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The Ancram Town Board will hold a public hearing on Thursday, January 17 at 6 pm at the Ancram Town Hall, 1416 CR 7, Ancram NY 12503 to solicit public comment on the revised draft of Zoning Revisions – Package 4, which include proposed revisions to the following sections of the Town zoning: Section IV: Area and Bulk Regulations which clarify that only one principal dwelling is allowed per lot, adds wetlands designated by Ancram, and adds Section IV J, Density Calculation which includes Subsection IV J 4, Allocation of Density, and IV J 5, Monitoring Lot Splits; Section V: Supplemental Regulations which address: A) General provisions for all Districts concerning accessory buildings and uses; flood prevention; storm-water; utilities, fences and walls; buffers between farm and non-farm uses, and protection of agricultural lands; buffers between zoning districts; flag lots; demolition; cemeteries; sanitary disposal; agricultural data statement, disclosures, coordination with NYS Agricultural Districts; corner clearance; and general performance standards for odor, smoke, dust, and other atmospheric pollutants; heat; industrial wastes; fire and explosion hazards; vibration; and light pollution and glare; B) commercial logging; C) off-street parking, loading, and access; D) Signs; E. Lighting; F) Landscaping [for new commercial uses]; G) Manufactured Home Parks H) Ridgeline Protection, including a ridgeline protection map; I) Supplemental Commercial Design Standards; J) Special Use Standards; K) Multi-Family Dwellings; and L) Industrial District Performance Standards; Section V (J) 10: Individual Standards for Selected Uses which provides standards tailored to more than 60 selected uses, especially those that are subject to Planning Board approval of a special use permit. The tailored standards apply to uses ranging from adult entertainment and auto body repair/paint shop, to gasoline station and golf course, to recycling facility and self-storage pod; Section XII, Definitions Section XII now includes definitions for uses and terms found throughout the zoning revisions. The current zoning ordinance defined 97 terms; the updated list defines more than 400. Copies of the revised Zoning Revisions – Package 4 are available on the home page of the Town of Ancram website (http://www.townofancram.org) or from the Ancram Town Clerk.

On September 20 and October 18, 2012 the Ancram Town Board adopted Package 3 – Zoning Revisions, which include the following revisions to the identified sections of the Town of Ancram Zoning Ordinance: Section II: Establishment of Districts-The adopted amendments designate nine zoning districts (a Residential District in each hamlet, a Business/Residential District in each hamlet, Agricultural District, Lower Rhoda Residential District, Carson Road Residential District, and a Light Industrial District) and two special districts (Floating Business District, Area of Flood Concern), plus the Scenic Corridor Overlay Zone per LL#1/2003. The amendment states the purpose for each type of district and provides an updated zoning map defining the location of each district. Section III: Use Regulations – Use regulations identify structures and activities that may or may not occur in each zoning district; or may occur subject to review, approval, or certain conditions. Adopted amendments designate 263 uses, many of which did not exist when the current ordinance was adopted in 1972. Those uses are grouped within seven categories: residential, residential accessory, residential-commercial, commercial agricultural, ag-related commercial, business, industrial, and public/civic. Consistent with Comp Plan guidance, the amended use table underscores the role of home occupations: those with low impact upon neighbors and the community are broadly permitted. Concurrently, it nudges business uses toward the hamlet business/residential districts as the hubs of commercial enterprise in the community. While protecting Ancram’s precious water supplies and the town’s agricultural priorities, the adopted use table also recognizes the value of small businesses that prosper and provides an outlet for such growth via the Floating Business District. Section IV B: Area and Bulk Regulations: Density Control Schedule – The recently adopted revised tables implement the 3 ½ acre average density in the Ag District and allow ½ acre lots in the hamlet business/ residential districts subject to adequate water and septic. The revised tables also provide lot width dimensions, setbacks, building height, and maximum lot coverage appropriate for the recommended districts. In most cases, setbacks decrease somewhat in the newly adopted table, maximum building heights generally remain the same, and maximum lot coverage increases. Section IV I: Density Bonuses – This new subsection provides incentives for preserving more than 60% of a parcel as open space, providing public access to recreational lands or facilities, and for providing residential houses or lots to be used by qualified Ancram residents who meet Town Board criteria and procedures for affordable housing. The Town Board may approve up to a 20% aggregate increase to the total unit density for the proposed project. Included in the subsection are: an explanation of how to determine the total number of units or lots that may be approved, procedures and criteria for Town Board review of applications, information to be provided by the applicant, and actions by referral agencies. Section V J: Special Use Permits – The adopted revision authorizes the Planning Board to grant or deny special uses and establishes an application and review procedure, including decision criteria. Applications that require both site plan and special use approvals must be reviewed concurrently to facilitate coordination and avoid delays. The adopted revision also addresses fees, referrals, permit expiration, permit renewal, and other features. Section VI: Non-Conforming Uses, Buildings, and Lots – The adopted amendment retains most features of the current law, but clarifies and expands these tenets. One update allows lots existing before the 3 ½ acre average density requirement and that are 3.5 to 7 acres to be subdivided into two lots. This provision complies with Comp Plan guidance at 8.9.

