[Added 3-28-1985 by L.L. No. 5-1985]
In any district where permitted, the Zoning Board of Appeals may grant a special permit to establish the following uses, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this article.
[Amended 6-14-2001 by L.L. No. 3-2001]
The Zoning Board of Appeals may grant a special permit to establish cemeteries, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Church cemeteries.
(1) 
Internal columbariums. Columbariums shall be allowed within or as an integral part of a church building or accessory church building or structure without a permit.
(2) 
Church cemeteries of less than four acres and columbariums other than those described in Subsection A(1) shall be set back from streets and adjacent property lines at least 50 feet. Such setback areas shall be suitably landscaped and planted.
(3) 
Church cemeteries more than four acres. These cemeteries shall be subject to the same requirements as those set forth in Subsection B herein.
B. 
All other cemeteries. Cemeteries may be permitted, by special permit, in all residential districts, subject to the following conditions:
(1) 
Setback. No interment shall take place within 150 feet of any street or 100 feet from any other property line.
(2) 
Landscape buffer. Such buffer strip shall be suitably landscaped and planted, as determined by the Zoning Board of Appeals.
[Amended 10-25-2012 by L.L. No. 8-2012]
[Added 2-12-1998 by L.L. No. 2-1998; amended 6-14-2001 by L.L. No. 3-2001]
The Zoning Board of Appeals may grant a special permit for preparation of mulching materials, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section. Temporary use of property for the preparation of mulch materials may be established upon the properties listed herein, by special permit, upon a finding by the Zoning Board of Appeals that mining has permanently ceased on the property, that such mulching use would materially aid in the timely reclamation of the site, that the proposed use is in conformity with the standards applicable to special uses as listed in § 194-49, and that the proposed use conforms to the specific standards set forth in § 194-70. No area variances of the standards of § 194-70 shall be granted by the Zoning Board of Appeals. In providing that no area variances may be given from any of the standards set forth to qualify for such special permits, it is the town's specific intention to supersede the provisions of Town Law § 274-b, Subdivision 3 (L.1992, c. 694) insofar as this section has been interpreted to allow the granting of such area variances.
A. 
Eligible properties. Only the following properties are eligible for the issuance of this special permit. These properties have been found by the Town Board to be the only properties which are sites of a former mine in a residential zone, where mining has commenced prior to 1982, but the property has never been properly reclaimed, and where the owner has represented and is willing to assure that mining has now permanently ceased:
(1) 
The property known as "Stormville Dolomite," consisting of three tax map parcels, 6656-00-080999 (6.72 acres); 6656-00-048998 (16.44 acres); and 6656-00-001956 (9.50 acres), such property presently owned by Southern Dutchess Land Holdings, Ltd.
B. 
Scope of special permit. The special permit shall initially be granted for only a period of time, up to a maximum of two years, as determined by the Zoning Board. The Zoning Board may renew or extend this permit, in its discretion, for good cause shown, provided that the applicant shows compliance with all conditions of the original permit, and a satisfactory rate of progress in completing the site reclamation. All extensions will be subject to all provisions of this section and any additional conditions imposed by the Zoning Board of Appeals. No extension of the permit shall be granted unless the applicant has complied with all conditions of a previously issued permit. On each extension, the Zoning Board shall review the matter to assure that the application continues to meet the standards of § 194-49 and this section. Periods of extension of the permit shall be for no more than one year. The special permit, including all its extension periods, shall not exceed the period of time necessary to complete reclamation, and in no event shall the total period of operations under the special permit and all extensions exceed eight years.
C. 
General site and lot requirements. The following shall be the minimum requirements to qualify for issuance of the special permit:
Minimum lot area
10 acres
Minimum lot frontage
75 feet
Minimum setback of screening, grinding and other production operations from adjoining lot line
400 feet
Screening and buffering along adjoining residential boundaries
All setback areas must provide adequate screening and buffering for visual screening and protection against undue noise, in a manner deemed sufficient by the Zoning Board of Appeals. Such means may include any or all of the following: the provisions of earthen berms, of a height at least 15 feet, screening by existing vegetation and new plantings, and increasing the required setbacks.
Required location of entrance
State road
D. 
Limits on permitted materials:
(1) 
Permissible materials. The only materials that may be brought to the site for mulching preparation are those specifically authorized by the Zoning Board of Appeals as part of the special permit. These may include any among the following: tree and brush limbs, and other similar noncontaminated natural vegetation, such as butt logs, stumps, brush, chips and leaves. No other materials, including any C & D materials, or any contaminated, infested or hazardous material shall be brought to the site for any purposes. Additionally, the applicant is required to comply with any other applicable permit requirements imposed by any other governmental department or agency as to the permissibility of materials brought to the site.
(2) 
Removal of materials from site:
(a) 
As part of the permit, the Zoning Board of Appeals may authorize removal of any stockpiles of sand or gravel existing on the site as of the date of issuance of the original permit, provided those do not exceed a quantity of 30,000 yards. The Zoning Board shall impose conditions to assure that the pace of removal of the stockpiles is coordinated with the pace of reclamation. No more than four truckloads (eighteen-wheeler size) may be removed each day.
(b) 
All soil which is produced as a by-product of the mulching operation, including any soil which falls from the stumps or brush as it is processed, shall be used on the site, for the purposes of reclaiming the former mining site. No soil shall be removed from the site.
(3) 
Permitted operations.
(a) 
The screening and grinding of natural vegetation as permitted by the Zoning Board, to produce wood material of a proper size for mulching, followed by the screening of the material to separate the wood, dirt and stone into separate piles, which will be temporarily stockpiled for future use in accordance with the terms of the special permit, for the periods of time and under the terms of the special permit.
(b) 
After the initial separation of the soil and stone from the vegetative matter, there shall be no further sifting, sorting, screening or processing of any of the soil and stone.
(c) 
There shall be no drilling, blasting, crushing of any rocks or stones, either before, during or after the initial separation. This limitation shall apply to any existing stones on the site, as well as any additional materials brought to the site.
(d) 
All material brought to the site shall be processed to produce mulch within four months. No such material shall be left in an unprocessed state for more than four months.
(e) 
Materials produced as a result of the mulching process (stones, dirt, mulch) may be disposed of as follows:
[1] 
Mulch may be sold at the site on a wholesale basis, under the provisions of this section and any additional conditions imposed by the Zoning Board. It may be stockpiled and stored on the site for a maximum of six months.
[2] 
Dirt produced as part of the mulching process must be used on the site as part of the reclamation, and may not be sold. It must be used promptly, and shall not be stockpiled an the site for longer than four months.
[3] 
Stone produced as part of the mulching process, and not used for reclamation, may be sold on a wholesale basis under the provisions of this section and any additional conditions imposed by the Zoning Board.
[4] 
No retail sales of any product are permitted at any stage of the operation.
(f) 
This special permit does not authorize any mining or excavating activity, or the conducting of any other activities or businesses other than those specifically set forth herein, including but not limited to logging, processing and production of firewood, stone processing and any other similar activity.
E. 
Hours of operation. No operating of equipment, accessory wholesale sales, or any other activities conducted as part of this special permit shall be conducted before 8:00 a.m. or after 5:00 p.m., or on any days other than Monday through Saturday. No activities of any sort shall be permitted on Sundays or holidays.
F. 
Permitted structures and equipment:
(1) 
Structures. As part of the special permit, the Zoning Board may allow a temporary steel structure no larger than 40 feet by 80 feet, such structure to be promptly removed at end of mulching operation. No cinderblock or concrete construction shall be allowed. The Zoning Board may require sufficient security for the obligation to remove the building at the end of the permit period. The Zoning Board shall refer the application to the Architectural Review Board for review and approval as part of the special permit. The Zoning Board shall impose conditions to assure that the building is properly screened and landscaped.
(2) 
Equipment. As part of the special permit, the Zoning Board shall approve all equipment to be permitted on the site for use as part of the special permit operations, and no equipment shall be permitted on the site other than that specifically authorized by the Zoning Board.
G. 
Permitted signage. Signage shall be governed by the standards set forth in the Zoning Chapter, and shall be approved by the Zoning Board as part of the special permit (or by the Planning Board) as part of the site plan approval.
H. 
Site plan. In addition to special permit approval, site plan approval by the Planning Board is required, prior to the commencement of any operations.
I. 
Procedure for review of special permit application.
(1) 
The review shall generally follow the standards set forth in Article IX of the Zoning Chapter, the article governing special permits. The applicant shall submit a copy of any Mined Land Use Plan and Reclamation Plan, together with a full description of proposed operations on the site.
(2) 
In granting a special permit, the Zoning Board shall have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to the proposed special use permit. Upon its granting of said special use permit, any such conditions must be met in connection with the issuance of permits by applicable enforcement agents or officers of the town.
(3) 
Review of requests for extension shall follow the same procedures. The applicant shall establish the status of the reclamation efforts, and report on activities pursuant to the permit. The Board shall review the pace of activities, the conformance with the conditions of the special permit, and any impacts of the previous operations upon neighbors or the public. Noncompliance with any of the provisions of this section, or with any conditions of the special permit, shall be a sufficient basis for the denial of the requested extension. In considering an extension, the Zoning Board is authorized to impose additional conditions to remedy or otherwise address any impacts of the operations which have occurred during the previous permit periods.
[Amended 6-14-2001 by L.L. No. 3-2001]
In any district where permitted, membership clubs not operated for gain may be permitted by special permit, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Location and use. Where clubs do not front on or have direct access to a major or collector road as shown on the Town Development Plan Map, the intensity of use shall be limited by the Zoning Board to the extent necessary to assure that the expected average traffic generation of such use will not exceed that which would be expected if the premises were developed for permitted residential purposes.
B. 
Lot size. The plot shall comprise a minimum of five acres and membership is limited to 20 families per acre.
C. 
Setbacks. No buildings, structure, equipment or play area shall be located nearer than 40 feet to any front, rear or side lot line.
D. 
Landscape buffer area. A landscaped buffer area, meeting at least the minimum requirements of § 194-109 of this chapter, shall be required along all lot lines adjoining properties in residential districts.
[Amended 10-25-2012 by L.L. No. 8-2012]
E. 
Special setback requirements. All active recreational facilities, such as tennis courts and swimming pools, shall be located out-of-doors except where the scale of buildings and setbacks are such that they will relate harmoniously to the existing residential character of the district in which they are located, and shall be set back from adjacent residential property boundaries at least twice the minimum distance required for residential buildings in said district, except that the Zoning Board may permit a reduction of this additional setback requirement where, because of topography or the installation of additional landscape buffer and/or fencing, the Zoning Board determines that any potential adverse external effect of such use can be effectively reduced.
[Amended 10-25-2012 by L.L. No. 8-2012]
F. 
Financial statement. Suitable evidence, such as tax records or organizational documents, shall be provided as a part of the special permit application to establish that the club will not be operated for gain.
G. 
Permanent dwelling facilities. Permanent dwelling facilities shall not be provided except solely for the use of the caretaker.
[Amended 6-14-2001 by L.L. No. 3-2001]
Mobile home parks may be established and maintained in an R-3 District, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
No mobile home, building or structure shall be located nearer than 30 feet to any front, rear or side lot line of a mobile home site nor closer than 50 feet to the boundary lines of the mobile home park.
B. 
The plot comprises a minimum of 10 acres and each mobile home shall be located on a minimum lot area of 1/4 acre.
C. 
Access roads shall be at least 50 feet in width.
D. 
Water supply and sewage disposal shall have the approval of the Dutchess County Health Department.
E. 
The plot shall be maintained in single ownership and its subdivision into mobile home lots of 1/4 acre or more shall be for rental purposes only.
[1]
Editor's Note: See also Ch. 131, Mobile Home Parks; House Trailers.
[1]
Editor's Note: Former § 194-73, Kennels, was moved to Art. X, General Use Regulations, 7-26-2007 by L.L. No. 3-2007. See now § 194-55.1.
[Amended 6-14-2001 by L.L. No. 3-2001]
The Zoning Board of Appeals is authorized to grant a special permit for a private stable in the harboring or keeping of horses on a lot, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Minimum acreage. The lot is of two acres or more in area for one or two horses, with an additional 1/2 acre for each additional horse.
B. 
