Source: https://ecode360.com/14941546
Timestamp: 2019-04-18 15:20:59+00:00

Document:
§ 8-1 Statutory policy; legislative intent.
§ 8-5 Acquisition of development rights.
§ 8-6 Alienation of development rights.
§ 8-12 Farm stands and processing facilities.
§ 8-13 Alternative energy systems.
§ 8-16 Right to use property for recreational purposes.
§ 8-17 Provisions to control over other legislation.
Agricultural operations — See Ch. 274.
Open space preservation — See Ch. 633.
Land development — See Ch. 1001.
Land preservation — See Ch. 1005.
Transfer of development rights — See Ch. 1151.
The State of New York, by various legislative enactments, has emphatically stated it to be a most important policy to conserve and protect viable farmlands and to encourage the improvement of such lands both for the production of food and for the preservation of such lands as valued natural and ecological resources. It has further stated that the expenditure of County funds to acquire legal interests and rights in such lands is in furtherance of such policy and is a proper expenditure of public funds for public purposes.
The County is in complete accord with such policy, and it is the goal of the County to conserve and protect viable farmlands, open spaces, open areas and the various natural and ecological resources associated with such lands, particularly soil and water. It is the intent of this chapter to establish the policies and procedures that will be employed by the County in its pursuit of this goal.
The Suffolk County Legislature finds that adequate fresh, local food supplies are critical to the health and economy of the County, that best management practices are essential to ensure that the benefits associated with land preservation are not realized at the cost of the County's natural and ecological resources, that working farms and a diversity of agricultural practices are necessary to secure the future of the business of agriculture and that a minimum threshold of acreage must be in active agricultural production to sustain the industries that support agricultural production. The Suffolk County Legislature further finds that conservation and protection of farmlands associated with viable agricultural operations that use best management practices will ensure that such lands are available to serve future generations.
Written permission, issued by the Committee, to erect, install, locate, relocate, modify, rebuild, remove or demolish a proposed or existing structure, to operate an alternative energy system and/or to operate a farm stand or processing facility on agricultural land. Only improvements necessary for agricultural production or for the operation of a commercial horse boarding operation and/or for the operation of a commercial equine operation, as determined by the Committee, shall be permitted on agricultural land.
Instruction about agricultural production, agricultural products, processing, soil and water conservation, natural resource management, land preservation, best management practices and other agricultural matters, as deemed appropriate by the Committee.
A form of agricultural tourism that teaches about agricultural production, agricultural products, processing, soil and water conservation, natural resource management and land preservation in the form of short tours and hands-on demonstrations.
Land to which the County has purchased the development right(s), in whole in or in part, in order to preserve resources necessary for agricultural production. Land acquired in order to preserve nonagricultural open spaces or open areas shall not be considered agricultural land.
The person, persons or entity who or which occupies or utilizes the agricultural land parcel under lease from the current agricultural landowner.
The person, persons or entity owning the residual right(s) to an agricultural land parcel.
The production for commercial purposes of agricultural products, as defined herein.
The crops, livestock and livestock products as defined in § 301 of the New York State Agriculture and Markets Law, as may be amended.
"U-Pick" activities, harvestable crop mazes, hayrides, and agricultural educational tours conducted on-farm to promote the sale, marketing, production, harvesting or use of the products of the farm and enhance the public's understanding, awareness and enjoyment of farming and farm life.
Clothing and souvenir items that promote the farm or locally grown produce.
The transfer of any development right in real property from the County to another.
Any self-propelled vehicle which is manufactured for sale for operation primarily on off-highway trails or for off-highway competitions and only incidentally operated on public highways, provided that such vehicle does not exceed 70 inches in width or 1,000 pounds of dry weight, as defined in the New York State Vehicle and Traffic Law, as may be amended. All-terrain vehicles shall not include agricultural vehicles nor any vehicles used for law enforcement, fire, emergency or military purposes.
A solar energy system, wind energy system or other renewable energy transduction system intended to reduce on-site nonrenewable energy consumption.
Any building, as defined in § 372 of the New York State Executive Law, as may be amended, such as barns, farm stands and greenhouses.
A commercial equine operation as defined in § 301 of the New York State Agriculture and Markets Law, as may be amended.
A commercial horse boarding operation as defined in § 301 of the New York State Agriculture and Markets Law, as may be amended.
The Suffolk County Farmland Committee.
The Suffolk County Division of Planning and Environment within the Department of Economic Development and Planning, which shall administer the Purchase of Development Rights Program.
As authorized by § 247 of the New York State General Municipal Law, as may be amended, the permanent legal interest in the use of the subject property, the permanent legal right to permit and require the use of the subject property for agricultural production and the permanent legal right to limit, prohibit and restrict the use of the subject property to agricultural production, except where specified in this chapter.
A single commercial agricultural operation, a single commercial horse boarding operation, a single commercial equine operation or an enterprise that combines a single commercial agricultural operation, a single commercial horse boarding operation, and/or a single commercial equine operation, including all parcels, contiguous and/or noncontiguous, that are owned and/or rented for the production, preparation and marketing of agricultural products for said operation.
