
C. 
Lot width at right-of-way: 50 feet, minimum.
D. 
Lot coverage: 35%, maximum.
E. 
Building height: 35 feet, maximum.
F. 
Setbacks:
(1) 
Front yard: 20 feet, minimum.
(2) 
Side yards: eight feet each side, minimum.
(3) 
Rear yard: 15 feet, minimum.
A. 
Sewer will be supplied by the Saratoga County Sewer District No. 1. The developer, at its expense, will provide the connection to the existing sewer system.
B. 
All sewer facilities shall be designed and constructed in accordance with the standards of the Saratoga County Sewer District No. 1 and any and all applicable Town, state and federal agencies having jurisdiction.
C. 
The developer shall evaluate the current capacity of the receiving sewer treatment and conveyance systems to determine if any improvements are necessary to support the full buildout of the PDD. This study shall be provided to the Town and other appropriate regulatory agencies during the subdivision review process. The developer agrees to provide for any and all required improvements to the existing sewer system that are necessary to accommodate this PDD and shall complete these improvements at no cost to the Town.
D. 
The developer agrees to offer for dedication to the Saratoga County Sewer District No. 1 all completed on-site and off-site sewer facilities at no cost to the Town of Stillwater.
E. 
The developer shall provide easements at a width acceptable to the Saratoga County Sewer District No. 1 that may be required and shall include easements over any private lands or public lands conveyed to the Town as part of this PDD.
F. 
If any individual sewer grinder pumps are required for this project either as part of the initial design approval or in the future, the Town will not accept any responsibility for maintenance and operation of the individual grinder pumps.
A. 
Water will be supplied by the Saratoga Glen Hollow Water Corporation. The developer, at its expense, will provide the connection to the existing water distribution system, which shall include individual service connections for all existing subdivided lots from the point of connection to the project site along Route 9P and Jib Drive, and the individual service connections shall extend from the installed water main, up to the existing right-of-way permitting a future connection by individual residences/users. The intent is that the developer install individual service connections for both the new lots within the development as well as all existing lots passed from the point of connection to the current water system up to the project.
B. 
All water facilities shall be designed and constructed in accordance with the standards of the Saratoga Hollow Water Corporation, and any and all applicable Town, state and federal agencies having jurisdiction.
C. 
The developer shall evaluate the current capacity of the existing Saratoga Glen Hollow Water Corporation water supply, treatment, storage and distribution systems to determine if any improvements are necessary to support the full buildout of the PDD. This study shall be provided to the Town and other appropriate regulatory agencies during the subdivision review process. The developer agrees to provide for any and all required improvements to the existing water system that are necessary to accommodate this PDD and shall complete these improvements at no cost to the Town.
D. 
The developer agrees to offer for dedication to the Saratoga Glen Hollow Water Corporation all completed on-site and off-site water facilities at no cost to the Town of Stillwater.
E. 
The developer shall provide easements at a width acceptable to the Saratoga Hollow Water Corporation that may be required and shall include easements over any private lands or public lands conveyed to the Town as part of this PDD.
F. 
Fire hydrants shall be installed throughout the project by the developer pursuant to the Building Code and the Fire Code and Town of Stillwater requirements.
A. 
All stormwater management plans and associated utilities shall conform to the specifications of the Town of Stillwater in effect at the time of subdivision application being made by the developer and the latest version of the NYSDEC New York State Stormwater Management Design Manual.
B. 
At the time of application for subdivision review, a fully conforming stormwater pollution prevention plan (SWPPP) shall be submitted for review that complies with all Town of Stillwater codes, rules, regulations and design requirements in effect at the time of subdivision application being made by the developer and NYSDEC New York State Stormwater Management Design Manual.
C. 
The developer agrees to offer for dedication to the Town of Stillwater all completed on-site stormwater facilities that have been installed on current or proposed lands, easements or rights-of-way owned or conveyed to the Town of Stillwater at no cost to the Town of Stillwater.
D. 
The Town shall determine what portions of these facilities are appropriate for ownership by the Town.
E. 
The developer shall provide easements a minimum of 30 feet in width for any storm sewer pipes crossing privately owned land or, when along private roads, the entire width of a private right-of-way and shall offer these utility easements along with the installed infrastructure for dedication to the Town of Stillwater at no cost.
F. 
For any stormwater infrastructure intended to remain under the ownership of the HOA, there shall be an executed Town of Stillwater stormwater maintenance agreement. Said agreement shall be executed by the developer and the Town and filed with the Saratoga County Clerk's office prior to any site disturbances subject to general permit GP-0-008-01 or latest addendum.
G. 
For any stormwater management area that is conveyed to the Town, the HOA will be granted an access and landscaping easement outside the operational area of the stormwater management areas for the placement and maintenance of landscaping for enhancement of these areas. The Town and developer shall execute a hold harmless agreement relieving the Town of any responsibility for damage that may occur to any landscaping in these areas that may result during the course of ongoing maintenance operations undertaken by the Town.