Setback. No building in which horses are kept shall be located within 100 feet of a property line.
C. 
Shelter. The horses shall be stabled or housed in a structure with adequate shelter, ventilation, light and drainage.
D. 
Feed containers. All feed shall be stored in rodentproof containers, as determined by the Building Inspector.
E. 
Storage of manure. No storage of manure shall be permitted to exceed 10 cubic yards in quantity to be located within 100 feet of a property line, watercourse or wetland area.
F. 
Dwelling units. There shall be no dwelling unit in the same building in which horses are stabled or housed, except as specifically authorized by the Zoning Board of Appeals as part of the special permit. The Zoning Board can grant such permit only on a finding that no health hazard will be created, shall only be for a professional caretaker for the stable, and the dwelling unit shall meet all applicable building, housing, fire and sanitary codes.
G. 
Confinement. The horses shall be adequately confined to protect life and property.
H. 
Dude ranches and commercial stables. Dude ranches, commercial stables, keeping of hack horses for rent, riding academies or any renting of horses to the public shall not be allowed under this section.
I. 
Use of horses. Horses shall be solely for the use of residents and their guests.
J. 
Other. All applicable standards set forth in this chapter for farms are met.
[Amended 9-26-2000 by L.L. No. 11-2000[1]]
The Zoning Board of Appeals is authorized to grant a special permit for land excavations and filling, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Activities covered.
(1) 
The provisions of this section govern land excavation and filling as defined in this chapter.
(2) 
This section does not prohibit the regrading or movement of earth materials within the boundaries of a single lot, subject to applicable limits, provided that no earth material is removed from the lot and no earth material is brought to the lot.
(3) 
Nothing in this section shall be deemed to authorize the dumping or depositing, at any premises, of garbage, refuse, household garbage or waste, construction or demolition debris, hazardous materials, or any materials other than clean fill or other uncontaminated earth, clay, stone, gravel, loam, humus, or other earth materials.
(4) 
The Schedule of Permitted Uses sets forth the types of activities, if any, permitted in the various districts. Excavation and filling are principal uses permitted by special permit only in industrial zones (I-1, I-1-S, I-2, and I-3). Excavation and filling are not permitted as principal uses in residential zones (R-1, R-2, R-1/2 , R-1/3, R-1/4, CRD, PRD) or business zones (B-1 and B-2, PBN, PCP, and PRDP). Certain limited types of excavation and filling are permitted as accessory uses in R-1 and R-2 Zones and in the Active Farm Overlay (AFO) District.
(5) 
Effect on existing operations. Excavation, removal, extraction, filling, regrading or earth moving operations in residential districts which are operating as of November 11, 2000, pursuant to a lawfully issued special permit issued by the Town of East Fishkill Zoning Board of Appeals, and, if applicable, a Mined Land Reclamation Law permit issued by the Department of Environmental Conservation, may continue to operate under those special permits. Such special permits may be renewed under the provisions of the law in effect at the time the initial permit was issued.
B. 
Supplemental regulations governing exempted activities.
(1) 
The definition of "land excavation and filling" lists five activities that are not deemed to constitute land excavation and filling, provided that they meet the standards of these regulations.
(2) 
All such activities require notice to the Building and Zoning Administrator, and the completion of a notice form, to be provided by the Building and Zoning Administrator, together with the filing of a sworn statement from the property owner certifying that:
(a) 
The proposed activity comes within the limits of the exemption as set forth in the definition; and
(b) 
That the quantities to be removed or brought to a site are within the limits set forth in the exemption.
(3) 
In addition to the foregoing, the following activities shall meet the following additional standards set forth below:
(a) 
Regrading on a single lot. The property owner shall describe the total amount of soil to be moved on the property, and the length of the operation.
(b) 
Road construction.
[1] 
If the proposed roads are part of new subdivision or site plan, all construction shall be performed in accordance with the approved plans.
[2] 
No stockpiling shall take place except in accordance with plans approved by the Planning Board. All stockpiles must be removed within six months.
[3] 
No processing of materials on the property is permitted.
(c) 
Septic system construction.
[1] 
All filling or movement of earth materials shall be in accordance with plans approved by the Dutchess County Health Department.
[2] 
Neither stockpiling nor processing is permitted.
(d) 
Excavation from subdivision construction projects in R-1 and R-2 Zones.
[1] 
Any proposed excavation or filling shall be approved by the Planning Board as part of the development of a filed subdivision plat, upon a determination that the proposed activity is necessary for the proper development of the site.
[2] 
As part of the application for subdivision approval, the applicant shall file a grading plan showing existing and proposed contours and a report specifying the proposed tonnage and yardage to be removed from or brought to the subdivision.
[3] 
The Town Engineer shall confirm that the total amount to be removed or brought to a site does not exceed the smaller of the following: a total amount of 10,000 tons or 7,500 cubic yards (whichever is smaller); or the number of tons or cubic yards computed by multiplying the total number of lots to be created by the subdivision times the amount of 500 tons or 375 cubic yards (whichever is smaller) per lot. If the total amount to be removed or brought to the site exceeds 1,000 tons or 750 cubic yards (whichever is smaller) in any 12 successive calendar months, the Building and Zoning Administrator shall also determine that the activity constitutes "excavation, removal and disposition of minerals from construction projects, exclusive of the creation of water bodies" under the standards of 6 NYCRR Section 420.1(k) so as to be exempt from any requirements for a DEC Mined Land Reclamation Permit.
[4] 
In approving any proposed plan, the Planning Board shall have the right to impose conditions upon the proposed removal or filling operation.
[5] 
No filling or removal shall commence until after the subdivision map is filed, unless the Planning Board gives permission to commence earlier, but in no event shall filling or excavation commence prior to the issuance of preliminary subdivision approval.
[6] 
No processing is permitted.
[7] 
Stockpiling shall only be permitted in accordance with plans approved by the Planning Board. All stockpiles will be removed in six months.
(e) 
Site plans.
[1] 
The Planning Board may authorize excavation or filling as an accessory use under the applicable use schedule, as part of the development of a signed site plan if the standards in this section are met.
[2] 
The Planning Board shall determine that the proposed regrading and removal or filling is necessary for the proper development of the site.
[3] 
As part of the application for site plan approval, the applicant shall file a grading plan showing existing and proposed contours and a report specifying the proposed tonnage and yardage to be removed from or brought to the site.
[4] 
The Town Engineer shall confirm that the total amount to be removed or brought to a site does not exceed 500 tons or 375 cubic yards, whichever is less, for the site.
[5] 
In approving any proposed plan, the Planning Board shall have the right to impose conditions upon the proposed removal or filling operation.
[6] 
No excavation or filling shall commence until the site plan is signed, unless the Planning Board permits work to commence earlier, but in no event shall any work commence prior to the approval of the preliminary site plan.
[7] 
The onsite processing of raw materials generated on the site and to be utilized within the site shall be permitted pursuant to this permit subject to all the standards set forth herein.
[Amended 1-24-2013 by L.L. No. 1-2013]
[8] 
Stockpiling shall only be permitted in accordance with plans approved by the Planning Board. All stockpiles will be removed in six months.
(f) 
Structural excavation and filling shall be an exempt activity similar to the work that may be required for the installation of a septic system. Structural excavation and filling is defined as "the excavation of materials deemed unacceptable by a licensed professional engineer for proper foundation bearing and construction." Such excavated materials will be replaced with material deemed suitable by the design engineer.
[Added 1-24-2013 by L.L. No. 1-2013]
C. 
Supplemental regulations governing activities permitted without a special permit.
(1) 
The Schedule of Permitted Uses permits certain activities by right, without the requirement of a special permit. Those activities are subject to the following supplemental regulations.
(2) 
All such activities require notice to the Building Inspector, together with the filing of a sworn statement from the property owner certifying that:
(a) 
The proposed activity comes within the applicable standards as set forth in the use schedule; and
(b) 
That the quantities to be removed or brought to a site are within the limits set in the use schedules, and do not require a special permit.
(3) 
In addition to the foregoing, the following activities shall meet the following additional standards set forth below:
(a) 
Landscaping operations and building operations.
[1] 
The property owner shall file with the Building and Zoning Administrator documentation that the proposed removal or filling is related to a bona fide landscaping operation on a lot upon which a primary residence is located, or for which a current, valid building permit has been issued.
(b) 
Activities in Active Farm Overlay (AFO) District.
[1] 
The property owner shall file with the Building and Zoning Administrator a sworn statement confirming that the proposed removal or filling is in aid of agricultural activities. Plans shall include areas to be affected, plans for saving all topsoil, plans for seeding and mulching affected areas, and final drainage configurations. Excavation and filling operations are considered to be in aid of agricultural activities where they meet all of the following standards:
[a] 
The excavation or filling is clearly incidental and secondary to the use of the farm for agricultural purposes, and does not alter the character thereof. All excavation or filling activity shall cease immediately upon the cessation of farming.
[b] 
The excavation or filling operation will enhance the usability or productivity of the land for farming and agricultural activities. Proposing to excavate material from lands which are not part of an existing farm operation and reclaim them in a manner that makes them suitable for agricultural use will not be considered in aid of agricultural activities. Permitted improvements and enhancements may include structures or other improvements, including ponds, that benefit or are necessary for agricultural pursuits. Such ponds shall be no larger than required to meet agricultural needs and must be directly related to agricultural use such as an irrigation water source for crops, water source for livestock, or ponds for fish propagation. Excavation or filling that makes land unsuitable for agricultural use, or that does not enhance its usability for farming, but that does enhance its usability for other purposes, such as residential development, will not be considered "in aid of agricultural activities."
[c] 
The enhancements resulting from the excavation or filling must be associated with agricultural activity which is either already occurring, or will commence immediately upon completion of the regrading operation.
[d] 
The excavation and restoration activities must be completed within a twelve-month period from commencement.
[e] 
The onsite processing of raw materials generated on the site and to be utilized within the site shall be permitted pursuant to this permit subject to all the standards set forth herein.
[Amended 1-24-2013 by L.L. No. 1-2013]
[2] 
The Building and Zoning Administrator shall also verify that the activity is considered in aid of agricultural activities under 6 NYCRR Section 420.1(k) so as to be exempt from the requirement of obtaining a New York State Department of Environmental Conservation Mined Land Reclamation permit.
D. 
Standards for issuance of a special permit by the East Fishkill Zoning Board of Appeals.
(1) 
Where the Use Schedule provides that an accessory use is permitted by special permit of the East Fishkill Zoning Board of Appeals, the Zoning Board may grant or renew a special permit, after a public hearing on due notice, if it finds that the special permit standards contained in § 194-44 and the supplemental use regulations contained in this chapter are satisfied. In approving any special permit, the Zoning Board of Appeals may also impose appropriate conditions under Town Law § 267-b, Subdivision 4.
(2) 
Supplemental use regulations applicable to land excavation, filling, and regrading activities which require a special permit under this chapter and which are not also subject to regulation under the New York State Mined Land Reclamation Law are contained in Subsection E(1).
(3) 
Supplemental use regulations applicable to land excavation, filling, and regrading activities which require a special permit under this chapter and which are also subject to regulation under the New York State Mined Land Reclamation Law are contained in Subsection E(2).
(4) 
The maximum term for a special permit under this section shall be two years. Renewal terms shall also be no longer than two years.
E. 
Standards.
(1) 
The following supplemental use regulations shall apply to land excavation, filling, and regrading activities which require a special use permit under this chapter and which are not also subject to regulation under the New York State Mined Land Reclamation Law. The Zoning Board of Appeals shall find that all of the following standards have been met:
(a) 
Natural beauty. That the natural beauty of the Town or district shall not be impaired or effected.
(b) 
Proper drainage. That the plan provides for proper drainage of the area both during and after the excavation, filling or regrading and will not adversely affect the structural safety of adjoining buildings or land.
(c) 
Water bodies. When the proposed excavation or filling operation requiring a special permit provides or contemplates creation of a body of water, then either subdivision or site plan approval by the Planning Board shall additionally be required.
(d) 
Watercourses. No excavation or deposit of topsoil, earth, stone, gravel, rock or other natural mineral shall interfere with any natural watercourse.