A structure for retail sales of agricultural products grown on the premises and processed agricultural products, such as cheese, jam and wine, derived from agricultural products grown on the premises. Retail sales also may include locally grown agricultural products grown off the premises, processed agricultural products derived from agricultural products locally grown off the premises, and agriculture-related products subject to the limitations specified herein.
A structure specifically designed, constructed and used for the culture and propagation of agricultural products. Temporary structures, such as hoop layers, that do not exceed a height of three feet six inches and do not require or result in the alteration of the property grade shall not be regulated by this chapter.
The proceeds from the sale of agricultural products and processed agricultural products. For the purposes of this chapter, receipts collected in the operation of a commercial horse boarding operation and/or in the operation of a commercial equine operation may be included in the gross sales value.
Those wastes identified or listed in regulations promulgated pursuant to § 27-0903 of the New York State Environmental Conservation Law, as may be amended.
All legally recognized interests and rights in real property.
Any vegetative screen such as a hedgerow, excluding agricultural crops, that obscures the agricultural land from view. Only landscape screens planted and maintained in accordance with standard agricultural practices, the contract of sale, the deed of development rights and this chapter, as determined by the Committee, shall be permitted.
A product grown in the County of Kings, Nassau, Queens or Suffolk, in the State of New York.
The total floor area used for buildings, display areas and parking areas divided into the total lot area, expressed as a percentage. The total lot area shall only include agricultural lands to which the County has acquired development rights under the Purchase of Development Rights Program and shall not include any land where the development rights are intact or any land to which the County does not own any interest or right.
Any individual, partnership, firm, association, trust, company, joint venture or corporation.
All parcels that constitute the farm operation.
The conversion of locally grown crops and locally raised livestock into any form or condition other than the natural form by subjecting the item to any procedure or technique, including, but not limited to, slaughter, milling, fermentation, cooking or juicing.
The official name of the program by which the County may purchase the development right(s), in whole or in part, to properties used for agricultural production, as established and outlined by this chapter.
All legally recognized interests and rights in real property, excluding development rights.
Any physical alteration of agricultural land, including, but not limited to, dredging, excavation, filling, grading and/or soil removal. Standard agricultural practices, including, but not limited to, crop harvesting and tilling, shall not be considered site disturbances. Only site disturbances necessary for agricultural production, for the operation of a commercial horse boarding operation and/or for the operation of a commercial equine operation, as determined by the Committee, shall be permitted.
The unconsolidated mineral and organic material creating the topsoil and subsoil layers, including, but not limited to, sand, silt, clay and organic matter, that serves as a natural medium for the growth of plants.
A solar energy transduction system, wherein sunlight is used to produce electricity using photovoltaic technology and/or to heat water using solar thermal collection technology. Such transduction systems are intended to reduce on-site nonrenewable energy consumption.
Any unwanted and/or discarded material from agricultural, commercial, industrial, institutional, mining and/or residential sources, including, but not limited to, durable goods, nondurable goods, yard trimmings, stones, rubble, construction and demolition debris, garbage, rubbish, litter, ash or other substance described as solid waste in Title 6 of the New York Codes, Rules and Regulations, Part 360, as may be amended. Materials used as livestock bedding or as fertilizer supplements and/or soil conditioners or used in other manners pursuant to standard agricultural practices shall not be deemed solid waste.
Any occasion, wedding, catered event on activity conducted on agricultural land, with or without an admission fee, and held on a one-time basis. Only special events consisting of agricultural education or the sale, marketing, production, harvesting or use of agricultural products, as determined by the Committee, shall be permitted.
Any improvement constructed or erected which requires location in, on or under the ground or attachment to something having a location in, on or under the ground, including, but not limited to, farm stands, greenhouses, processing facilities, alternative energy systems, berms, buildings, irrigation pumps, landscape screens, parking areas, signs, fences, and utilities. This definition shall not include the following so long as they are constructed or erected in accordance with standard agricultural practices, as determined by the Committee: permeable farm roads and walkways, and trellis systems.
Any structure as defined herein that is erected and in use for less than 90 days. Temporary structures erected for special events shall be removed immediately following the termination of the special event. Hoop layers that do not exceed a height of three feet six inches and do not require or result in the alteration of the property grade shall not be regulated by this chapter.
Any overhead, surface or underground equipment such as a transmission line, pole, wire, pipe, well, drainage system or septic system necessary for the supply of electricity, natural gas and/or water, for the mitigation of stormwater runoff, for the removal of sanitary sewage effluent and/or for communication purposes. Only utilities necessary for the farm operation, farm stand or processing facilities shall be permitted. In addition, all utilities infrastructure shall be subordinate to the agricultural use of the agricultural land.
A wind energy transduction system, wherein kinetic wind energy is converted into electricity or mechanical energy using a wind turbine, a tower and associated equipment. Such transduction systems are intended to reduce on-site nonrenewable energy consumption.
This chapter shall be applicable to all agricultural lands to which the County has acquired interests or rights, in whole or in part, under the Purchase of Development Rights Program. This chapter shall not apply to nonagricultural lands acquired as open spaces or open areas for the purpose of preserving active parkland, passive parkland, woodlands and/or wetlands and shall not apply to farmlands to which the County does not own any interest or right.
