2023 New York Laws › EXC - Executive › Article 27 - Adirondack Park Agency › 805 - Adirondack Park Land Use and Development Plan.

§ 805. Adirondack  park  land  use  and development plan. 1. Adoption;
status report. a. The Adirondack park land use and development  plan  is
hereby  adopted and shall hereafter serve to guide land use planning and
development throughout the entire area of the  Adirondack  park,  except
for those lands owned by the state.
b.  The  agency  shall, in consultation with the Adirondack park local
government review board, continually review and evaluate  the  land  use
and  development  plan  as  an  ongoing planning process in the light of
changing needs and conditions. The agency shall consult and work closely
with local governments and local, county and regional planning  agencies
in  this  ongoing planning process, particularly as it pertains to their
respective territorial areas and jurisdictions.  In  February,  nineteen
hundred  seventy-six,  the agency shall submit a comprehensive report to
the governor and the legislature, furnishing a copy thereof to the clerk
of the county legislative body of each county wholly  or  partly  within
the  park and to the review board concerning the status of this planning
process and the administration and  enforcement  of  the  land  use  and
development  plan,  as  provided  for  herein,  by  the agency and local
governments.
2. Official Adirondack park land use and development plan map. a.  The
official  Adirondack  park  land use and development plan map shall have
the land use  planning  and  regulatory  effect  authorized  under  this
article.
b.  Within twenty days after the enactment of this section, the agency
shall file the Official Adirondack park land use  and  development  plan
map,  as  approved  by  the  agency  on  March  third,  nineteen hundred
seventy-three, and filed in the  capitol,  at  its  headquarters  and  a
certified  copy  thereof  with  the  secretary  of  state and reasonable
facsimiles thereof with the review board and the clerk  of  each  county
and  local  government  wholly  or partially within the Adirondack park.
Within twenty days after any amendment to the plan map, whether  by  law
or  by the agency, except an amendment granting in part a request by the
legislative body of a local government pursuant to subparagraph three of
paragraph c of this subdivision, the agency shall enter  such  amendment
on  the  plan  map  filed  at its headquarters and file a certified copy
thereof with the review board and each of the state and  local  officers
with  whom a copy of the plan map is on file hereunder. The agency shall
enter and file amendments granting in part a request by the  legislative
body of a local government pursuant to subparagraph three of paragraph c
of  this  subdivision no sooner than sixty days and no later than ninety
days after making such amendments. Such state and local  officers  shall
enter  such  amendment on the plan map on file with them upon receipt of
such certified copy in accordance  with  procedures  prescribed  by  the
agency.  Such  amendments  shall  take  effect  upon  conclusion of such
twenty-day or ninety-day filing period.
c. The agency may make the following amendments to the plan map in the
following manner: (1) Any amendment to reclassify land from any land use
area to any other land use area or areas, if the land involved  is  less
than twenty-five hundred acres, after public hearing thereon and upon an
affirmative  vote  of  two-thirds  of its members, at the request of any
owner of  record  of  the  land  involved  or  at  the  request  of  the
legislative body of a local government.
(2)  Any  amendment  to  reclassify land from any land use area to any
other  land  use  area  or  areas  for  which  a  greater  intensity  of
development  is  allowed  under  the overall intensity guidelines if the
land involved is less  than  twenty-five  hundred  acres,  after  public
hearing  thereon  and  upon  an  affirmative  vote  of two-thirds of its
members, on its own initiative.
(3) Any amendment to reclassify land from any land  use  area  to  any
other  land  use  area  or  areas,  if  the  reclassification  effects a
comprehensive review and evaluation of the plan map, at the  request  of
the  legislative  body of a local government which has (a) completed and
submitted  to  the  agency  a  current  and  comprehensive inventory and
analysis of the natural resource, open space, public, economic and other
land use factors as may reflect the relative development amenability and
limitations of  the  lands  within  its  entire  jurisdiction,  and  (b)
formally  adopted  after  public  hearing  a  comprehensive  master plan
prepared pursuant to section two hundred seventy-two-a of the  town  law
or  section  7-722  of the village law, after public hearing thereon and
upon an affirmative vote of a majority of its  members.  If  the  agency
grants  the  amendment  request  in part, it shall not enter or file the
amendment or amendments for a period of sixty  days  thereafter,  during
which time the legislative body of the local government may withdraw its
request.