(e) 
Grade of abutting roads. No excavation shall be made below the adjacent grade of any abutting road unless the Town Board shall find that the peculiar conditions pertaining to the property effected would justify such depth of excavation, in which case, the Town Board may impose such further conditions as are, in its judgment, appropriate to safeguard the public interest.
(f) 
Water table. That there will be no excavation to a depth of less than six feet above any ledge or the natural water table unless the final approved site plan indicates a proposed conforming use that requires a deeper excavation.
(g) 
Contours. That no sharp declivities, pits, depressions or soil erosion problems will be created and that no slopes or banks will exceed one foot of vertical rise in two feet of horizontal distance or exceed whatever lesser slope is necessary to maintain stability under the particular soil conditions.
(h) 
Setbacks. That a distance of not less than 50 feet shall be maintained undisturbed between any mining, filling or regrading operation and any street right-of-way line. In all zones other than the Active Farm Overlay District, a distance of not less than 250 feet shall be maintained undisturbed between any such operation and the property line of any residence. In the Active Farm Overlay District, a distance of not less than 250 feet shall be maintained undisturbed between any such operation and any residence. The Zoning Board of Appeals may grant a variance of all or a portion of the setback requirements of this section where the excavation limit will be to an elevation equal to or above the grade of the adjoining property or street, and where all other requirements are met.
(i) 
Enclosure. That suitable fencing for enclosing the property in which the soil mining excavation, filling or regrading is located shall be provided if the Zoning Board of Appeals determines that such is required.
(j) 
Access. That the proposed truck access will not create safety or traffic hazards.
(k) 
Loading. That trucks and vehicles shall be loaded and operated so as not to spill gravel, rocks or sand upon the roads and highways or otherwise impair or damage the roads and highways.
(l) 
Hours of operation. That operations will be restricted to the maximum hours of 7:00 a.m. to 7:00 p.m., with no operation allowed on Sundays and legal holidays. Exceptions can be made for operations necessary during period of national or other unusual emergency and whenever any reasonable or necessary repairs to equipment are required to be made as determined by the Zoning Board of Appeals. If appropriate, the Zoning Board may impose further restrictions on hours of operation.
(m) 
Noise and vibration. That no soil mining, filling or regrading operation shall emit an injurious amount of noise or vibration beyond such limits or contribute to soil erosion or cause public hazard, nor increase the ambient level of atmospheric dust beyond the limits of the bounds of the mining area as set forth by the most current standards established by the New York State Air Pollution Control Board. Upon written request of the Zoning Board or its agent, the operation shall submit a certification from a qualified independent laboratory that these standards are being complied with.
(n) 
Dust. That proper provision will be made for control of dust and that all roads within any mining or filling area which are located within 500 feet of any structure used primarily for human occupancy shall be provided a dustless surface.
(o) 
Status reports. The Board may require the submission by the applicant of periodic reports, prepared by and bearing the seal of a land surveyor or engineer, showing the status and progress of the excavation or filling.
(p) 
Top layer of soil. For excavation and filling the top layer of arable soil (for preferred depth of six inches) shall be set aside and retained on the premises and shall be respread over the excavated or filled area upon completion of the excavation or removal in accordance with approved contour lines, and seeded with a suitable cover crop.
(q) 
Future use of property. The proposed excavation or filling will not impair the future use of the property in accordance with this chapter and banks will not impair good development and safe use of the property after excavation. The Zoning Board may impose conditions, including monitoring requirements, to ensure that this standard is met.
(r) 
Removal. At the termination of the approval period, any structure, improvement, equipment or machinery erected, placed or maintained upon such premises, except as may be otherwise permitted under this chapter, shall be removed and the premises restored to the contours authorized in the permit so that:
[1] 
Drainage. The natural drainage shall be fully restored.
[2] 
Holes and gullies. The property shall not be left with holes or gullies.
[3] 
Planting. The premises shall be properly seeded or planted or both to conform to the natural terrain or landscaping of adjacent and surrounding areas.
(s) 
State Environmental Quality Review. All standards of SEQR shall be met.
(t) 
Special processing requirements.
[Added 1-24-2013 by L.L. No. 1-2013]
[1] 
Materials process must be utilized on site only.
[2] 
Processing shall only take place between the hours of 8:00 a.m. and 5:00 p.m. Monday through Saturday.
[3] 
No processing shall take place within 1,000 feet of a private residence.
[4] 
Stockpiles shall have proper erosion control, and stockpiles shall not remain on site for more than one year without further approval of the Town.
[5] 
Processing shall be limited to the following:
[a] 
Crushing shall be limited to rock, boulders, concrete, pavement, asphalt, or masonry, all of which must be located on the site subject to the approvals and permit.
[b] 
Screening shall be limited to dirt, topsoil or bank run gravel.
[c] 
Man-made materials, such as shingles, tires, lumber, sheetrock, glass, demolition debris, etc., shall not be processed on the site.
[d] 
Except as modified herein all other appropriate standards set forth in this section shall be applicable and reviewed by the permit granting authority.
[6] 
Time period. The Planning Board shall set the time period within which processing can take place but not more than for 30 days (total time) unless more time is granted due to special circumstances such as size of project or physical conditions.
(2) 
The following supplemental use regulations shall apply to land excavation, filling, and regrading activities which require a special use permit under this chapter and which are also subject to regulation under the New York State Mined Land Reclamation Law. The Zoning Board of Appeals shall find that all of the following standards have been met:
(a) 
Natural beauty. That the natural beauty of the town or district shall not be impaired or affected.
(b) 
Proper drainage. That the plan provides for proper drainage of the area both during and after the excavation, filling or regrading and will not adversely affect the structural safety of adjoining buildings or land.
(c) 
Water bodies. When the proposed excavation or filling operation requiring a special permit provides or contemplates creation of a body of water, then either subdivision or site plan approval by the Planning Board shall additionally be required.
(d) 
Watercourses. No excavation or deposit of topsoil, earth, stone, gravel, rock or other earth material shall interfere with any natural watercourse.
(e) 
State Environmental Quality Review (SEQR). All standards of SEQR shall be met.
F. 
Applications. Application for a special permit shall be submitted in writing to the Zoning Board of Appeals. The application shall be accompanied by 10 copies of maps and plans prepared by an engineer or surveyor licensed to practice in the State of New York and showing the following:
(1) 
Participants. The full names, signatures and addresses of the owner, lessee and applicant and the written consent of the mortgagee, if any.
(2) 
Description of proposed operations. A statement clearly detailing the nature and extent of operations, including the type and amount of material to be filled, regraded or removed, the manner in which it will be accomplished, the proposed hours of operation, and a time schedule for the completion of the various stages of the operation.
(3) 
Boundaries of property. The boundaries of the property where the excavation is proposed and the area to be excavated, filled or regraded.
(4) 
Existing contours. Existing contours in the area of operations and proposed contours after completion of the work, which contours shall be prepared from an actual field survey, shall be based on a bench mark noted and described on the map and shall be drawn to a scale of not less than 100 feet to the inch and with a contour interval not to exceed two feet. If necessary, the Board may require more detailed contours. If the Zoning Board finds that an actual field survey is not necessary in order for it to make a proper determination of the application, the Board may waive the requirement of such survey.
(5) 
Existing and proposed water bodies and drainage. Existing and proposed watercourses, water bodies, erosion control and drainage on the premises.
(6) 
Surrounding area. Surrounding streets and property lines and names of property owners.
(7) 
Natural features. Principal wooded areas, any rock outcrops and watercourses.
(8) 
Existing and proposed structures. Existing and proposed structures on the premises and surrounding properties.
(9) 
Truck access. Proposed truck access to the excavation, filling or regrading area.
(10) 
Liens. Proof that there are no unpaid taxes or assessments affecting or constituting a lien on the premises.
(11) 
Phasing plan. Phasing plan for operations and restoration of the site.
(12) 
Other. Such other maps, plans, boring tests, feasibility studies and there engineering data as may be required by the Town Board in order to determine and provide for the proper enforcement of these regulations.
(13) 
State Environmental Quality Review. The application must include an environmental assessment form and such information necessary to comply with SEQR.
G. 
Administration.
(1) 
Bond. The operator shall execute a bond in an amount sufficient to secure the performance of the conditions and issuance of the special permit.
(2) 
Compliance. If at any time the Zoning Board of Appeals finds that the excavation, removal, filling or regrading is not being conducted, or cannot be conducted, in accordance with the plans as approved, the permit shall automatically become void upon notification sent by the Board to the permittee, by regular mail, to the address given on the application.
(3) 
Inspection fees. That the applicant shall pay an annual inspection fee as set from time to time by the Town Board. Nonpayment of this fee shall cause the permit to become void.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[Amended 6-11-1998 by L.L. No. 5-1998[1]]
The Zoning Board of Appeals is authorized to grant a special permit for commercial communications towers and antenna installations, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in §§ 194-77 through 194-84.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
The construction, placement, maintenance, removal and use of commercial communications towers and antenna installations shall be governed by this section, and not by § 194-161, or any other section dealing with public utility structures or utility substations. No commercial communications tower shall be placed, constructed or used, and no such tower, including any towers in existence before the effective date of this section, may be modified, moved, reconstructed, expanded, changed or structurally altered, without compliance with this section. The addition of new antenna installations to an existing tower shall be considered a change requiring compliance with this section.
B. 
No commercial communications antenna installation shall be placed, located or collocated on a tower, building or other structure, or used, and no such installation, including an installation placed, located or collocated before the effective date of this section, may be modified, moved, reconstructed, expanded, changed or structurally altered without compliance with this section.
C. 
All construction relating to the establishment or modification of a commercial communications towers or antenna installations, including but not limited to the placement of a tower, the modification of a tower, the placement of additional or modified antenna on a tower, the construction or modification of accessory utility buildings, and related activities, shall require issuance of a special permit approval by the Zoning Board, as set forth herein. No building permit shall be issued until the special permit has been issued.
D. 
Compliance with each and all of the locational, design, bulk and area requirements of this section is required for the issuance of any special permit. The Zoning Board does not have the authority to waive any of the requirements for a special permit in the guise of an "area variance" of any of those requirements. The placement of towers or antenna installations which do not comply with the use and locational requirements of this section is prohibited, and may be authorized only upon the issuance of a use variance from the Zoning Board of Appeals. The standards to be applied in determining whether to grant such a use variance shall be those set forth in Town Law § 267-b or, where applicable, under the standard enunciated by the New York Court of Appeals in Consolidated Edison Co. V. Hoffman, 43 N.Y.2d 598, 403 N.Y.S.2d 193 (1973), as further applied by the Court of Appeals in Cellular Telephone Co. V. Rosenberg, 82 N.Y.2d 3-64, 604 N.Y.S.2d 895 (1993), as such standards may be modified by statute or case law in the future. In providing that no area variances may be given from any of the standards set forth in this section to qualify for such special permits, it is the town's specific intention to supersede the provisions of Town Law § 274-b, Subdivision 3, (L. 1992, ch. 694), insofar as this section has been interpreted to allow the granting of such area variances.
E. 
All applications must also comply with any applicable provisions of state or federal law, including the provisions of the Code of Federal Regulations pertaining to objects affecting navigable airspace as delineated in Federal Aviation Regulation (FAR) Part 77. Additionally, no application for construction of a communications tower will be approved if the proposed tower violates the criteria for obstructions to air navigation as established by FAR Part 77 Subpart C - Obstruction standards.
F. 
Effect on pending applications. Applications to construct a tower or collocate antennas pending before any Board of the town at the time of adoption of this section shall continue to be processed to minimize delay and expense to the applicant as much as possible. Applicants shall submit any additional information required by this section to the Zoning Board. Information already on file with the reviewing Board shall be used to the extent applicable to satisfy submission requirements under this section. All pending applications shall be decided under the provisions of this article, and a public hearing under this section shall be promptly scheduled as soon as the applicant submits the information required by this section.
G. 
Exemptions from coverage by this section. This section does not cover police or fire communications, or facilities used exclusively for private radio and television reception and private citizen's bands, amateur Ham radio and other similar private, residential communications systems, provided that such systems do not contain a commercial telecommunications antenna installation and are not located on a commercial telecommunications tower. If any question arises under this section as to whether a particular tower or other facility is covered by this section, the Zoning Board of Appeals is empowered to interpret this section in the same manner as interpretations of other provisions of the Zoning Chapter.