Established. The Committee is hereby constituted as a continuing agency of the County government.
The Committee shall consist of 20 members, nine of whom shall be appointed by the Suffolk County Executive with the approval of the Suffolk County Legislature and shall serve at the pleasure of the Suffolk County Executive, 10 of whom shall be designated one from each town within the County and shall serve at the pleasure of the respective Town Boards, and one member of the Suffolk County Legislature to be appointed by, and serve at the pleasure of, the Presiding Officer of the County Legislature.
The Committee may invite any government officials, agricultural advocates and/or others with technical expertise to participate in its deliberations in a nonvoting capacity or otherwise assist it in discharging its functions under this chapter.
Financial disclosure. Each committee member shall submit the financial disclosure statement that is annexed to this law and chapter as Exhibit A unless a member is required to file a financial disclosure statement pursuant to § 77-10 of the Suffolk County Code. Committee members shall submit this disclosure statement to the Suffolk County Board of Ethics, or any successor body, by May 15 of each year.
Editor’s Note: Exhibit A is included as an attachment to this chapter.
Two members may be appointed from the public at large.
The 10 town designees shall be certified to the Clerk of the Suffolk County Legislature by the Town Clerk of the respective towns. Each member shall be subject to the criteria set forth in Subsection E of this section.
The Division of Planning and Environment Director, or his/her designee, shall serve as Chairman of the Committee commencing on January 1, 2012, and continuing thereafter.
The Committee may appoint four advisors, one from each of the following, to participate in the Committee's deliberations in a nonvoting capacity or otherwise assist the Committee in discharging its functions under this chapter: the Suffolk County Health Services Department Commissioner, or his/her designee; the Natural Resources Conservation Service or the Suffolk County Soil and Water Conservation District, Cornell Cooperative Extension and a farm advocacy group.
The two Suffolk County Executive appointees from County departments, as specified in § 8-4D(1) of this chapter, shall not be subject to the eligibility requirements specified herein.
A Committee member shall be a resident of the County or an employee of a municipality in the County at the time of his/her appointment and throughout the duration of his/her term as a member of the Committee.
The Committee members designated by the towns shall have diverse backgrounds or expertise in areas including, but not limited to, agriculture, municipal planning, natural resources management, ecology, land use litigation, land use regulation, environmental law, tax law and/or real estate. All designees shall have a general understanding of agricultural practices.
A member of the Committee shall continue to satisfy the requirements of this section with respect to eligibility for appointment to the Committee throughout the duration of his/her term.
In order to continue to serve as a member of the Committee, the member shall have attended at least 75% of the meetings held by the Committee on an annual basis. Absences from such meetings caused by death in the immediate family of the member (i.e., spouse, children, parents, brothers, sisters, in-laws and/or grandparents), caused by a verifiable illness or caused by a verifiable accident shall not be counted for the purpose of this attendance calculation.
If a vacancy occurs in any town position for any reason, including but not limited to expiration of term, absence or resignation, and the Town does not certify a member within 90 days of notice from the County Executive, the County Executive shall fill the vacancy for the remainder of the term or four years if the term has expired. The County Executive appointee must reside in the Town where the vacancy exists.
An existing Committee member, as of January 1, 2010, shall continue to serve until such time as the individual voluntarily vacates the position or until such time as the appropriate appointing body approves a resolution replacing the individual.
Each successive appointment shall be for a term of four years, and no member shall serve more than three terms, for a maximum of 12 consecutive years of service, except each member appointed as per § 8-4D(1) of this chapter, whose term will run concurrent to service in the title specified.
Any member appointed under this chapter shall serve through the term to which he/she is appointed.
Any appointments made to fill a terminated, expired or vacated position shall be made in accordance with the provisions of this chapter.
At the first Committee meeting of the calendar year, in order to expedite the processing of applications, the Committee may introduce a list of minor and routine agricultural practices whose permitting review and determination shall be delegated to the Division. These practices may include, but are not limited to, livestock fencing, deer fencing, irrigation wells, etc. The Committee shall issue guidelines and standards as it deems necessary and proper for the review and determination of these minor and routine practices to Division staff. The list of these minor and routine agricultural practices, and their permitting standards, shall be introduced as resolutions and voted upon at the subsequent Committee meeting. If passed via resolution, the permitting review and determination for this practice shall be delegated to staff for two years. The Committee cannot delegate any additional permitting review responsibilities to the Division during these two years but can, if it deems it appropriate, reassume permitting review and determination. The Division may, if it deems it appropriate, refer any single application back to the Committee for approval. Any applicant denied by the Division may, upon written request, have the matter referred to the Committee.
To perform other duties at the request of the Suffolk County Legislature, the Suffolk County Executive and/or the Division.
Schedule. The Committee shall hold an organizational meeting not later than the 15th day of February of each year. At such meeting, the Committee shall adopt a schedule of meetings for that year. The Committee may amend the adopted schedule as necessary.
Open meetings. Committee meetings shall be open to the general public and shall have an opportunity for public comments.
Quorum. A majority of the total membership of the Committee shall constitute a quorum thereof.
Required vote for action. Resolutions of the Committee shall be adopted by a vote of not less than the majority of the total membership of the Committee.