(4)  Any  amendment to clarify the boundaries of the land use areas as
shown on the plan map, to correct any errors on the map or effect  other
technical  changes on the map, upon an affirmative vote of a majority of
its members and without a public  hearing  thereon,  unless  the  agency
determines that a public hearing is appropriate, on its own motion or at
the  request  of  the  legislative  body of a local government or at the
request of any owner of record of the land involved.
(5)  Before  making  any  plan  map  amendment,  except  pursuant   to
subparagraph  four  of  this  paragraph,  the  agency must find that the
reclassification would accurately reflect the legislative  findings  and
purposes  of  section  eight  hundred  one  of this article and would be
consistent with  the  land  use  and  development  plan,  including  the
character  description and purposes, policies and objectives of the land
use area to which reclassification is proposed, taking into account such
existing natural resource, open space, public, economic and  other  land
use  factors  and any comprehensive master plans adopted pursuant to the
town or village law, as may reflect the relative development amenability
and limitations of the land  in  question.  The  agency's  determination
shall be consistent with and reflect the regional nature of the land use
and  development  plan  and  the regional scale and approach used in its
preparation.
d. The agency may, after consultation with the Adirondack  park  local
government  review  board, recommend to the governor and legislature any
other amendments to the plan map after public hearing thereon  and  upon
an affirmative vote of a majority of its members.
e. Upon receipt of a request to amend the plan map or upon determining
to  amend the map on its own initiative, the agency shall provide notice
of receipt of the request or notice of the  determination  and  a  brief
description of the amendment requested or contemplated to the Adirondack
park  local government review board, the chairman of the county planning
agency, if any, the chairman of the appropriate regional planning board,
and to the chief elected officer, clerk and planning board chairman,  if
any,  of  the  local  government  wherein the land is located, and shall
invite their comments.
f. The public hearings required  or  authorized  in  this  subdivision
shall  be  held by the agency in each local government wherein such land
is  located  after  not  less  than  fifteen  days  notice  thereof   by
publication  at least once in a newspaper of general circulation in such
local government or local governments, by  conspicuous  posting  of  the
land  involved,  and  by individual notice served by certified mail upon
each owner of such land  to  the  extent  discernible  from  the  latest
completed tax assessment roll and by mail upon the Adirondack park local

government  review  board,  the  persons  named  in  paragraph e of this
subdivision, and the clerk of any local government within  five  hundred
feet of the land involved.
g.  The  agency shall act upon requests for amendments to the plan map
within one hundred twenty days of receipt of a request in such form  and
manner  as  it  shall  prescribe; provided, however, that in the case of
requests concerning which it determines to hold  a  public  hearing,  it
shall,  within  ninety  days  of  receipt  of  the request, schedule the
hearing and shall act within sixty days of the close of the hearing.  In
the  case  of  a  request  received when snow cover or ground conditions
prevent such field investigation as is necessary to act with respect  to
the  request,  or in the case of a request or series of related requests
exceeding five hundred acres, the time periods herein provided shall  be
extended an additional ninety days or until adequate field inspection is
possible,  whichever  is  the  lesser  period.  Any  of the time periods
specified in this paragraph may be waived or extended for good cause  by
written request of the applicant and consent of the agency or by written
request of the agency and consent by the applicant.
3.  Land use areas: character descriptions, and purposes, policies and
objectives; overall intensity guidelines; classification  of  compatible
uses lists. a. The primary uses on the classification of compatible uses
list  for  each  land use area except hamlet areas, as set forth in this
subdivision, are those uses generally  considered  compatible  with  the
character,  purposes,  policies and objectives of such land use area, so
long as they are in keeping with the  overall  intensity  guideline  for
such area. The secondary uses on such list are those which are generally
compatible  with  such area depending upon their particular location and
impact upon nearby  uses  and  conformity  with  the  overall  intensity
guideline for such area.
b.  The classification of compatible uses lists shall also include any
additions thereto by agency amendment pursuant to this section, and  the
agency may, after consultation with the Adirondack park local government
review  board,  recommend  subtractions  thereto  to  the  governor  and
legislature upon an affirmative vote of a majority of  its  members  and
after public hearing thereon. The agency may amend the classification of
compatible  uses  lists  to  make additions thereto after public hearing
thereon and upon an affirmative vote of two-thirds  of  its  members.  A
certified copy of the agency's resolution adopting such amendment shall,
within  twenty  days after adoption thereof, be filed by the agency with
the Adirondack park local government review board and the same state and
local officers with whom the plan map is  required  to  be  filed  under
paragraph b of subdivision two and with the legislature. Such amendments
shall  take effect upon conclusion of such twenty-day filing period. The
public hearings authorized or required in this paragraph shall  be  held
in  any  county wholly or partially within the Adirondack park after not
less than fifteen days notice thereof by publication at least once in  a
newspaper  of  general  circulation  in  each county wholly or partially
within the park and in at least three metropolitan areas of  the  state,
and individual notice served by mail upon:
(1)  the chairman of the planning board, if any, and the clerk of each
local government, and the chairman of the  county  planning  agency,  if
any, and the clerk of each county, wholly or partially within the park;
(2)  the  chairman of each regional planning agency whose jurisdiction
is wholly or partially within the park; and
(3) the Adirondack park local government review board.