A. 
Except as specifically provided in Subsection B herein, in any district where permitted by special permit, as set forth under the use schedules, the Zoning Board shall be authorized to issue a special permit to authorize the construction of commercial communications towers and antenna installations, upon compliance with the following standards, in addition to the general standards for obtaining a special permit set forth in Article IX. The review shall generally follow the procedures set forth in § 274-b of the Town Law of the State of New York, and the town's special permit regulations, including the provision for public hearings. The Zoning Board's review hereunder includes a review of the elements of the site plan, and shall be deemed to satisfy the requirements of § 194-24C (site plan review) of the Zoning Chapter, without the need for any separate site plan review by the Planning Board. Architectural Review Board approval shall not be required.
B. 
Overlay areas where new towers may not be located. Even if otherwise permissible under the zoning use schedule, no commercial communications tower shall be placed in any of the following overlay scenic areas:
(1) 
Within 3,000 feet, in any direction, of the intersection of Route I-84 and the Taconic State Parkway.
C. 
Escrow deposits for review fees by technical consultants. Applications under this section shall be subject to the provisions of Local Law No. 1 of 1996, which requires escrow deposits for professional review fees, in addition to the application fee. Professional review for the purposes of this section shall include the services of a qualified engineer or consultant to evaluate the application.
A. 
Structures eligible for placement of additional antenna installations. The following structures are eligible for collocation, if such collocation is permitted by the use schedule and by the other applicable provisions of this law:
(1) 
Towers receiving all necessary approvals under former § 194-76 of the Zoning Chapter to allow commercial communications activity. Any proposed alterations to the tower to accommodate additional antenna, including any alteration or expansion of the tower base, and any increase in height shall require special permit approval as part of the review on the application for the special permit for the antenna installation. Noncommercial towers, including facilities used for private citizen's bands, amateur radio and other private residential communications are not eligible for collocation. Commercial towers which did not receive approvals under § 194-76 are considered to be in violation of the code, and are not eligible for collocation unless the tower first receives approvals under this section.
(2) 
Commercial communications towers lawfully placed after the enactment of this section, provided that the structure can safely support the additional antenna installations as set forth in this section. Noncommercial towers, including facilities used for private citizen's bands, amateur radio and other private residential communications are not eligible for collocation.
(3) 
Other tall structures, including buildings, water towers, salt sheds, roadway maintenance facilities, recreation facilities, scoreboards, lighting at recreation fields, and similar facilities, located on property owned by the Town of East Fishkill, or other municipal or governmental entities; or water towers, power transmission lines, public utility poles, church steeples and other similar structures or buildings, as interpreted by the Zoning Board of Appeals.
B. 
Application for proposed collocated commercial telecommunications antenna installation on existing tower, or placement on an eligible structure. An applicant proposing to collocate a commercial telecommunications antenna installation on an existing tower or to place same an eligible structure, as allowed in the use schedules, shall apply to the Zoning Board for special permit approval. The review shall generally follow the procedures set forth in § 274-b of the Town Law and the town's special permit regulations in Article IX. Architectural Review Board approval shall not be required. The applicant shall submit the following information:
(1) 
A completed application for a building permit.
(2) 
Proof of compliance with all requirements for a special permit, including the provisions of this section.
(3) 
An engineer's report describing the proposed changes, expansions or modification to the existing tower or other structure, and certifying that the proposed collocation will not diminish the structural integrity and safety of the existing tower or other structure upon which collocation is proposed. If the alterations would alter or expand the tower base, or increase the height of the tower by more than 15%, then the application shall be treated as one for a new tower.
(4) 
A report, prepared by a qualified professional, confirming that the level of radio frequency (RF) emissions from the proposed installation (and any collocated installations) are within standards promulgated by the Federal Communications Commission (FCC).
(5) 
Documentation of consent by the owner of the structure upon which the antenna is to be located.
(6) 
Where collocation is proposed on a building or structure, the applicant shall provide architectural elevations and sections illustrating the proposed commercial telecommunication antenna installation at appropriate scales, but no smaller than 1 inch equals 10 feet. Elevations shall be provided for the building front and the side nearest the proposed antenna installation. For collocation on structures, two significant vantage points shall be evaluated by the applicant as part of its submission to the Zoning Board. The Zoning Board may, during its consideration of an application require evaluation of other, significant vantage points, as are necessary to evaluate the visual impacts of each installation.
(7) 
A full EAF, stating whether the proposed location is within the following viewsheds. If so, a visual EAF addendum shall be attached.
Views to or from the Appalachian National Scenic Trail
Views from Shenandoah, Route 52, the Taconic Parkway and I-84 to Hosner Mountain
Views from Route 52 and I-84 to Stormville Mountain
Views from Route 52 and I-84 to the mountains of Wiccopee.
Areas hereafter identified as significant scenic viewsheds in the Master Plan.
(8) 
A drawing at a suitable scale (one inch equals 50 feet or one inch equals 100 feet) which shows the following elements:
(a) 
Site location map. Site location map at one inch:2000 feet (USGS scale).
(b) 
Ownership. Property lines, tax map parcel identification and names of all adjoining property owners and streets.
(c) 
Land uses. Land use designations and existing land uses of proposed site and adjoining properties.
(d) 
Existing and proposed improvements. All existing and proposed structures and improvements, including antennas, roads, buildings, guy wires and anchors. The applicant shall indicate property boundaries and setback distances for all proposed improvements, including distances to the nearest corners of existing towers, buildings and structures proposed for collocation.
(e) 
Site disturbance plan. Site disturbance plan indicating limits of areas where vegetation is to be cleared or altered. Where clearing of wooded areas is proposed, the applicant shall explain the reasons for such clearing, and discuss alternative plans that would minimize such clearing and retain more vegetation for site screening and shading.
(f) 
Parking and landscaping plan. Parking and landscaping, including any proposed site grading and drainage.
(g) 
Screening. The site plan shall describe any methods to be used to screen or conceal the proposed modification of the existing building, tower or other structure. The Board may require architectural elevations and/or visual simulations to ensure adequate screening from views identified in Subsection B(6) above.
(9) 
The applicant must show that the property on which the proposed facility is located is in compliance with any previously approved site plan. If the site does not comply, it must be brought into compliance prior to any approval of the cell tower application.
A. 
An applicant proposing to construct a new commercial communications tower as permitted in the use schedules, shall apply to the Zoning Board for special permit approval. Architectural Review Board approval shall not be required. The application for a special permit shall generally follow the standards of Article IX of the Zoning Chapter. It shall contain, at a minimum:
(1) 
A report providing documentation of an actual need by an actual provider of communications services for the construction of the tower in order to provide communications services. Special permits are to be based on actual need, and not on speculation of possible future needs which may or may not materialize.
(2) 
Radial plots depicting the anticipated radio frequency levels and coverage for the proposed site.
(3) 
Radial plots depicting evidence that the proposed area to be provided coverage by the proposed new tower is currently deficient in radio frequency coverage.
(4) 
The frequency spectrum (output frequency) to be used at the proposed site (cellular, personal communications systems, broadcast frequency, analog or digital, etc.).
(5) 
A map depicting the applicant's network of towers within 10 air miles of the proposed site, including planned or proposed towers or antenna installations to be erected within the next 24 months of the date of the application.
(6) 
A copy of a current FCC license that authorizes the applicant to provide service.
(7) 
The type, manufacturer, model number of the proposed tower.
(8) 
The height of the proposed tower, including the height of any antennae structure above the supporting structure of the tower.
(9) 
The number of proposed antennas, type, manufacturer, model number, dB gain, size and orientation of the proposed tower.
(10) 
Proof of compliance with all requirements for a special permit, including the provisions of this section.
(11) 
A statement of how the application meets the following siting objectives for new towers:
(a) 
A new tower shall, to the extent possible, be sited where its visual impact is least detrimental to the scenic areas and ridge lines identified in this section or in the town's Master Plan, or to historic resources. If a significant adverse visual impact is identified, the applicant shall demonstrate that suitable landscaping, buffering or other techniques will be used, and that they are able to minimize such impacts to a level of insignificance.
(b) 
A new tower shall, to the extent possible, be sited distant from residential properties, and where visual impacts upon residential properties can be minimized.
(c) 
Antenna installations shall, when possible, be collocated either on existing towers or on eligible structures, unless it is clearly shown that shared use of existing tall structures and existing or approved communications towers is undesirable or unattainable, due to the absence of existing towers or eligible structures for collocation; the technical infeasibility of collocation in light of the applicant's system requirements, frequency incompatibilities or engineering limitations; the existence of physical constraints that render the collocation infeasible; the inability to secure permission to collocate, in spite of good faith efforts; or the applicant's proposed collocation on the site would have an adverse impact an the surrounding area which exceeds that of the proposed new tower, or would create a need for a greater number of towers to provide service, which when considered together, would have a cumulative adverse effect on surrounding areas which exceeds that of the proposed tower.
[1] 
The application shall include a report with an inventory of all existing eligible tall structures and existing or approved communications towers eligible for collocation within a two-mile radius of the proposed site. The site inventory shall include a map showing the exact location of each site inventoried, including latitude and longitude (degrees, minutes, seconds), elevation above sea level, height of the structure and/or tower and accessory buildings on the site. The report shall outline opportunities for shared use of these facilities as an alternative to the proposed new communications tower. The report shall demonstrate good faith efforts to secure shared use from the owner of each potential existing eligible tall structure and existing or approved communications tower. The report shall document the physical, technical and/or financial reasons why shared usage is not practical in each case. Copies of any written requests for collocation, and the responses thereto, shall be submitted to the Board.
[2] 
The application shall include an agreement to accept reasonable collocation on the proposed tower in the future. An applicant proposing to place a new commercial telecommunication tower, or modify an existing tower to accept a new antenna installation, shall commit, on behalf of itself and its successors to negotiate in good faith for reasonable shared use of the tower by other providers, should same be proposed in the future, and to rent or lease available space under the terms of a fair market lease, without discrimination to other providers. A letter documenting the applicant's intent to negotiate in good faith for such use shall be part of the application for any special permit or site plan approval, and shall be filed with the building inspector as part of any building permit application. Where the applicant is other than the owner of the site, the applicant shall provide assurance to the Board that the owner will also consent to the collocation in the future.
(d) 
Towers and antenna installations shall be sited to minimize the total number of towers and antennas to the extent possible within the limits of technology and economic feasibility.
(12) 
A long-form EAF, including an analysis of visual impacts. The applicant shall submit a viewshed analysis to determine the visual impacts of the proposed town's siting. The analysis shall include a completed SEQR Visual EAF Addendum, assessment of the tower's siting from significant vantage points and/or historic and scenic resources by balloon testing or similar methodology, as well as visual simulations of the proposed tower's siting by means of photomontage or architectural renderings.
(a) 
Significant vantage points potentially impacted by the proposed facility shall be determined by the Zoning Board, such as views from state and local road adjacent to the proposed site, recreation areas, housing developments and local, state or national historic and scenic resources. A viewshed assessment must be performed for all scenic areas identified in § 194-79B(7) within 1/2 mile of the proposed tower site. The viewshed assessment should be performed, when possible in the winter months to ensure a thorough examination of potential impacts. Even if this is not possible, the viewshed analysis should include an evaluation of anticipated visual impacts during the winter months when leaves are not on the trees. Findings presented shall include color photography illustrating the prescribed assessments and a key map which identifies the project site, photographic locations and target points.
(b) 
The methodology, date and time of all testing related to prescribed viewshed assessments shall be approved by the Zoning Board prior to implementation. The Zoning Board shall direct the applicant to provide public notification in the town's official newspaper of the assessment, including date, time and testing location, at least seven and no more than 14 days in advance of the test date, together with such other notification as the Board may deem appropriate.
(13) 
A report by a qualified engineer, regarding non-ionizing electromagnetic radiation for the proposed site. Such report shall provide sufficient information to detail the amount of radio frequency radiation expected from the proposed site. The report will comply with FCC reporting criteria for a cumulative report, reporting levels of anticipated exposure from all users on the site. The report shall indicate whether or not the proposed tower will comply with FCC emission standards.