Application review process. The review process for the purchase of development rights (PDR) of agricultural lands is initiated upon receipt of a complete application that shall be submitted to the Division at least two weeks before a meeting of the Suffolk County Farmland Committee, at which time the application will be eligible for consideration. Upon consideration and approval of the proposed PDR of agricultural land(s) by the Suffolk County Farmland Committee, Division staff is directed to seek a legislative resolution within five (5) business days of the Suffolk County Farmland Committee meeting to initiate the appraisal steps process.
New parcels shall include those parcels that have never been reviewed by the Committee for inclusion in the Purchase of Development Rights Program; those parcels whose approval by the Suffolk County Legislature for planning/appraisal steps under the Purchase of Development Rights Program has expired; or those parcels that were denied by the Committee and/or the Suffolk County Legislature for inclusion in the Purchase of Development Rights Program but for which a substantive change in the preservation proposal has occurred, as determined by the Committee.
Each landowner of a new parcel interested in participating in the Purchase of Development Rights Program shall submit an application to the Division at least two weeks before a meeting of the Suffolk County Farmland Committee in order to be considered for inclusion in the Program at that meeting.
Within five years of rejecting the County's offer or expiration of the County's offer, the landowner may resubmit an application but the landowner must bear the expense incurred by the County associated with the application process, including, but not limited to: surveys, title searches, appraisals, and environmental assessments. Furthermore, the landowner will be required to follow the review process in the same manner as a new parcel outlined in this section. After five years of rejecting the County's offer or expiration of the County's offer, the landowner can resubmit an application free of charge. In the case of a landowner death, the surviving tenant by the entirety or devisee can resubmit a parcel application within the five- year window without bearing the expenses incurred by the County.
Comprehensive Master List of Agricultural Lands.
The staff of the Division may prepare a Comprehensive Master List of Agricultural Lands for consideration by the Suffolk County Farmland Committee. It will not include parcels that are in negotiations, that are in contract or that have been approved for acquisition by resolution of the County Legislature.
The Committee shall prioritize the parcels in a manner that maximizes the County's financial resources while protecting the County's most significant agricultural resources.
Upon approval by the Suffolk County Farmland Committee, the Comprehensive Master List of Agricultural Lands shall be recommended to the Suffolk County Executive and Suffolk County Legislature for adoption by legislative resolution.
The County shall have the authority to purchase the development right(s) to a parcel, in whole or in part, upon approval of the Suffolk County Legislature and subject to the provisions of this chapter.
All development rights to the subject land shall be intact.
The subject land shall be actively used in agricultural production.
The subject land shall be at least seven acres and the associated farm operation shall have an average annual gross sales value of at least $10,000, or the subject land shall be less than seven acres and the associated farm operation shall have an average annual gross sales value of at least $50,000.
The subject land shall be actively used in support of a commercial horse boarding operation.
The subject land shall be at least seven acres and the associated farm operation shall have an average annual gross sales value of at least $10,000.
The subject land shall be actively used in support of a commercial equine operation.
The Committee shall demonstrate a preference for farm operations that promote agricultural production while protecting groundwater, soils and viewsheds.
Restrictions, conditions or encumbrances. When the County acquires title to a development right(s) with funds received from the federal, state or local governments or from private sources, such title may be acquired subject to restrictions, conditions or encumbrances required as a result of the funds received. Such restrictions, conditions or encumbrances may include, but are not limited to, a reverter interest held by the source of funds. Such restrictions and conditions shall be reviewed by the Suffolk County Attorney. Acceptance of such funds and the terms and conditions for acceptance shall be subject to legislative approval.
The County, governmental entity(ies) and/or not-for-profit conservation organization(s), by physically dividing the property up between the County, governmental entity(ies) and/or not-for-profit conservation organization(s), with the County owning all of the development rights (and/or interests) in its respective portion of the property, with the governmental entity(ies) owning all of the development rights (and/or interests) in its (their) respective portion(s) of the property and with the not-for-profit conservation organization(s) owning all of the development rights (and/or interests) in its (their) respective portion(s) of the property.
Management agreement. If it is not contrary to any statute, the Suffolk County Charter, this chapter or any other local law, any regulation or other County policy, the County is hereby authorized to negotiate and to enter into management agreements with governmental entities and not-for-profit conservation organizations for the management of said County acquisition(s), and the terms and conditions thereof shall be approved by the Suffolk County Attorney in consultation with the Suffolk County Division of Planning and Environment Director.
Unless authorized by local law recommended by the Committee and approved upon mandatory referendum, development rights acquired by the County to agricultural lands shall not be alienated in any manner, except where provided herein.
The necessity for the use of the land(s) for another governmental purpose.
Change of address. The agricultural landowner shall notify the Division if the land is to be leased to another party and provide the agricultural land lessee's name and address. The agricultural landowner and agricultural land lessee shall notify the Division of any change of address for receipt of mail or service of process in writing within 30 days of a change of address.
Change in ownership. The agricultural landowner, seller shall notify the Division of the intention to sell the residual right(s) to the agricultural land and provide the name and address of the intended purchaser in writing 45 days prior to the closing of a sale of the residual right(s) to land(s) for which the County has purchased, in whole or in part, the development right(s).