Copies of Package 3-Zoning Revisions are available by clicking here and at the Ancram Town Hall from the Ancram Town Clerk or the Clerk of the Planning & Zoning Boards.

The Ancram Town Board will hold a public hearing on Monday, October 15 at 7 pm at the Ancram Town Hall, 1416 CR 7, Ancram NY 12503 to solicit public comment on Zoning Revisions – Package 4, which include the following proposed revisions: Section IV: Area and Bulk Regulations which clarify that only one principal dwelling is allowed per lot, and adds Section IV J, Density Calculation which includes Subsection IV J 4, Allocation of Density, and IV J 5, Monitoring Lot Splits; Section V: Supplemental Regulations which address: A) General provisions for all Districts concerning accessory buildings and uses; flood prevention; storm-water; utilities, fences and walls; buffers between farm and non-farm uses, and protection of agricultural lands; buffers between zoning districts; flag lots; demolition; cemeteries; sanitary disposal; agricultural data statement, disclosures, coordination with NYS Agricultural Districts; corner clearance; and general performance standards for odor, smoke, dust, and other atmospheric pollutants; heat; industrial wastes; fire and explosion hazards; vibration; and light pollution and glare; B) commercial logging; C) off-street parking, loading, and access; D) Signs; E. Lighting; F) Landscaping [for new commercial uses]; G) Manufactured Home Parks H) Ridgeline Protection; I) Supplemental Commercial Design Standards; J) Special Use Standards; K) Multi-Family Dwellings; and L) Industrial District Performance Standards; Section V (J) 10: Standards for Specific Uses subject to Special Use Permit which provides standards tailored to more than 60 selected uses, especially those that are subject to Planning Board approval of a special use permit. The tailored standards apply to uses ranging from adult entertainment and auto body repair/paint shop, to gasoline station and golf course, to recycling facility and self-storage pod; Section XII, Definitions Section XII now includes definitions for uses and terms found throughout the zoning revisions. The current zoning ordinance defined 97 terms; the updated list defines more than 400. Although many definitions carry over from the current ordinance, many others result from 21st Century contemporary life (e.g. day care, convenience store) and others reflect issues of interest (e.g. conservation easement, man camp/worker camp. Copies of Zoning Revisions – Package 4 are available here or from the Ancram Town Clerk.

Please take notice that the Town of Ancram Planning Board will hold a public hearing on Thursday, October 4, 2012, at 7:30 p.m. at the Town Hall, 1416 County Route 7. Under consideration is an application for an lot line adjustment by Saida Baxt and Columbia County Land Conservancy who seeks to a subdivide 303.27 acres, parcel 207-01-7.12, into 2 separate parcels of 223.65 acres and 79.62 acres respectively at property located at NYS Route 22 Ancramdale, NY 12503.All persons wishing to comment on the application will have an opportunity to do so.

Please take notice that the Town of Ancram Planning Board will hold a public hearing on Thursday, October 4, 2012, at 7:30 p.m. at the Town Hall, 1416 County Route 7. Under consideration is an application for a minor subdivision by The Estate of Luigi Demaio who seeks to divide 142.35 acres of tax parcel 205-.1-24.1 into 4 parcels located at 2540 State Route 82 Ancram, NY 12502. All persons wishing to comment on the application will have an opportunity to do so.

Please take notice that the Town of Ancram Planning Board will hold a public hearing on Thursday, October 4, 2012, at 7:30 p.m. at the Town Hall, 1416 County Route 7. Under consideration is an application for an lot line adjustment by Elizabeth Hamilton who seeks to add 1.98 acres to tax parcel 205.03-1-45 from tax parcel 205.03-1-46 at property located at 1291 County Route 7 Ancram, NY 12502. All persons wishing to comment on the application will have an opportunity to do so.