(14) 
The applicant must show that the property on which the proposed tower is located is in compliance with any previously approved site plan. If the site does not comply, it must be brought into compliance prior to any approval of the cell tower application.
B. 
The Zoning Board may also, during its review of an application, request such other and further information as it finds necessary to make a thorough evaluation of the applicant s proposal.
A. 
A public hearing shall be held pursuant to the provisions of the Town Law and the East Fishkill Code relating to special permits.
B. 
In addition to any other notice requirements imposed by these sections, the Board may direct the applicant to send notice of such public hearing to:
(1) 
All owners of any land within 250 feet of any property line of the lot on which the tower is to be located, or such further distance as it deems appropriate in light of the anticipated visibility of the tower; and
(2) 
The administrator of any local, state or federal parklands within 1/2 mile of the proposed tower.
C. 
Additionally, the Board secretary shall send notice to any of the following agencies which have requested notice of such applications:
(1) 
The legislative body of each town or village that borders the Town of East Fishkill; and
(2) 
The County Planning Department.
No special permit for a communications tower or a communications antenna installation shall be granted absent a finding by the Zoning Board that the applicant has met the standards for special permits set forth in Article IX of the Zoning Chapter, and has also met the following criteria:
A. 
That the application complies with all requirements of § 194-84.
B. 
That the application meets the requirements of § 194-79 for collocation or placement on an eligible building or structure, or § 194-80 for a new tower, including the siting objectives.
C. 
That, where a new tower is proposed, the applicant has shown an actual need for construction of the new tower.
D. 
That, where a new tower is being proposed, the applicant has demonstrated that shared use of existing tall structures and existing or approved communications towers is undesirable or unattainable, due to:
(1) 
The absence of existing towers or eligible structures for collocation.
(2) 
The technical infeasibility of collocation in light of the applicant's system requirements, frequency incompatibilities or engineering limitations.
(3) 
The existence of physical constraints that render the collocation infeasible.
(4) 
The inability to secure permission to collocate, in spite of good faith efforts.
(5) 
The applicant's proposed collocation on the site would have an adverse impact on the surrounding area which exceeds that of the proposed new tower, or would create a need for a greater number of towers to provide service, which when considered together, would have a cumulative adverse effect on surrounding areas which exceeds that of the proposed tower.
E. 
That the tower owner, and its agents, if applicable, have agreed to rent or lease available space on the tower, under the terms of a fair-market lease, without discrimination to other providers.
F. 
That the proposed antenna installation or tower will not have a significant adverse impact on scenic resources identified in § 194-79B(7) or on historic resources. If a significant adverse visual impact is identified, the applicant shall demonstrate that suitable landscaping, buffering or other techniques will be used, and that they are able to minimize such impacts to a level of insignificance.
G. 
That the proposal shall comply with applicable FCC regulations regarding emissions of electromagnetic radiation and that the required monitoring program is in place, and paid for by the applicant.
Special permits may be issued subject to conditions, as authorized by law, including the following:
A. 
The Board may require the use of "camouflage" communications towers where necessary to minimize visual impacts and to blend the communications tower and/or its accessory structures into the natural surroundings. "Camouflage" is defined as the use of materials incorporated into the communications tower design that give communications towers the appearance of tree branches and bark coatings, church steeples and crosses, sign structures, lighting structures or other similar structures.
B. 
The Board shall require testing and inspection.
(1) 
RF emission standards.
(a) 
Pretransmissions testing: Any building permit, site plan or special permit shall be deemed to be issued subject to the condition that, prior to the issuance of a certificate of occupancy and the commencement of transmission, the applicant shall provide adequate proof to the Town Zoning Administrator, subject to review by the town's engineering or other consultants, that the EMF radiation around the proposed tower or antenna installation site complies with FCC requirements. All tests shall be performed by engineers or consultants qualified in the field of telecommunications and radio frequency and shall be conducted in accordance with the requirements of 47 CFR and shall be certified to the Town of East Fishkill.
(b) 
Postcommencement testing: After transmission begins, testing and certification of EMF radiation shall be required in accordance with the requirements set forth in the preceding subsection at the time of any change or alteration of the operating characteristics of the tower. These results shall be reported to the Zoning Enforcement Officer within 30 days of the change or alteration. If there is no change or alteration in the operating characteristics of the tower, the owner shall provide the results of such testing every three years, together with the testing required in § 194-83B(2)(a) below, and shall also file, at least yearly on January 2 of each year, a written certification that the operating characteristics of the tower or installation have not changed, or been altered.
(c) 
Any noncompliance with applicable FCC RF emission standards shall be promptly cured.
(2) 
Structural and safety testing.
(a) 
Tower owners shall cause their towers to be inspected for structural integrity and safety by an independent licensed professional structural engineer at least every three years. The first inspection shall be within three years of the date approvals were granted. Safety inspection shall include, at a minimum, inspection of the condition of the tower, its supports, foundations, anchor bolts, coaxial cable, cable supports, ice shields, cable trays, guy wires and antennas affixed to the tower. The tower shall also be inspected for fire, electrical, natural and other man-made hazards that could pose a potential hazard to the tower or surrounding area. A report of the inspection results shall be certified and submitted to the Zoning Enforcement Officer. Any modification of an existing tower which includes changes to tower dimensions or numbers or types of antenna shall require a new structural and safety inspection. Any defects revealed in such an inspection shall be promptly cured.
C. 
The Board shall require assurances regarding the removal and repair of towers.
(1) 
The applicant shall submit to the Board an agreement committing the property owner, its agents and successors, to keep the tower and accessory structures in good order and repair, and in compliance with any approval, and to promptly notify the Zoning Enforcement Officer within 60 days of the discontinuance of use of the tower. If there are two or more operators or users of a tower, then the notice need only be served when all have ceased using the tower.
(2) 
The owner shall promptly remove an unused commercial communications tower within 12 months of cessation of operation. The failure to remove such towers in accordance with this law shall be punishable pursuant to Article XXII, Violations, of the Zoning Chapter. Additionally, the town may bring proceedings to require the removal of such unused towers at the owners expense.
(3) 
When the Zoning Enforcement officer has reason to believe that a tower has been unused for more than six months, but has not received notice of discontinuance from the owner, the Zoning Enforcement officer may serve a notice upon the owner at its last known address, stating the date on which the ZEO believes that the use of the tower was discontinued, requesting the owner to take responsibility for removal of the tower, and stating that the failure of the owner to take responsibility for the tower will result in a determination of abandonment of the approvals previously issued for the tower. If the owner fails to appear to assure the ZEO that he will take responsibility for timely removal of the tower, or to establish that the tower is actually in use, within 60 days of the mailing of the notice to owner's last known address, then the ZEO may make a finding that the tower has been abandoned, and all approvals previously granted by the town for such tower shall be considered abandoned and forfeited. A copy of this determination shall be mailed to the owner and filed in the building inspectors office.
All newly constructed towers, all modifications of existing towers, and all newly installed antenna installations shall comply with the following design and construction requirements:
A. 
Towers and antennas. New or modified commercial telecommunication towers and antenna installations shall meet the following design and construction requirements:
(1) 
Allow collocation in the future. An applicant proposing to place a new tower shall cause it to be designed in a manner which will accept collocation of other commercial telecommunications antenna installations in the future, in accordance with this chapter. Commercial telecommunication towers shall be designed structurally, electrically and in all respects to accommodate shared use for at least one other user if the tower is over 60 feet in height, and at least two additional users if the tower is over 100 feet in height. Towers must be designed to allow for future rearrangement of antennas upon the tower, and to accept antennas mounted at varying heights. The applicant shall document the tower's capacity including the number and type of antennas it can accommodate and potential mounting locations. Where an existing tower is being modified to accept one additional antenna, the reviewing board may require that the owner shall take reasonable steps to modify the tower so that it may accommodate another potential future user, if the tower, as modified to accommodate the additional user, will be over 100 feet tall.
(2) 
Color. Towers shall be painted with a flat paint in a gray or blue shade, except in instances where a different color is mandated by federal or state authorities. Any antenna component of a commercial communication antenna installation shall, when feasible, be painted in a shade which blends with the color of the host tower, building or structure to which it is attached.
(3) 
Facilitating future collocation. Where practicable, towers should be designed and constructed in a manner which will accommodate future collocation.
(4) 
Structural design. Towers shall be designed structurally to collapse within themselves wherever possible, in order to minimize damage to nearby structures and properties.
(5) 
Compliance with state and federal law. Towers shall comply with all applicable provisions of the Uniform Building and Fire Prevention Code, and all applicable FAA and FCC requirements.
(6) 
Noise. Towers and commercial telecommunications antenna installations, and their accessory structures and improvements shall be designed to minimize noise generation by power generators, heating, ventilating and air conditioning, and any other noise source, particularly if there is a residential receptor of such noise nearby.
B. 
Accessory buildings and structures. All buildings and structures accessory to the operation and use of a commercial telecommunications tower shall meet the following requirements:
(1) 
They shall be designed to blend with the surrounding natural environment and minimize visibility of the building or structure. The buildings shall not be more than 12 feet high. Architectural Review Board approval shall not be required.
(2) 
They shall comply with all applicable provisions of the Uniform Building and Fire Prevention Code.
(3) 
They shall be used only for housing equipment related to the particular site. Wherever possible, the buildings shall be joined or clustered so as to appear as one building.
C. 
Site layout requirements:
(1) 
Access.
(a) 
Adequate emergency and service access shall be provided in a manner which minimizes ground disturbance, vegetation cutting and site erosion. Road grades shall follow natural contours to minimize visual disturbance and reduce soil erosion potential.
(b) 
All network interconnections to and from the telecommunications site and all power to the site shall be installed underground, unless the applicant satisfactorily establishes that this is not possible because of the nature of the subsurface conditions, or is not desirable for environmental reasons, or would have adverse visual impacts. At the initial construction of the access road to the site, sufficient conduct shall be laid to accommodate the maximum possible number of communications providers that might use the facility.
(2) 
Parking. A minimum of two parking spaces shall be provided for each commercial telecommunications tower which houses a commercial telecommunications antenna installation.
(3) 
Fencing. Towers and any accessory structures thereto shall be adequately enclosed by a fence and gated for security purposes. All proposed guy wires shall be located within any required fencing. The Zoning Board shall approve the height and design of the fence. If the applicant demonstrates that it has otherwise provided sufficient security for the site, the Zoning Board may accept alternate security provisions.
(4) 
Signs and advertising. The use of any portion of a commercial telecommunications tower for other than warning or equipment information signs is prohibited. Commercial telecommunications towers or antennas shall not be used for advertising by the provider. A sign no greater than two square feet may be placed indicating the name of the facility, its owners, and a twenty-four-hour emergency phone number. "No Trespassing" or other similar warning signs may also be placed on the fenced border of the property.
(5) 
Lighting.
(a) 
Commercial telecommunications towers shall not be illuminated by any artificial means, including strobe lighting, unless lighting is required by the Federal Aviation Administration (FAA), the Federal Communications Commission (FCC) or other federal or state authority. If a tower is within two miles of an airport, the applicant shall provide written documentation by the FCC as to whether or not it will require lighting of the tower.
(b) 
Lighting of the grounds of the facility shall be in keeping with the needs of safety and the surrounding neighborhood. No light shall spill from the site onto surrounding properties.
(6) 
Screening. To the extent possible, the applicant shall preserve existing vegetation in a band at least 50 feet deep along the borders of the property which screen views of a commercial communications tower and accessory structures from nearby properties. The reviewing board may require the applicant to provide supplementary landscaping to screen views of the base of the tower and accessory buildings or structures in situations where the tower site:
(a) 
Abuts property in a residential zone, a public street or property owned by the town, county, state or federal government or school district.
(b) 
Abuts or is otherwise visible from the following identified viewing points, if such screening will actually mitigate visual impacts upon such resources. While it will likely be impossible and impractical to provide complete screening of long-range views of any tower, this section is intended to provide screening of relatively short-range views, i.e., 50 to 750 feet, by the provision of six-foot tall evergreen, or other plantings, as approved by the Board, sufficient to provide year-round screening.
Views to or from the Appalachian National Scenic Trail.
Views from Shenandoah, Route 52, the Taconic Parkway and I-84 to Hosner Mountain.