H. 
The owner of the planned development district site, for itself and its successors and assigns, hereby agrees that, if the Town of Stillwater, New York, creates a new or extends a municipal drainage district pursuant to Town Law Article 12 or Article 12A or otherwise, which district includes the site of the planned development district, in whole or in part, along with other areas of the Town of Stillwater, then the owner(s) agrees that the owner(s) or the entity in ownership of the real property at the time said fee or charge is levied shall pay the same proportional fee, charges and capital cost as all other like, situated and/or improved real property owners within the municipally created drainage district, even though the real property with associated improvements, if any, which the individual or entity owns is connected to and paying the use charges and fees for the storm sewer system created by the owner. This responsibility shall run with the land. In purchasing any property within the planned development district, the purchaser acquires such property encumbered by the obligation to participate in, or contribute to, any special improvement district for the provision of storm sewer transportation which may be established for provision of such services to any area of the Town which includes that portion of the planned development district in which his or her land is located. A covenant and restriction consistent herewith, and in a form acceptable to the Town of Stillwater, shall be included in the chain of title to all subsequent purchasers.
I. 
A Town drainage district shall be formed to include portions of the PDD site.
A. 
Town roads.
(1) 
All roadways within the PDD that are intended for conveyance to the Town shall be constructed in conformance with the Town of Stillwater specifications and design requirements in effect at the time of preliminary subdivision application.
(2) 
All Town roads shall be located within a dedicated right-of-way meeting the Town's standards, with the road general centered within the right-of-way, with the exception of the first 263 feet of Jib Drive, which shall have a right-of-way no less than 48 feet.
(3) 
All roadways within the PDD shall include a five-foot-wide bicycle pathway adjacent to the road shoulder on either side of the roadway in lieu of sidewalks.
(4) 
These roadways and pathways and associated rights-of-way, upon construction, shall be offered for dedication to the Town of Stillwater, New York.
B. 
Private roads.
(1) 
All roadways within the PDD that are intended to remain under the ownership of the HOA shall be constructed in conformance with the Town of Stillwater specifications and design requirements in effect at the time of preliminary subdivision application, with the following modifications:
(a) 
Paved road width of 24 feet.
(b) 
Vertical clear area above finished road grade of 20 feet.
(2) 
The HOA shall be responsible for all operation and maintenance of all private roads, including but not limited to any needed repairs or snow removal. The Town reserves the right to periodically assess the condition of the roadways and direct the HOA to make the necessary repairs that are in the interest of the public health and safety. The HOA shall make the repairs deemed appropriate by the Town in a timely manner. If the HOA fails to make the necessary repairs, then the Town may, on its own, make the repairs and assess any incurred expenses back to the HOA.
(3) 
Keel Lane will serve as a secondary emergency access. It shall be owned and maintained by the HOA and shall be paved to Town of Stillwater highway standards (except as to width) so as to accommodate heavy emergency vehicles.
C. 
Multi-use trail.
(1) 
An eight-foot-wide gravel trail shall be constructed in the location shown on the plan provided in Appendix A[1] and shall be made available for use by the general public.
[1]
Editor's Note: Said appendix is not included at the end of this chapter.
(2) 
The HOA shall be responsible for all operation and maintenance of the multi-use trail, including but not limited to any needed repairs. The Town reserves the right to periodically assess the condition of the multi-use trail and direct the HOA to make the necessary repairs that are in the interest of the public health and safety. The HOA shall make the repairs deemed appropriate by the Town in a timely manner. If the HOA fails to make the necessary repairs, then the Town may, on its own, make the repairs and assess any incurred expenses back to the HOA.
(3) 
If the final location of the multi-use trail resides within the Town right-of-way, then the HOA shall be granted an easement over those portions within the right-of-way permitting the HOA access and maintenance rights. The Town and developer shall execute a hold harmless agreement relieving the Town of any responsibility for damage that may occur to the multi-use trail that may result during the course of ongoing maintenance operations undertaken by the Town within their right-of-way.
A. 
All federal- and state-designated wetlands located within the PDD and/or adjacent to the PDD have been flagged and delineated and are shown pursuant to the plan attached hereto as Appendix B.[1] The developer shall be required to comply with all wetland determinations and mitigation measures as prescribed by the state and/or federal authorities.
[1]
Editor's Note: Said appendix is not included at the end of this chapter.
B. 
Notice of the possibility of wetlands and the limitations of use of said lands shall be provided in writing to prospective purchasers of residential property that contains regulated wetlands. The developer shall note and indicate all designated wetlands on any sales map or literature displayed or provided to potential purchasers.
C. 