To create a permeable parking area.
Such permit shall be necessary for all site disturbances on agricultural lands.
Only site disturbances associated with standard agricultural practices, drainage improvements and/or agricultural development permits, as determined by the Committee, shall be permitted on agricultural land.
Such permit shall be necessary to conduct a special event where proposed on agricultural land.
A maximum of one special event may be held each calendar year per farm operation.
No special event shall exceed two days of operation.
No special event shall adversely impact the viability of the agricultural operation and/or the associated natural resources, as determined by the Committee.
All catered events shall be considered a special event and are subject to special event permitting through the Committee.
An agricultural development permit shall be obtained by the agricultural landowner or agricultural land lessee with approval of landowner prior to commencement of construction activities, including clearing, regrading or other site preparation necessary for constructing, placing, modifying or demolishing a structure. Failure to comply with the permit requirements specified herein shall be subject to the provisions of § 8-15 of this chapter.
A special use permit shall be obtained by the agricultural landowner or agricultural land lessee with approval of landowner prior to commencement of site disturbance activities. Failure to comply with the permit requirements specified herein shall be subject to the provisions of § 8-15 of this chapter.
A special use permit shall be obtained by the agricultural landowner or agricultural land lessee with approval of landowner prior to any site preparation activities for a special event. Failure to comply with the permit requirements specified herein shall be subject to the provisions of § 8-15 of this chapter.
An agricultural development permit does not relieve the agricultural landowner and/or agricultural land lessee from compliance with federal, state and local regulatory and/or zoning ordinances.
A special use permit does not relieve the agricultural landowner and/or agricultural land lessee from compliance with federal, state and local regulatory and/or zoning ordinances. Compliance with all health and safety codes shall be required in connection with any special events.
Exception to permit requirement. The agricultural landowner and/or the agricultural land lessee shall not be required to obtain a permit for an activity or structure that is existing and in compliance with the provisions of this chapter, the contract of sale and the deed of development rights on the effective date of these amendments. Any modifications to the preexisting, conforming activity or structure shall be subject to the permit requirements specified in this chapter.
Any other information requested by the Division and/or Committee that may be necessary to review the proposal.
Applications for permits or permit modifications may be referred to another agency such as the Suffolk County Soil and Water Conservation District for expert advice.
Only complete applications, as determined by Division staff, may be referred to the Committee for approval.
The Committee may approve, approve with conditions, deny or deem incomplete an application.
The agricultural landowner shall record the agricultural development permit and/or special use permit, including applicable conditions, with the Suffolk County Clerk if such recording is required by the Committee. Failure to comply with this requirement shall be subject to the provisions of § 8-15 of this chapter.
The agricultural landowner shall submit the "as-built" plans associated with an agricultural development permit and/or special use permit, where required by the Committee, to the Division within one year of permit issuance. The agricultural landowner may submit in writing a request to extend the time frame within which this requirement must be completed. Failure to comply with this requirement shall be subject to the provisions of § 8-15 of this chapter.
The proposed action shall be consistent with expert recommendations, where sought by the Committee.
Application fee. A nonrefundable fee in the amount of $100 shall be submitted with each application for a permit.
Permission to remove or demolish an existing structure, in whole or in part.
Public hearing fee. A fee in the amount of $500 shall be submitted with each application for which a public hearing is required. The fee shall be refundable if, the application is withdrawn and the public hearing has not been advertised. If the public hearing has been advertised but the application is withdrawn prior to the public hearing, the applicant shall be entitled to a refund of 1/2 of the public hearing fee.
Failure to submit the required fee(s) shall deem the application incomplete.
General conditions. Permits shall contain such reasonable conditions as the Committee deems necessary to protect the agricultural land.
Covenants and restrictions. Where it deems appropriate and necessary, the Committee may condition the issuance of an agricultural development permit and/or special use permit upon the agricultural landowner's execution of a restrictive covenant, or other instrument acceptable to the Division. The restrictive covenant or other instrument shall be recorded in the Office of the Suffolk County Clerk prior to permit issuance and not later than 60 days from the date of the Committee's approval. Failure to file said restrictive covenant in accordance with the above shall render the approval null and void and may be subject to the provisions of § 8-15 of this chapter.
Continuing obligations. The agricultural landowner and/or agricultural land lessee shall have a continuing obligation to maintain all improvements authorized by and to abide by all conditions imposed by a permit, including compliance with all provisions of this chapter.
Noncompliance. The failure to comply with any and all conditions of an agricultural development permit and/or special use permit shall be deemed a violation of this chapter, subject to the penalties provided in § 8-15 of this chapter. In addition, the County reserves the right to rescind or revoke, in whole or in part, such permit.
Modifications of permits and restrictive covenants. All requests for modifications of conditions of permits or restrictive covenants must be made through the Committee in accordance with § 8-8D.
Expiration. All agricultural development permits shall expire within one year of issuance unless the authorized improvements have been commenced; a building permit, where required by the local town or village, has been secured by the agricultural landowner; or the Committee has granted the agricultural landowner an extension. Any request for an extension shall be made in writing to the Committee by the agricultural landowner. Only one extension per permit application may be granted by the Committee. No extension may be granted for a duration greater than one year. Requests for extension shall not be subject to the permit fee requirements specified in this chapter.