Views from Route 52 and I-84 to Stormville Mountain.
Views from Route 52 and I-84 to the mountains of Wiccopee.
Areas hereafter identified as significant scenic viewsheds in the Master Plan.
(c) 
In such cases, landscape screening shall be provided to screen views from such property, around the perimeter fencing of the tower, and around all accessory structures. At a minimum, screening shall include evergreen plantings at a height of six feet, as determined by the Zoning Board, to ensure that views of accessory structures are suitably screened from neighboring uses, and that views of the base of the tower are screened to the extent reasonably practical.
D. 
Locational placement requirements. Commercial communications towers and antenna installations shall meet the following minimum requirements in any zone where they are permitted. These criteria are in addition to the bulk requirements applicable in the zone. Where the bulk regulations and these regulations impose different requirements, the more restrictive will control.
(1) 
Permissible number of towers on a lot. Whether a commercial telecommunications tower is a principal or accessory use on a lot, there shall be no more than one such tower on any lot, together with any permitted ancillary buildings, structures and parking facilities. The Town of East Fishkill does not permit what are known as "tower farms."
(2) 
Required segregation from nearest habitable structure. No tower shall be placed closer than 500 feet, on a horizontal plane, to the nearest house or other residential habitable structure, or proposed house or other residential habitable structure as shown on a lot duly approved by the Planning Board and filed in the Dutchess County Clerk's office.
(3) 
Required separation between towers in residential zones. In a residential zone, a tower shall not be placed closer than 1,500 feet from any existing commercial communications tower, whether such existing tower is in a residential zone or any other zone.
(4) 
Minimum lot size.
(a) 
Freestanding new commercial telecommunications tower as primary use: one acre or the underlying minimum lot size in the zone, whichever is greater.
(b) 
Freestanding new commercial telecommunications tower as accessory use to existing structures: one acre or the underlying minimum lot size in the zone, whichever is greater.
(c) 
Collocated commercial telecommunications antenna installation placed on existing building, structure or tower: one acre or the underlying minimum lot size in the zone, whichever is greater.
(5) 
Minimum yards/setback:
(a) 
Freestanding new commercial telecommunications tower, or collocation on existing tower. The minimum front setback to a tower in all zones shall be 150 feet or 125% of the height of the tower, whichever is greater. The minimum side and setback in all zones shall be 50 feet, or 125% of the height of the tower, whichever is greater. The minimum rear setback shall be 80 feet in the PRDP zone and 50 feet in all other zones, or 125% of the height of the tower, whichever is greater. All setbacks shall be measured from the tower proper and not from any proposed guy wires.
(b) 
Collocated commercial telecommunications antenna installation on existing building or structure other than tower: The building or other structure must comply with the applicable setback for the zoning district in which it was located. Antennas shall not be placed on buildings or structures that do not comply with applicable setbacks.
(c) 
Accessory structures: No buildings or other structures accessory to the operation of a commercial telecommunications tower or commercial telecommunication antenna installation may be constructed in any required front yard and must provide at least a fifty-foot side and rear setback from the property line. No guy wires shall be located within this fifty-foot side and rear setback. On any lot line abutting a residential district, the required setback shall be 100 feet.
(6) 
Maximum height. Freestanding commercial telecommunications tower and collocated antenna installation:
(a) 
The maximum height of a freestanding tower in I-1, PRDP and PCP zones shall be 195 feet above ground elevation.
(b) 
The maximum height of a freestanding tower in I-2, I-3, I-1-S, B-1, B-2 and PBN zones shall be 150 feet.
(c) 
The maximum height of a freestanding tower in residential zones is 110 feet above ground elevation.
(d) 
In all cases, the permissible height is measured from ground elevation to the top of any antenna projecting above the top of the tower.
[Amended 3-27-1997 by L.L. No. 2-1997; 6-14-2001 by L.L. No. 3-2001; 7-26-2012 by L.L. No. 4-2012; 6-22-2017 by L.L. No. 2-2017]
In any district where permitted, the Zoning Board of Appeals may grant a special permit for a gasoline filling station, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
The area for use by motor vehicles, except access drives thereto, as well as any structures, shall not encroach on any required yard area.
B. 
No fuel pump shall be located within 20 feet of any side lot line nor within 15 feet of any street right-of-way line.
C. 
No gasoline filling station or access drive leading to a gasoline filling station may be constructed or erected within 200 feet of a school, public library, theater, church or place of worship or other public gathering place, park, playground or firehouse station, whether the same is on the same side of the street or the opposite side.
D. 
No gasoline filling station or access drive leading to a gasoline filling station may be hereafter constructed or erected within 1,000 feet of an existing gasoline filling station, as measured in any direction.
E. 
Subject to the remediation conditions of this subsection, for purposes of redevelopment of a lot for use by abandoned or distressed gasoline filling stations or other permitted uses, a lot formerly used by gasoline filling stations which has preexisting unremediated contamination or noncompliant fuel storage tanks which inhibits redevelopment of the lot absent remediation, may be reused for gasoline filling stations or other permitted uses with a site layout which does not exceed the bulk (see definition, § 194-3) conditions as existed for the prior use and building on the lot prior to discontinuance of the gasoline filling station instead of having to meet the Schedule of Bulk Regulations stated in this chapter,[1] but such prior nonconforming bulk conditions, to the extent they are nonconforming with any bulk regulations of this chapter, shall not increase except as permitted by Article XV (Nonconforming Uses and Buildings). No special use permit otherwise required by § 194-123A shall be necessary to maintain and preserve the existing nonconforming conditions, but redevelopment of the lot under this subsection shall be subject to site plan review. No certificate of occupancy shall be issued for reuse of the premises as a gas station until the owner has provided, in a form satisfactory to the Town Attorney, that it has completed all mandated site remediation by the governmental agency having jurisdiction and supervision of the same, as well as off-site remediation, including but not limited to regulatory compliant fuel storage tanks; however, the Planning Board is authorized to grant site plan approval with a condition that no certificate of occupancy shall issue absent proof of remediation. A nonconforming gasoline station under this subsection shall include those lots which were used for the sale of gasoline products prior to the creation of separation standards for gasoline stations under this chapter.
[1]
Editor's Note: The Schedule of Bulk Regulations is included as an attachment to this chapter.
[Added 3-27-1997 by L.L. No. 2-1997]
Special permit. As provided in § 194-68, the Zoning Board of Appeals may grant a special permit to establish an automobile service facility in the B-1 Zone, provided that the Board finds that the application meets all the general conditions of Article IX, and further meets all the applicable conditions set forth herein:
A. 
The property shall have at least 100 feet of frontage on New York State Route 82, north of its intersection with Beekman Road, and derive access therefrom.
[Amended 7-24-1997 by L.L. No. 5-1997]
B. 
All automobile service work shall take place within a fully-enclosed building.
C. 
Sheet metal construction shall not be allowed. Buildings on site shall be constructed of concrete, brick, wood or other similar materials as approved by the Board reviewing the architectural features of the building.
D. 
Where next to, or in front of, property in a residential zone, buildings shall be placed such that work bays and parking are oriented away from residential zones.
E. 
The following minimum standards shall be met:
Minimum lot size
0.75 acres
Minimum frontage
150 feet
Minimum lot width
100 feet
Minimum front setback
50 feet
Minimum side and rear setback
25 feet
Minimum side and rear setback from property in a residential zone
50 feet
Floor area ratio
0.20
F. 
Setback and landscape buffer. Landscaping, screening, buffer areas shall be provided as set forth in § 194-109 of the East Fishkill Town Code.
G. 
Setback and landscape buffer for parking areas. All parking facilities shall meet the minimum parking setback and landscaping requirements of § 194-116 of the East Fishkill Code.
H. 
All lot lines abutting residential zones shall be screened by a solid fence or masonry wall. Such screen shall not be less than four feet nor more than six feet in height and shall be maintained in good condition.
I. 
Parking requirement. Ten parking spaces, or one space per 150 square feet of gross floor area in excess of 1,500 square feet plus one space per employee of maximum shift, whichever is greater. All parking areas shall be suitably paved.
J. 
The property owner shall demonstrate that a suitable program will be in place to periodically remove all waste materials, parts, refuse and recyclables. No outside storage of partially disassembled vehicles, unregistered and/or unlicensed vehicles, parts, supplies, materials etc., shall be permitted. All on-site storage areas, including trash areas, shall be placed on a concrete pad and enclosed in a suitable building or behind a solid-fenced area, as approved by the Zoning Board of Appeals, and suitable landscaped. Storage areas shall in no event exceed a size equal to 20% of the gross floor area of the primary building.
K. 
The property owner shall demonstrate a suitable program for prohibiting long-term storage of vehicles. Except for cars being dropped of the night before for repair, there shall be no storage of vehicles awaiting repair, and no storage of vehicles in excess of 72 hours awaiting parts or payment.
L. 
The automobile services provided shall be limited to those allowed in the definition of "automobile service facility."
M. 
Service operations and storage of materials must meet all applicable rules and regulations of the New York State Department of Environmental Conservation.
N. 
The Zoning Board shall be specifically empowered to impose additional requirements to promote compatibility with residential uses nearby and to minimize noise and traffic circulation concerns.
O. 
Compliance with each and all of the above requirements is essential to be considered eligible for a special permit, and no area variances of any of the requirements shall be allowed.[1]
[1]
Editor's Note: Former § 67-46, Height variations, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I). See now § 194-101C.
A one-family-occupancy apartment may constitute a part of the land use in a B-1 District, subject to § 194-44 and the following additional standards:
A. 
Such one-family-occupancy apartment shall not exceed 50% of the total usable floor area or 1,800 square feet, whichever is the lesser of the improvement contained within the land parcel of the owner-special use applicant.
B. 
Only one such special use permit for an apartment shall be permitted where the same owner-applicant owns contiguous parcels in a B-1 Zone, whether such ownership resulted from single or multiple conveyances.
C. 
In order to minimize residential use in a B-1 Zone, it shall be a condition that such an apartment constructed or maintained pursuant to a special use permit be owner-occupied or be occupied by an agent of the owner, and if by an agent, his function, in whole or part, shall be that of a custodial nature.
In any district where permitted, the Zoning Board of Appeals may grant a special permit for a car wash, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Minimum lot size for car wash facilities shall be 3/4 acre and such lot shall have street frontage of at least 100 feet.
B. 
All vehicular access shall be to a major street or a local street, provided all property on said local street is zoned similar to subject parcel.
C. 
All washing and machine-drying operations shall be conducted within a completely enclosed building.
D. 
The building exit for automobiles that have completed the washing and machine-drying process shall be set back a minimum of 50 feet from the nearest point of any street line.
E. 
No washing, vacuuming, steam-cleaning, waxing, polishing or machine-drying operation, or no building within which such operations are conducted, shall be permitted within 100 feet of a residential building located in a residential district.
F. 
All lot lines abutting residentially zoned property shall be screened by a solid masonry wall or fence of a design acceptable to the Planning Board. Such screen shall not be less than four feet nor more than six feet in height and shall be maintained in good condition.
G. 
All entrance and exit lanes and parking areas shall be surfaced with an asphaltic or portland cement binder pavement so as to provide a durable and dustless surface and shall be so graded and drained as to dispose of all drainage water therein.
H. 
Any lighting used shall be so arranged as to reflect the light away from adjoining premises in a residential district and upon adjacent traveled ways.
I. 
All operations shall be conducted completely within the lot lines of the property.
J. 
Parking.
(1) 
One parking space shall be provided for each three employees, plus one space for the manager. In addition, off-street storage space for waiting vehicles shall be provided in the following amounts:
(a) 
Conveyor-type car wash: 25 off-street storage spaces per washing lane.
(b) 
Drive-through-type car wash: 20 off-street storage spaces per washing lane.
(c) 
Self-service-type car wash: five off-street storage spaces per washing bay.
(2) 
For purposes of this section, an off-street storage space shall mean an area measuring 20 feet in length by 10 feet in width, and located in such manner as to provide an unimpeded egress from the space toward the car wash facility.[2]
[2]
Editor's Note: Former § 67-51, Swimming pools, which followed this section, was repealed 3-28-1985 by L.L. No. 7-1985. See now § 194-95.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[Added 3-27-1975 by L.L. No. 2-1975]
A medical or dental clinic may be established as indicated in the Schedule of Permitted Uses upon a finding by the Zoning Board of Appeals that such use is in conformity with the standards applicable to special uses as listed in § 194-49. In addition, the following specific conditions shall apply:
A. 
