The town of Fleming is redefining its zoning laws to be more in line with the realities of the 21st century.
The town is considering a plan, last updated in 1988 that covers home-based businesses, telecommunications towers and adult-oriented businesses for the first time. A zoning commission offered the new law in response to a 2001 comprehensive plan adopted by the town.
"This is to keep the town prepared," Supervisor Jim Young said.
The new zoning law also is an attempt to direct future residential subdivisions toward the northeast part of town, close to Auburn, where water, sewer and other public utilities are already in place.
Housing could become denser in that neighborhood. Instead of allowing one house per one-acre lot, developers could build four houses on one acre.
"Fleming should consider the importance of locating future residential development in areas with adequate infrastructure that are close to services," it reads. "Residential development should be minimized in agricultural areas and focused toward existing hamlets and residential areas."
A public hearing on the proposed zoning law will be held at 7:30 p.m. Feb. 14 at the town offices on Dublin Hill Road. A draft of the law can be viewed at the town offices.
"This just really tweaks it from what it was before," Young said. "There really are not that many changes."
Under the proposal, zoning law would now cover telecommunications towers and facilities, exempting satellite dishes and antennas that might crop up on or near homes. For example, the law tries to encourage multiple use of each tower or facility to limit the number of towers in town. It also prohibits towers or facilities that block lake views, or that wildlife. The law attempts to minimize the visual effects of telecommunications facilities by requiring screening of the towers or buildings with vegetation.
In another new aspect of the law, adult-oriented businesses would be restricted to a commercial zone along Route 34 near Sand Beach Road. The businesses must not detract from the appearance of the neighborhood, and they could not be within 1,000 feet of a residence, child care center, church, school or community center.
The move is preemptive; there currently are no adult businesses that have expressed interest in opening in town, Young said.
"The idea is not to encourage adult-oriented businesses," he said. "It's to regulate them to the extent we can."
Another new aspect of the law is to allow home-based businesses, but require a certain number of parking places in some instances.
The law creates zoning districts, among them commercial, residential, lakeshore and agricultural. Formerly, the agricultural area also was zoned residential. The agricultural zone represents the bulk of the town of about 3,000 people.
In residential areas, the law encourages the retention of existing vegetation and requires that developers replace vegetation cut down to accommodate construction. Most of the landscaping requirements have not changed from the 1988 zoning law.
A Steep Slopes Protection District covers soil erosion and storm water runoff. It would be prohibited to undertake any activity within the district that "will cause erosion or slipping of soil or cause sedimentation to be discharged into any stream, brook, tributary, wetlands or into Owasco or Cayuga lakes."
Young said the proposed law would put the town in a better position to receive grants.
"They want to see that you've got a plan for the town" to be sure that's a good use of the grant," he said.
"This is to keep the town prepared," Supervisor Jim Young said.
The new zoning law also is an attempt to direct future residential subdivisions toward the northeast part of town, close to Auburn, where water, sewer and other public utilities are already in place.
Housing could become denser in that neighborhood. Instead of allowing one house per one-acre lot, developers could build four houses on one acre.
"Fleming should consider the importance of locating future residential development in areas with adequate infrastructure that are close to services," it reads. "Residential development should be minimized in agricultural areas and focused toward existing hamlets and residential areas."
A public hearing on the proposed zoning law will be held at 7:30 p.m. Feb. 14 at the town offices on Dublin Hill Road. A draft of the law can be viewed at the town offices.
"This just really tweaks it from what it was before," Young said. "There really are not that many changes."
Under the proposal, zoning law would now cover telecommunications towers and facilities, exempting satellite dishes and antennas that might crop up on or near homes. For example, the law tries to encourage multiple use of each tower or facility to limit the number of towers in town. It also prohibits towers or facilities that block lake views, or that wildlife. The law attempts to minimize the visual effects of telecommunications facilities by requiring screening of the towers or buildings with vegetation.
In another new aspect of the law, adult-oriented businesses would be restricted to a commercial zone along Route 34 near Sand Beach Road. The businesses must not detract from the appearance of the neighborhood, and they could not be within 1,000 feet of a residence, child care center, church, school or community center.
The move is preemptive; there currently are no adult businesses that have expressed interest in opening in town, Young said.
"The idea is not to encourage adult-oriented businesses," he said. "It's to regulate them to the extent we can."
Another new aspect of the law is to allow home-based businesses, but require a certain number of parking places in some instances.
The law creates zoning districts, among them commercial, residential, lakeshore and agricultural. Formerly, the agricultural area also was zoned residential. The agricultural zone represents the bulk of the town of about 3,000 people.
In residential areas, the law encourages the retention of existing vegetation and requires that developers replace vegetation cut down to accommodate construction. Most of the landscaping requirements have not changed from the 1988 zoning law.
A Steep Slopes Protection District covers soil erosion and storm water runoff. It would be prohibited to undertake any activity within the district that "will cause erosion or slipping of soil or cause sedimentation to be discharged into any stream, brook, tributary, wetlands or into Owasco or Cayuga lakes."
Young said the proposed law would put the town in a better position to receive grants.
"They want to see that you've got a plan for the town" to be sure that's a good use of the grant," he said.
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