It
is always instructive to look at a town’s comprehensive land use plan and
compare it to the zoning.
In Cape Vincent I have been to this rodeo many
times!!!
The
town I am referring to now is Hounsfield, NY, which could be the host to the
resurrected Galloo Island wind farm. The
officials and some people in Hounsfield apparently think this is a bright idea!
But
Hounsfield has a problem. I have
reviewed their comp plan and zoning.
The
comp plan has language for preservation of rural character and scenic views,
but nothing nearly as protective as the Cape Vincent comp plan.
In
several places the Hounsfield plan addresses wind energy and appears to
encourage it along with other renewables.
Below
are a couple quotes from the Hounsfield comp plan. This first quotes indicates a finding that
alternative energy (including wind energy) needs relevant land use restrictions.
B-5. Ensure relevant land use restrictions for the
following:
•
Degradation of Environmentally Sensitive Areas
•
Design Standards for Commercial Development
•
Future Subdivision of Large Parcels
•
Land Use _at Lowers Surrounding Land Values
•
Land Use _at Adversely Impacts the Environment
•
Minimum Lot Sizes
•
Mobile Home Placement
•
Siting Self-Storage Units
•
Rental Housing Inspections
•
Siting for Cell Towers
•
Siting Alternative Energies
And the results
from a survey done of Hounsfield
residents.
• Respondents believe Hounsfield should have
land use regulations for: design standards for commercial development (85.1%),
degradation of environmentally sensitive areas (81.4%), clustering of homes
(77.7%), siting for cell towers (75.9%), future subdivision of large parcels
(75.6%), as well as regulations on land use that adversely impacts the
environment, mobile home placement, siting for windmills, land use that
lowers surrounding land values, minimum lot sizes, siting self-storage
units, rental housing inspections, and routine septic inspections.
It
sounds as if the drafters of the Hounsfield comp plan want to encourage wind
energy, however they also have concerns about regulating it through zoning. The survey indicates the same concern about
wind energy regulation and property values.
Now
you must keep in mind that NYS requires by law that if you develop a comp plan, then your
zoning must carry out the intentions or vision of that plan.
The
same town promoting the Galloo Island wind farm, and which mentions wind energy
several times in their comp plan for development, and as something that needs
proper control has absolutely no mention of wind energy regulation in their zoning
despite those concerns in their comp plan!!
I
could find absolutely nothing in their zoning about wind energy, positive or
negative, or any regulations related to wind energy whatsoever…nothing!!!
So
it appears Hounsfield has a problem, and I hope the anti wind people in
Hounsfield or any potential stake holder impacted by this wind development pays
attention!!
So
when the Art. 10 people show up and Hounsfield starts promoting a wind farm on
Galloo Island, they have a comp plan and zoning that are apparently legally contradictory
on the issue, and no rational basis in their zoning for wind development or regulations
to control it.
I’ll
bet Bill Moore the developer for the Galloo wind project has figured this
out.
Just
like Cape Vincent when the wind vultures swept in when we had no specific
language in our zoning addressing wind development. It was a wind developer gold mine. It was why no wind zoning regulations were
ever passed in CV until a whole new govt was put in place ejecting the old pro
wind govt.
So
if you oppose the Galloo Is. Wind development get the lawyers lined up and get
them reading the Hounsfield comp plan and zoning!
BTW
here is a quote from NY Town Law in regards to the comp plan and zoning
relationship.
“11.
Effect of adoption of the town comprehensive plan. (a) All town land use
regulations must be in accordance with a comprehensive plan adopted
pursuant to this section.”
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