General site and lot requirements:
(1) 
Site plan approval, pursuant to Article VII, §§ 194-24 through 194-27.
(2) 
Minimum lot area: one acre.
(3) 
Minimum lot frontage: 150 feet.
(4) 
Minimum yard dimensions: as per bulk regulations for residential districts.
(5) 
Parking spaces: four spaces for each office of given tenancy plus one space for each 400 square feet of total floor area.
(6) 
Maximum building coverage: 15%.
B. 
Accessory services, including laboratories for the use of patients visiting medical practitioners in the clinic, may be permitted as part of the clinic facility, subject to the following specific conditions:
(1) 
All entrances to parts of the building in which these accessory services are provided shall be from within the building and direct access from the street is prohibited.
(2) 
The hours during which these services are provided shall be the same as those during which medical practitioners are receiving patients.
(3) 
Signs or other evidence advertising or indicating the provision of these services visible from outside the building are prohibited.
C. 
All parking areas and driveways shall have a suitable hard surface, and individual parking stalls shall be delineated. A ten-foot-wide landscape buffer area shall be maintained between any parking area and a side or rear line. This buffer area must be adequately landscaped to serve as a screening for adjacent uses. No parking area shall be allowed within 50 feet of the front line of the lot.
[Amended 10-25-2012 by L.L. No. 8-2012]
ACCESSORY USES - ZONING BOARD OF APPEALS AUTHORITY
[Added 3-28-1985 by L.L. No. 5-1985; amended 6-14-2001 by L.L. No. 3-2001]
In any district where permitted, the Zoning Board of Appeals may grant a special permit for professional offices of a physician, attorney at law, dentist, engineer, architect, teacher, artist, musician and other members of a recognized profession or trade are permitted in residential districts when conducted by the resident only, provided that the Board finds that the application meets all the general conditions of Article IX and further meets all the applicable conditions set forth in this section.
A. 
Number of employees. Not more than two nonresident employees or one nonresident employee and one associate shall be permitted in any dwelling at any one time.
B. 
External evidence. There shall be no external evidence of such use except an announcement or professional sign not over two square feet in area. All new construction and exterior alterations will result in an appropriate visual composition which will be in harmony with the character of the residential district, taking into consideration the outside dimensions of the front facade, and the appearance thereof, the visual relationships between the property in question and existing residential structures, the character of the residential district, architectural style, heights and sizes of buildings, location and arrangement of buildings, setbacks, materials, line, color and detail.
C. 
Retail sales. This section shall not authorize any form of retail sales as part of a professional office.
ACCESSORY USES - BUILDING INSPECTOR'S AUTHORITY
[Added 3-28-1985 by L.L. No. 5-1985; amended 6-14-2001 by L.L. No. 3-2001; 9-22-2022 by L.L. No. 7-2022; 7-27-2023 by L.L. No. 3-2023]
A. 
Purpose.
(1) 
The purpose of this section is to allow accessory apartments on single-family properties in zoning districts where single-family dwellings are permitted, except where enforceable deed covenants prohibit the same, in order to provide the opportunity and encouragement for the development of small housing units designed, in particular, to meet the special housing needs of the community. Further, it is the purpose of this section to allow the more efficient use of the Town's stock of dwellings and accessory buildings; to provide economic support for resident families of limited income; to protect and preserve property values; and to preserve the character and appearance of single-family neighborhoods.
(2) 
To achieve these goals, the following standards and conditions apply.
B. 
Standards and conditions.
(1) 
No more than one accessory apartment per lot may be permitted nor shall the total number of dwelling units on any lot exceed two.
(2) 
No accessory apartment may be permitted in a two-family or multifamily dwelling.
(3) 
The owner of the lot upon which the accessory apartment is located shall occupy one of the dwelling units on the premises as his or her principal residence.
(4) 
Dimensional requirements. The following regulations shall apply:
(a) 
Attached accessory apartments within single-family dwellings:
[1] 
Minimum size of accessory apartment: Four hundred square feet.
[2] 
Maximum size of accessory apartment: Fifty percent of the habitable floor space of the principal dwelling or 1,000 square feet, whichever is less.
(b) 
Detached accessory apartments in accessory structures:
[1] 
Minimum size of accessory apartment: Four hundred square feet.
[2] 
Maximum size of accessory apartment: Not exceeding 50% of the size of the accessory structure.
[3] 
Minimum side and rear yards: as required for the principal dwelling.
(5) 
Exterior appearance. If an accessory apartment is located in the principal dwelling, the entry to such unit and its design shall be such that, to the degree reasonably feasible, the appearance of the building will remain as a single-family residence. In cases where alterations are to be made to accommodate the accessory apartment, elevation drawings may be required to be submitted with the application for a special permit.
(6) 
Off-street parking. Off-street parking shall be provided in conformance with the requirements of the off-street parking schedule in Chapter 194 of the Town Code.
(7) 
There shall be no renting of rooms in either the accessory apartment or in the principal dwelling.
(8) 
Sale or subdivision. Neither an accessory apartment nor the premises upon which such accessory apartment is located shall be sold, converted into cooperative or condominium ownership, or subdivided unless such action is accomplished in full compliance with the codes and ordinances of the Town of East Fishkill, Dutchess County, and the laws of the State of New York.
(9) 
The accessory apartment shall meet the standards of the New York State Uniform Fire Prevention and Building Code for habitable space.
(10) 
The applicant shall comply with all applicable requirements of the Dutchess County Health Department.
(11) 
No expansion of the footprint of any structure by more than 100 square feet will be permitted to allow an accessory apartment.
C. 
Procedure.
(1) 
Review by the Building Department:
(a) 
No permit from the Building Department for an attached accessory apartment within a single-family dwelling shall be issued unless five years have elapsed from the date of issuance of a certificate of occupancy or certificate of compliance for the dwelling.
(b) 
No permit from the Building Department for a detached accessory apartment within an accessory structure shall be issued unless five years have elapsed from the date of issuance of a certificate of occupancy or certificate of compliance for the accessory structure.
(2) 
The issued permit does not automatically transfer to new owners. Subsequent owners shall apply to the Building Inspector for a permit renewal. The Building Inspector shall issue the permit if the accessory apartment is in compliance with this chapter and the NYS Uniform Fire Prevention and Building Code. The Building Inspector shall provide notice to adjacent property owners 30 days prior to renewing the permit.
[Added 8-23-2012 by L.L. No. 6-2012; amended 1-22-2015 by L.L. No. 1-2015]
A. 
Legislative intent.
(1) 
In accordance with the requirements of the Fair Housing Act, and certain New York State Court rulings, all municipal zoning ordinances are to provide for full and fair housing opportunities.
(2) 
As part of the process to determine if local zoning laws fulfill this mandate, the courts consult regional housing needs assessments conducted by the various counties. The Dutchess County Planning Department's "Three-County Regional Housing Needs Assessment: Dutchess, Orange and Ulster Counties From 2006 to 2020" developed built targets for each of the County's municipalities to represent the total number of affordable units needed to be constructed to address both the current and prospective affordability gaps. East Fishkill's share of affordable rental units needed to be built by 2015 to close its estimated housing affordability gap is 185 units. In addition, the Town Board has determined that there is a need for housing located and designed to meet the needs of everyday working families and citizens of the Town of East Fishkill that will contribute to the dignity and independence of people at a greater range of income levels and will aid in the retention of the Town's citizen workforce population. In particular, citizen workforce members who are essential to the social fabric of the community, such as teachers, police officers, firefighters, nurses, nurses aides, and others who wish to remain in East Fishkill but find it more difficult because of reduced income levels, should be afforded housing opportunities that can meet their needs. Toward that end, the Town Board hereby establishes regulations for the location of workforce housing developments within the Town of East Fishkill with the purpose of such regulations being to ensure that workforce housing developments can be properly located, maintained and constructed to accomplish their purpose without detriment to the general health, safety and welfare of the residents of the Town of East Fishkill.
B. 
General.
(1) 
A workforce housing development requires a special permit and site plan approval to be issued the Planning Board in accordance with the procedure set forth and upon compliance with the standards and regulations herein.
(2) 
The present number of units to be approved under this section is 110 units. Once 110 units have been created, no others will be approved hereunder unless further authorized by the Town Board. From time to time, the Town Board will review the updated regional assessments and the level of other development in the Town as well as vacancy rates in other multiple-family units and accessory apartments.
C. 
Intent and objectives. It is the intent of this section to be consistent with the Three-County Regional Housing Needs Assessment: Dutchess, Orange and Ulster Counties From 2006 to 2020, and encourage the development of moderately priced, affordable dwelling units for everyday working families and citizens of the Town of East Fishkill. The specific objectives of this section are to:
(1) 
Encourage affordable housing opportunities for working families and citizens in order to give such residents the opportunity to remain in the community close to their work, family and friends.
(2) 
Make quality affordable housing available with the scope and design of the development intended to establish a worthwhile asset for this segment of the community and the community as a whole.
(3) 
Provide appropriate sites for the development of such housing in convenient locations.
(4) 
Provide, within the boundary of the development, appropriate social, recreational and other facilities, which will contribute to the independence and meaningful activity of residents.
(5) 
Regulate the nature and density of workforce housing developments, their site layout and design and their relationship to adjoining uses so as to provide ample outdoor living and open space for residents, to preserve trees, and to minimize detrimental effects on the site and surrounding neighborhood and environment.
(6) 
Provide pedestrian connection to the hamlet center nearest the workforce housing.
(7) 
Create greater diversity in the available housing stock.
D. 
Site eligibility criteria. A workforce housing development shall meet the following site eligibility criteria:
(1) 
The site may be located within any zoning district except the "I" Zones.
(2) 
The site shall be within one mile from the intersection of Route 82 and Route 376 in the Hopewell Hamlet, and the site must have at least one lot line that crosses this radius.
(3) 
The site shall be a minimum of 10 net acres as determined in accordance with § 194-91.1G(1) herein.
(4) 
Access to the site must be from a state or county highway.
(5) 
Municipal water and sewers must be provided or capable of being provided the site as well as electric, cable and telephone.
(6) 
The site shall be within reasonable proximity to public transportation service, or, in the alternative, provisions shall be included in the design of the site for future routing of buses, and provisions for a shuttle bus or other transportation service at the site (i.e., shelters and pickup areas) would be included within the plans. Such plans for any and all bus shelters and pickup areas shall specifically provide for both maintenance and ownership of said shelters or pickup areas as directed by the Planning Board.
(7) 
The site must be of sufficient acreage as of the effective date of this section to be eligible for consideration.
E. 
Permitted principal and accessory uses.
(1) 
Principal uses. The workforce housing development special use permit will allow as a principal permitted use:
(a) 
Multifamily dwelling development, provided that such dwellings are arranged as individual dwelling units for the occupancy of workforce households, as defined below. The site plan may be a mix of various occupancy units [multiple-unit (three-dwelling units or greater), duplex and/or single units], provided that the units are arranged to function as an overall site plan development and remain a single development, although the applicant may pursue a zero lot-line subdivision provided that appropriate controls are created to ensure long-term maintenance and control of common areas.
(b) 
Exception. Notwithstanding the other provisions of this section, one unit may be occupied by a development superintendent or manager and his/her family (not to exceed a total of five persons). The unit may be detached and located in a different area of the site than the workforce housing development units. If a development has 100 units or more, an on-site development superintendent or manager will be required. The superintendent or manager's unit will be included in the calculated number of units in the development. The development superintendent and family will not be subject to the occupancy restrictions listed elsewhere in this section.
(2) 
Accessory uses. The following accessory uses are permitted:
(a) 
Accessory uses, including buildings and facilities, which are reasonably necessary to meet the proper maintenance, administration, security, off-street parking, storage, fencing and utility system needs of the development.