Further limitations. The maximum lot coverage set forth in Subsection A does not create a right to construct buildings, display areas or parking areas up to the limits imposed. All proposed development must be for the express purpose of supporting agricultural production, a commercial horse boarding operation and/or a commercial equine operation, as set forth in this chapter. The Committee may limit lot coverage to an amount less than the maximum lot coverage as it deems necessary to carry out the purposes of this chapter.
Relief. In the event of hardship, the Committee shall have the authority to approve, in whole or in part, or disapprove all agricultural development permit applications for buildings that would result in a lot coverage that exceeds the maximum lot coverage specified in Subsection A of this section. In no case shall the lot coverage exceed 25%. All approvals shall be subject to ratification by the Environment, Planning and Agriculture Committee (EPA), or successor committee, of the Suffolk County Legislature.
Relief process. The Committee shall conduct a public hearing. Upon closing the public hearing, the Committee shall determine whether or not a hardship exists. If a hardship does not exist, the Committee shall disapprove the application. If the Committee makes a determination that a hardship exists, the Committee shall approve, in whole or in part, or disapprove the application. The Committee shall refer all approvals to the EPA for consideration and ratification. The EPA shall have the authority to ratify, ratify with conditions, or reject the application. Upon ratification by the EPA, the Committee shall issue an agricultural development permit specifying any and all necessary conditions. Failure of the EPA to ratify the Committee's approval shall deem it null and void.
Public hearing notice requirements. Written notice of the public hearing shall be provided to all property owners within 500 feet of the subject parcel, to the municipality in which the property is located and to the Suffolk County Legislature. Notice shall be sent or delivered at least 10 days prior to the public hearing. In addition, notice of the hearing shall also be published in the official newspaper(s) of the County at least 10 days prior to the public hearing.
Whether the alleged difficulty was self-created, which consideration shall be relevant to the decision of the Committee, but shall not necessarily preclude the granting of the agricultural development permit.
Extent of relief. The Committee, in the granting the approval, shall grant the minimum lot coverage that it shall deem necessary and adequate and at the same time preserve and protect the character of the neighborhood and the health, safety and welfare of the community.
Imposition of conditions. The Committee shall, in approving the relief and the agricultural development permit, have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to the proposed use of the premises. Such conditions shall be consistent with the spirit and intent of this chapter and shall be imposed for the purpose of minimizing any adverse impact such approval may have on the neighborhood or community.
Purpose. Agricultural tourism promotes agricultural education and gives the public the opportunity to experience agricultural activities first-hand. Agricultural tourism can enhance the long-term economic viability of agricultural production by providing an additional source of on-the-farm revenue. Agricultural tourism must be accessory to the primary purpose of agricultural production. Catered events shall not be considered agricultural tourism.
Agricultural educational tours, such as vineyard tours. Only sampling of products grown or processed on the farming operation is allowed on an agricultural educational tour.
Agricultural tourism activities that require the installation of a temporary structure or the modification within the footprint of an existing structure are subject to the Committee permitting process as specified in § 8-8. Agricultural tourism structures can only be temporary in nature and must be associated with allowable agricultural tourism activities as listed in § 8-11B(1). Temporary structures shall count towards the parcel area's maximum lot coverage as specified in § 8-10 of this chapter. No permanent agricultural tourism structures are permitted on premises.
Parking. Permeable parking areas for agricultural tourism may be permitted as necessary, subject to the agricultural development permit requirement specified in § 8-8 of this chapter. Parking areas shall count towards the parcel area's maximum lot coverage as specified in § 8-10 of this chapter.
Purpose. Farm stands provide farmers with direct outlets to market the agricultural products grown on the farm operation as well as locally grown produce. Processing facilities provide farmers with opportunities to convert natural and raw forms of agricultural products grown on a farm operation into a processed agricultural product such as cheese, jam and wine, derived from products grown on the farm operation.
Limitations. In no event shall the cumulative floor area of a farm stand and/or processing facility exceed 1,000 square feet of floor area. For purposes of this calculation, a farm stand display area shall not be counted towards this building limit. All proposed development must be for the express purpose of supporting a farm stand operation or processing facility, as set forth in this chapter. The Committee may limit this building coverage to an amount less than the maximum building allowance as it deems necessary to carry out the purposes of this chapter. Farm stands, display areas, processing facility structures and parking shall count towards the parcel area's maximum lot coverage as specified in § 8-10 of this chapter.
Agricultural products grown on premises and processed agricultural products, such as cheese, jam and wine, derived from agricultural products grown on premises.
Agricultural products grown off premises may be sold on farm stands, provided they are locally grown agricultural products or processed agricultural products derived from locally grown agricultural products. The total amount of locally grown products offered for sale must be subordinate to produce grown on the farm operation and shall not exceed 40% of the total square footage of products displayed at the farm stand structure.
Agriculture-related products, including clothing and other souvenir items that promote the farm or locally grown produce, shall be allowed so long as the total sales area does not exceed 10% of the total square footage of products displayed at the farm stand structure.