If a residential unit in this PDD is built on speculation, a copy of the executed notification shall be provided to the Town of Stillwater prior to the issuance of a certificate of occupancy.
A. 
Approximately 30.8 acres of open space in the location shown on the plan provided in Appendix A shall be conveyed to the HOA.[1]
[1]
Editor's Note: Said appendix is not included at the end of this chapter.
B. 
The open space shall be precluded from any subsequent subdivision or development, excluding the multi-use trail that traverses the area.
C. 
The HOA shall be responsible for any and all maintenance and operation of the open space.
The developer shall be responsible for reimbursing the Town for any and all expenses incurred for the review of this project as stipulated within the Town's subdivision and zoning regulations. This shall also include costs incurred for the construction observation of all or portions of the PDD's construction or services related to conveyance of infrastructure to the Town.
Upon receipt of final plat approval and filing with the Saratoga County Clerk, the developer shall:
A. 
File bonds or letters of credit with the Town Supervisor in the amounts and for the time periods required by the Town Planning Board and/or Town Board and acceptable as to amount and form to the Town Engineers and Town Attorney to guarantee such performance and/or completion of the requirements of this planned development district local law prior to issuance of a certificate of occupancy, guaranteeing satisfactory completion of the utility system and required infrastructure items. Only after this is completed to the satisfaction of the Town, the developer may proceed with the construction of all proposed improvements or any single-family home within the development. Following dedication of all improvements to the Town, the developer may request a reduction in the provided security to a value no less than 20% of the original amount. This security shall remain in effect for one year following formal acceptance by the Town and shall serve as a maintenance security; or
B. 
Provide no initial bonds or letters of credit and proceed with the construction of one single-family home and all proposed improvements. Upon completion and successful dedication of the installed facilities to the Town or other agencies/corporations, the developer shall file bonds or letters of credit with the Town Supervisor in the amounts equal to any outstanding and unfinished items and for the time periods required by the Town Planning Board and/or Town Board and acceptable as to amount and form to the Town Engineers and Town Attorney to guarantee such performance and/or completion of the outstanding items within this planned development district local law prior to issuance of a certificate of occupancy of any single-family home beyond the first building permit issued so to guarantee satisfactory completion of the utility system and required infrastructure items.
A. 
The Stillwater Town Board, as lead agency for this project pursuant to the State Environmental Quality Review Act, finds this project is in compliance with the Town-wide GEIS and has adopted a negative declaration and declaration of nonsignificance concerning this project, a copy of which is annexed hereto and made a part hereof and designated Appendix D.[1] The developer agrees to comply with all of the mitigating measures which are a part thereof, at the sole cost and expense of the developer and at no cost to the Town.
[1]
Editor's Note: Said appendix is not included at the end of this chapter.
B. 
No certificate of occupancy for any building within the boundaries of the PDD will be issued until the mitigating measures are completed.
A. 
The developer shall be required to pay the following fees provided for in the Town-wide GEIS:
(1) 
Parks and recreation, residential: $913 per dwelling unit (d.u.).
(2) 
Farmland and open space: $3,159.72 per acre of disturbance.
(3) 
GEIS preparation, residential: $347 per dwelling unit (d.u.).
B. 
All GEIS fees shall be paid in full prior to any construction activity related to this project can occur.
A. 
Following adoption of this local law, the developer shall make application to the Town of Stillwater for the following planning-related approvals:
(1) 
Preliminary/final major subdivision application, subject to the Town Planning Board review and approval.
(2) 
Potential creation of a site-specific drainage district, subject to the Town Board review and approval.
B. 
The developer shall comply with the Planning Board's recommendations to the Town Board dated February 8, 2010, except as modified herein.
Attached and made a part hereof as appendixes are documentation, diagrams, and plans associated with the planned development district as follows:[1]
A. 
Appendix A: Concept Subdivision Plan, prepared by WSB Sells, dated 2009, last revised October 28, 2009, and project narrative.
B. 
Appendix B: SEQRA negative declaration determination.
[1]
Editor's Note: Said appendixes are not included at the end of this chapter.
The Town of Stillwater Zoning Map, with the last amendment dated January 23, 2006, is hereby amended by providing that said Saratoga Lake Cluster Planned Development District be set forth on the Zoning Map of the Town of Stillwater and on any supplementary map later adopted by the Town Board and of which are hereby made a part of this local law.
This local law shall take effect 10 days after approval of the Town Board and posting and publishing in the official newspaper of the Town of Stillwater as required by law.
In the event construction does not commence on any lands in this development within three years of its approval by the Stillwater Town Board, this legislation shall be deemed null and void, and the zoning of these lands shall revert to their current zoning. The developer may apply to the Town Board for a reasonable extension of time before the end of the original three-year period based on hardship which was not self-imposed.
If any part of this local law is for any reason held to be unconstitutional or invalid, such decision shall not affect the remainder of this local law.