(b) 
The following accessory uses are permitted and encouraged (and in developments with 50 or more units, may be required by the Planning Board as a condition of site plan approval), provided that such facilities are approved by the Planning Board and managed as part of the building or complex of buildings and restricted in their use to residents of the building or building complex and further provided that there are no external advertising signs for such facilities:
[1] 
A coin-operated vending machine room, provided that the maximum floor area devoted to such use is no more than 150 square feet.
[2] 
Security office and/or on-site security patrols.
[3] 
Game areas, sitting areas, walking trails or other outdoor recreation or leisure facilities.
[4] 
Laundry facilities will be provided on site.
[5] 
On site Superintendent's office and residence.
F. 
Occupancy and occupancy definitions for residential occupancy. Occupancy of dwelling units within a workforce housing development shall be for residential purposes only. Occupancy shall be limited to households as defined and described below:
(1) 
Workforce household. For purposes of this section, a workforce household shall consist of one or more persons, whose combined total income is at or below 120% of the median income of residents of Dutchess County, New York.
(2) 
Guests. The property shall be managed so as to ensure that the unit occupancy does not exceed the maximum number of occupants allowed by the New York State Building Code and the approved number of bedrooms for each unit. The leases and/or bylaws shall contain provisions to limit the duration of guest visits. These provisions shall be approved by the Planning Board as part of the approval process.
(3) 
Preferences. As permitted by law, first preference for a unit will be given to existing residents of the Town of East Fishkill. The preference amongst residents will be: Volunteer Fire and Ambulance workers; Town and school district employees; general Town residents.
G. 
Lot and bulk requirements. The following lot and bulk requirements shall apply to workforce housing developments for a special use permit:
(1) 
Minimum lot area. The minimum permitted lot area shall be 10 acres (net). To calculate net lot area, the area of any lands subject to easements, rights-of-way, encumbrances, slopes in excess of 20% and NYSDEC or federal wetlands shall be deducted from the parcels gross acreage. An exception to this restriction is as follows:
(a) 
For workforce housing developments, up to 5% of the property may be encumbered by public or utility easements or rights-of-way without deduction from lot area or subtraction from unit density calculation.
(2) 
Maximum residential density. The maximum permitted density shall be 10 dwelling units per net acre.
(3) 
Maximum development coverage (impervious surface area). Maximum development coverage shall not exceed 65% of the gross lot area. Impervious surface area includes all buildings, structures, and parking area, walkways, and similar improvements.
(4) 
Minimum front yard. The front yard setback shall be 50 feet measured from the property line.
(5) 
Minimum side and rear yard. The minimum side and rear yard setbacks shall be 50 feet measured from the property line.
(6) 
Lot width. The minimum lot width shall be 50 feet at the street line.
(7) 
Maximum building height. The maximum building height shall be 35 feet and shall not exceed 2 1/2 stories.
(8) 
Setbacks as referenced herein do not apply to internal lot lines, if the proposed development is to be a zero lot-line development, internal driveways, parking lots, or similar site improvements; however, these improvements are subject to the review of the Planning Board, which may require specific setbacks of improvements or addition of screening as may be warranted by the conditions of the development and surrounding uses.
H. 
Site regulations and miscellaneous requirements.
(1) 
The development design shall be functional and shall provide for the safety, health and general welfare of occupants of this age group.
(2) 
Access and internal roadways. All access and internal roadways shall be privately owned and maintained unless otherwise approved by the Town Board. All entrances and exits for ingress, egress, and interior circulation will be of a width and location suitable for the site and workforce housing, and as approved by the Town Engineer.
(3) 
Parking and circulation. Parking spaces shall be provided at a ratio of 2.0 spaces per unit (minimum). The parking spaces will be conveniently located, evenly distributed, arranged, striped and identified by signage. The Planning Board may require additional parking for other accessory facilities. No commercial vehicles will be permitted. (Such restriction shall not apply to management company or condo association vehicles utilized for operation of the site nor for routine commercial deliveries.) For purposes of this section, garage and driveway parking spaces will count in the parking calculation.
(4) 
Outdoor recreation. Usable outdoor recreation space shall be provided in a type and quantity as required by the Planning Board. Such space shall consist of both active and passive recreation and amenities, such as exercise and game areas, outdoor pool, patio areas, landscaped and shaded sitting areas, walking or jogging trails. The units will be assessed 1/2 of the Town's recreation fee for in-lieu-of-land less a credit to be set by the Planning Board and for onsite amenities.
(5) 
Sidewalks. Each development will provide suitable sidewalks on and off the site, which may include handrails when appropriate and required by code. The Town Board may waive this requirement when, in its discretion, such sidewalks are not appropriate or required.
(6) 
Landscaping. Each development will provide suitable landscaping in accordance with the standards set by the Planning Board and as may otherwise be required in the Zoning Law for site plans.
(7) 
Basement units. Units provided in workforce housing developments shall not be of a type or configuration which could be considered basement units, wherein any living quarters are substantially below grade (greater than 33% of lowest level); however, this restriction is not intended to prohibit basements, garages or storage areas as a part of the units otherwise provided with living quarters which are above grade.
(8) 
Identification signs will be permitted in a location or locations as approved by the Planning Board. Sign dimensions and other requirements shall comply with the applicable sections of Article XIII of the Zoning Law.
(9) 
Building identification signs and number/letter identification shall be provided in accordance with the applicable sections of the Zoning Law and other applicable codes, and as recommended by the Office of the Fire Inspector, to promote efficient and timely identification for residents, visitors and emergency personnel.
(10) 
Artificial lighting. All areas within the development shall be provided with suitable artificial lighting, sufficient for the convenience and safety of the residents. Lighting shall be designed so as not to extend onto adjoining properties or cause glare onto the same. In general, lighting levels at the property line shall be 0.5 footcandle or less, other than at development entrances, where increased levels will be considered or required.
(11) 
The location of buildings, the arrangement of dwelling units within the buildings and suitable materials and methods of construction shall be utilized to reduce the transmission of sound.
(12) 
Adequate facilities shall be provided for the removal of snow, trash and garbage and for general maintenance of the development. Trash and garbage facilities shall be enclosed in a permanently enclosed structure. The structure shall be aesthetically appealing and landscaped. Spacing and distribution of the facilities shall be convenient.
(13) 
Miscellaneous.
(a) 
Utility service to the site shall be buried.
(b) 
Outdoor public address systems or other outdoor amplified noise shall be prohibited.
(c) 
The architectural style of the proposed development, exterior materials, finish and color shall be consistent with existing community and neighborhood character, and approved by the Architectural Review Board.
(d) 
Site amenities and community spaces shall be usable before completion of the project, with the maximum percentage of completion and occupancy required to be specified by the special permit, and all amenities shall be complete upon completion of 50% of the approved units.
I. 
General building and unit requirements.
(1) 
Buildings shall require the following facilities and services:
(a) 
Laundry. Laundry facilities (washers and dryers) adequate to serve the occupants of the development shall be provided and maintained. Facilities shall be provided either as common facilities or as individual facilities. If the common facilities are selected, all laundry facilities shall be provided and maintained by the applicant/developer.
(b) 
Indoor community space. Indoor community space shall be provided. Such space shall consist of a common meeting room or other space allocation proposed by the applicant and approved by the Planning Board. The minimum space allotted for indoor community space shall be 15 square feet per one bedroom unit and 25 square feet for two and three bedroom units. The applicant, as part of the site plan application, shall provide a narrative description and general arrangement plan for such indoor community space. The total size of this space shall be sufficient to allow the maximum number of permitted residents to occupy the same.
(c) 
If there are 75 dwelling units or more, the Planning Board may require any or all of the permitted accessory uses set forth above under § 194-91.1E(2)(b).
(2) 
Dwelling unit requirements.
(a) 
Unit size. The minimum permitted floor area shall be 450 square feet to 500 square feet for efficiency units; 600 square feet to 725 square feet for one-bedroom units; 750 square feet to 950 square feet for two-bedroom units; and 900 to 1,150 square feet for three-bedroom units. The maximum unit area may be increased by the bulk storage area, 60 square feet for multistory units and 50 square feet to accommodate handicap-visit ability in townhomes.
(b) 
Unit occupancy density. The maximum number of residents who may reside in a dwelling unit shall be 1.5 persons per bedroom, or such lower number as permitted by the New York State Uniform Building Code.
(c) 
Unit amenities.
[1] 
Kitchen and bathroom. All dwelling units shall contain full bathroom and kitchen facilities, including but not limited to a sink, refrigerator, stove, range or combined unit in the kitchen and a sink, toilet, bathtub and shower in the bathroom. The sizing of the kitchen facilities shall be consistent with the type of unit and occupancy.
[2] 
Storage. A minimum of 20 square feet of storage area shall be provided for each unit, within the same building as the dwelling unit. Such storage area shall be in addition to normal closet space.
[3] 
Noise. Measures will be taken to reduce the transmission of noise by use of suitable materials (i.e., carpeting and acoustic baffling), methods of construction and arrangement of units within buildings.
(3) 
All general building and dwelling unit requirements provided as part of the site plan approval and special permit shall be maintained throughout the life of the development, unless otherwise subsequently approved by the Planning Board.
J. 
Procedure for workforce housing development special use permit and site plan approval.
(1) 
An initial application package for a workforce housing development shall include an application for a special use permit and an application for site plan approval. The initial application package shall be delivered to the Planning Board. The initial application package shall include, at minimum:
(a) 
A survey of the parcel prepared and certified by a licensed land surveyor, which shall also depict existing zoning, wetlands, topography utilizing two-foot contours, and other such information;
(b) 
A site plan showing the buildings, garages, improvements, existing utilities, driveways, walkways and other appropriate information to outline the proposal;
(c) 
The site plan shall clearly define the number of proposed units and bedrooms per unit;
(d) 
Other detailed plan, specifications data, and a narrative which defines the details and accessory uses proposed for the development, and other such information which the Planning Board may deem necessary; and
(e) 
A completed full environmental assessment form which may be accompanied by supplementary studies and other information pertinent to an initial determination of environmental significance.
(2) 
The Planning Board will review the initial application package to determine whether the application is sufficiently complete to commence preliminary review. Within 30 days of determining that the application is sufficiently complete to commence preliminary review, the Planning Board shall take the following steps:
(a) 
The Planning Board may circulate a notice that it intends to serve as lead agency for a coordinated environmental review pursuant to the State Environmental Quality Review Act (SEQRA); and
(b) 
If the application is subject to the referral requirements New York General Municipal Law § 239-l, 239-m, 239-n or 239-nn, then the Planning Board will coordinate a joint referral for both the special use permit and site plan approval.
(3) 
In granting a special permit, the Planning Board may impose such terms and conditions as the Planning Board shall deem necessary to accomplish the reasonable application of the applicable standards as provided in this chapter, including but not limited to off-site improvements and requiring a performance bond to guarantee completion of such required improvements.
K. 
Approval and enforcement.
(1) 
A certificate of occupancy will be required for each dwelling unit, and said certificate shall be understood to only permit occupancy in conformance with this chapter, the special permit approval of the Town Board and the site plan approval of the Planning Board, and any conditions thereof.
(2) 
A certification of compliance will be filed annually with the Town for each dwelling unit. The owner, homeowners' association or an authorized agent will file (in the office of the Town Building Inspector) a certification of compliance with the Code Enforcement Officer stating that the development, each dwelling unit, and the occupancy of each unit is in compliance with this chapter and the permit and approvals granted by the Town. In lieu of a certification of compliance, the Town will accept a copy of any annual certification filed with New York State.
(3) 
Each development will have at least two responsible parties, to wit, the owner, owner's agent or site manager, who will each provide the Code Enforcement Officer with his or her telephone number in the event of an emergency.
(4) 
Any violation of the conditions of this section, site plan or special permit approval will constitute a zoning violation and will subject the development owner (landlord, in the case of rentals), homeowners' association or board of managers (in the case of condos or townhouse developments) to the remedies and fines set forth in Article XXII of the Zoning Law or elsewhere in the Town of East Fishkill Code.
(5) 
Reference to this section and any conditions of approval shall be included in a deed as a covenant running with the land in perpetuity, and shall also be included in any lease or bylaws of any association, condominium or cooperative housing corporation, or any filing with the New York State Attorney General, if required, unless directed otherwise by the Planning Board.
L. 
Fees. The applicant shall pay all review fees and escrows required by the Town's laws.