The farm stand structure shall not exceed 1,000 square feet and shall be subject to the agricultural development permit specified in this chapter.
The farm stand operation may include an additional display area which shall not exceed 1,500 square feet. Awnings, overhangs, porches and decks attached to the farm stand structure shall count towards the farm stand display area.
The farm stand structure shall be designed for either seasonal or year-round use, and the installation and maintenance of permanent heating equipment within the farm stand structure is permitted.
Storage of agricultural products and processed agricultural products, including cold or climate-controlled storage, is permitted within the farm stand structure.
The installation of utilities, including any overhead, surface or underground equipment such as a transmission line, pole, wire, pipe, well, drainage system or septic system necessary for the supply of electricity, natural gas and/or water, for the mitigation of stormwater runoff, for the removal of sanitary sewage effluent and/or for communication purposes shall be permitted if necessary and required for the farm stand operation. A special use site disturbance permit is required for the installations of such utilities.
Second floors are not permitted to be built for farm stand structures.
Permeable parking areas for the farm stand may be permitted as necessary, subject to the agricultural development permit requirement specified in § 8-8 of this chapter. Parking areas shall count towards the parcel area's maximum lot coverage as specified in § 8-10 of this chapter.
The farm stand and display areas listed herein shall be constructed and operated in compliance with all applicable federal, state and local legal requirements, including, but not limited to, zoning restrictions and New York State and Suffolk County Department of Health Services regulations.
Processing shall be limited to the processing of on-premises and locally grown agricultural products. No less than 51% of the inputs used in processing must consist of products produced on the farm operation.
The processing structure shall not exceed 1,000 square feet and shall be subject to the agricultural development permit specified in this chapter. However, as set forth in Subsection B, the cumulative total floor area of a processing structure and a farm stand structure cannot exceed 1,000 square feet.
Processing structures shall not include display areas.
The modification of an existing structure for processing purposes is permissible, subject to the Committee permitting review.
The installation of utilities, including any overhead, surface or underground equipment such as a transmission line, pole, wire, pipe, well, drainage system or septic system necessary for the supply of electricity, natural gas and/or water, for the mitigation of stormwater runoff, for the removal of sanitary sewage effluent and/or for communication purposes shall be permitted if necessary and required for the processing facility. A special use site disturbance permit is required for the installations of such utilities.
The processing structure listed herein shall be constructed and operated in compliance with all applicable federal, state and local legal requirements, including, but not limited to, zoning restrictions and New York State and Suffolk County Department of Health Services regulations.
Conditions. The Committee may impose such additional conditions as it deems necessary to carry out the purposes of this chapter.
Purpose. Alternative energy systems provide farmers with opportunities to generate safe, efficient, effective and renewable energy on site and diminish the farm operation's dependence on nonrenewable energy sources. All alternative energy systems shall be subordinate to the agricultural use of the agricultural land.
The rated capacity of the alternative energy system shall not exceed 110% of the farm operation's average annual consumption, where annual consumption is the total amount of energy used per annum for those agricultural activities permitted on agricultural lands.
Electricity generated by the alternative energy system shall not be consumed by any residential or other nonagricultural land use nor shall it be consumed by any activity prohibited on agricultural lands, whether or not said use is on the subject parcel, contiguous to the subject parcel and/or under common ownership with the subject parcel, except as stated herein.
Connectivity. The alternative energy system may be connected to the utility provider's electricity grid, provided that the rated capacity of the alternative energy system is less than or equal to the standard set forth in Subsection B(1) of this section. In the event that the farm operation changes and the average annual electricity consumption is reduced, the agricultural landowner shall be required to disconnect from the utility provider's grid unless the alternative energy system is modified such that the new rated capacity of the alternative energy system is consistent with the standard set forth in Subsection B(1) of this section.
Conditions. The Committee may impose such additional conditions it deems necessary to carry out the purposes of this chapter.
Nonagricultural use. No person shall use agricultural lands for any purpose other than agricultural production, except as provided in this chapter.
Abandonment of agricultural use. Beginning on January 1, 2014, no owner shall leave agricultural land uncultivated and not engage in agricultural production or a commercial horse boarding operation and/or a commercial equine operation, for more than two consecutive years.
Mining. Resource extraction, including soil removal, shall be prohibited on all agricultural lands.
Dumping. There shall be no dumping on agricultural lands.
Solid waste. No solid waste shall be burned or stored on agricultural lands.
Hazardous waste. No hazardous waste shall be stored on agricultural lands.
Aviation. No aircraft, including, but not limited to, airplanes, helicopters, hot-air balloons and gliders, shall be permitted to land on, hover above or take off from agricultural lands, except where part of standard agricultural practices such as crop dusting or for law enforcement, fire, emergency or military purposes.
Vehicles. No vehicles, including all-terrain vehicles, shall be used or stored on agricultural lands except in aiding agricultural production or for law enforcement, fire, emergency or military purposes.
Structures. No person shall erect, install, locate, relocate, modify, rebuild, remove or demolish a structure without an agricultural development permit.
Farm stands. No person shall operate a farm stand without an agricultural development permit.
Processing. No person shall operate a processing facility without an agricultural development permit.
Alternative energy systems. No person shall operate an alternative energy system without an agricultural development permit.
Driveways, roadways, thoroughfares. No person shall use any driveway, roadway, path or thoroughfare on agricultural land for vehicular access to an adjacent parcel for any purpose other than agricultural production.
Parking areas. Asphalt, concrete and all other impermeable parking areas shall be prohibited on agricultural lands.
Landscape screens. No landscape screen shall be permitted around fallow agricultural land, except those agricultural lands kept fallow customary to standard agricultural practices.
Site disturbances. No person shall conduct a site disturbance, including, but not limited to, dredging, excavation, filling, grading and/or soil removal on agricultural land without a special use permit.
Special events. No person shall conduct a special event on agricultural land without a special use permit.
Contracts. No person shall violate the terms and conditions of the contract of sale, as may be amended, and the deed of development rights, as may be amended.
Any nonagricultural activity not explicitly permitted by this chapter shall be prohibited.
Where a violation of this chapter, the contract of sale and/or the deed of development rights is suspected, the Division shall cause an investigation to be conducted. If the Division has reason to believe that a violation of this chapter, the contract of sale and/or the deed of development rights has been committed or exists, the Division may issue a cease and desist order. The cease and desist order shall be served in person or by certified mail to the agricultural landowner at the address on file with the Division and, where applicable, the agricultural land lessee. The cease and desist order may direct restoration of the property, removal of structures that are in violation of this chapter, the contract of sale and/or the deed of development rights and such other corrective actions and terms as the Division finds necessary to protect the County's interest in the agricultural land.
A cease and desist order may be lifted by the Division upon a finding that the violation has been abated and/or when an application to bring the activity into compliance has been filed and a permit has been issued.
Violations. Where it is determined by a court that a violation of any of the provisions of this chapter has been committed or exists, the agricultural landowner, the agricultural land lessee and any other person who takes part or assists in such violation shall each be deemed guilty of a violation of this chapter.
Temporary restraining order and/or injunction.
The County may obtain a temporary restraining order and/or injunction to enforce the provisions of this chapter.
Violation of a temporary restraining order and/or injunction may be punishable as contempt under state laws.
Violation of a temporary restraining order and/or injunction shall constitute a separate violation of this chapter, punishable by penalties in addition to those imposed for the underlying violation for which the temporary restraining order and/or injunction was obtained.
The court may compel the agricultural landowner and/or agricultural land lessee to restore agricultural land to a condition suitable for agricultural production where there has been an abandonment of agricultural production or a site disturbance has occurred in violation of this chapter.
Where a violation has resulted in damage to the agricultural resource on agricultural land, the court may order restoration of the agricultural land to the greatest extent possible, regardless of cost.
The court may compel the agricultural landowner and/or the agricultural land lessee to remove any and all unauthorized structures on agricultural land.
Where a violation has resulted in the erection, installation, location, relocation, modification or demolition of a structure or the operation of an alternative energy system, farm stand and/or processing facility on agricultural land, the court may order the removal of said structure or remains, regardless of cost.
Damages. Where a violation of the provisions of this chapter results in damage to the County's interest in the development right(s) and/or the underlying value of the land, the court may award damages to the County equal to the development right(s) purchase price plus compounded interest and an additional amount as would be necessary to purchase the development right(s) to a similar agricultural property, as determined by the County.
A violation of § 8-14 shall be punishable by a civil penalty of up to $5,000 per day, with each day constituting a separate violation.
Any violation which causes a substantial reduction in the viability of the agricultural resource shall be punishable by a civil penalty not more than $10,000 per day, with each day constituting a separate violation. The viability of the agricultural resource may be determined by any reasonable means, including, but not limited to, testimony from any person with demonstrated agricultural expertise.
Costs and disbursements. The court may award costs of investigating and enforcing this chapter.
Attorneys' fees. The court may award attorneys' fees.
No waiver. Failure to take an action to enforce the provisions of the contract of sale, the deed of development rights, this chapter and/or any rules or regulations promulgated thereunder shall neither constitute a waiver nor constitute an agreement to allow the prohibited activity nor constitute permission to engage in the activity without first obtaining applicable permits.
Other remedies. The County reserves the right to pursue any and all legal and equitable remedies herein mentioned or otherwise available at law, including administrative, civil and criminal actions to enforce the provisions of this chapter and to satisfy the intent and spirit of the Purchase of Development Rights Program.
Cost no defense. Cost shall not be a defense to the imposition of remedies.
The agricultural landowner retains the right to use the property for otherwise lawful personal, noncommercial uses; including, but not limited to, hunting, fishing, cross-country skiing, camping, and horseback riding. In all cases, such recreational uses cannot damage the environmental sustainability of the property and must be subordinate to and consistent with the agricultural use of the property.
Notwithstanding the provisions of any special law, charter law, local law or resolution which may be inconsistent herewith, in whole or in part, this chapter shall in all respects control in the matter of the acquisition or alienation of development rights in agricultural lands.
Should any provision of this chapter be adjudged invalid by a court of competent jurisdiction, such adjudication shall not affect the validity of any other provision of this chapter.

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