c. Hamlet areas. (1) Character description. Hamlet  areas,  delineated
in  brown  on  the  plan  map, range from large, varied communities that
contain a sizeable permanent, seasonal and transient populations with  a

great  diversity  of  residential,  commercial,  tourist  and industrial
development and a high level  of  public  services  and  facilities,  to
smaller,  less  varied communities with a lesser degree and diversity of
development   and  a  generally  lower  level  of  public  services  and
facilities.
(2) Purposes, policies and objectives. Hamlet areas will serve as  the
service and growth centers in the park. They are intended to accommodate
a  large  portion  of  the necessary and natural expansion of the park's
housing, commercial and industrial activities. In these  areas,  a  wide
variety  of  housing,  commercial, recreational, social and professional
needs of the park's permanent, seasonal and transient  populations  will
be met. The building intensities that may occur in such areas will allow
a  high  and  desirable level of public and institutional services to be
economically feasible. Because a hamlet is concentrated in character and
located in areas where existing development patterns indicate the demand
for and viability of  service  and  growth  centers,  these  areas  will
discourage  the  haphazard  location  and dispersion of intense building
development in the park's open space areas. These areas will continue to
provide services to park residents and visitors and, in conjunction with
other land use areas and activities on both  private  and  public  land,
will  provide  a diversity of land uses that will satisfy the needs of a
wide variety of people.
The delineation of hamlet areas on the plan map is designed to provide
reasonable  expansion  areas  for  the  existing  hamlets,   where   the
surrounding  resources  permit  such  expansion. Local government should
take  the  initiative  in  suggesting  appropriate  expansions  of   the
presently delineated hamlet boundaries, both prior to and at the time of
enactment of local land use programs.
(3)  All  land uses and development are considered compatible with the
character, purposes and objectives of hamlet areas.
(4) No overall intensity guideline is applicable to hamlet areas.
d. Moderate intensity use area. (1)  Character  description.  Moderate
intensity  use areas, delineated in red on the plan map, are those areas
where the capability of the natural resources and the  anticipated  need
for  future  development  indicate  that relatively intense development,
primarily residential in character, is possible, desirable and suitable.
These areas are primarily located  near  or  adjacent  to  hamlets  to
provide  for residential expansion. They are also located along highways
or accessible shorelines where existing development has established  the
character of the area.
Those  areas  identified  as  moderate  intensity use where relatively
intense development does not already exist are  generally  characterized
by  deep soils on moderate slopes and are readily accessible to existing
hamlets.
(2) Purposes, policies and objectives. Moderate  intensity  use  areas
will  provide  for  development opportunities in areas where development
will  not  significantly  harm  the  relatively  tolerant  physical  and
biological   resources.   These   areas  are  designed  to  provide  for
residential expansion and growth and  to  accommodate  uses  related  to
residential uses in the vicinity of hamlets where community services can
most  readily and economically be provided. Such growth and the services
related to it will generally be at less intense levels  than  in  hamlet
areas.
(3)  Guidelines  for  overall  intensity  of  development. The overall
intensity of development for land located in any moderate intensity  use
area  should  not  exceed approximately five hundred principal buildings
per square mile.
(4) Classification of compatible uses:
Primary uses in moderate intensity use areas:
1. Single family dwellings.
2. Individual mobile homes.
3. Open space recreation uses.
4. Agricultural uses.
5. Agricultural use structures.
6. Forestry uses.
7. Forestry use structures.
8.  Hunting  and  fishing  cabins  and  hunting  and fishing and other
private club structures.
9. Game preserves and private parks.
10. Cemeteries.
11. Private roads.
12. Private sand and gravel extractions.
13. Public utility uses.
14.  Accessory  uses  and  structures  to  any  use  classified  as  a
compatible use.
Secondary uses in moderate intensity use areas:
1. Multiple family dwellings.
2. Mobile home courts.
3. Public and semi-public buildings.
4. Municipal roads.
5. Agricultural service uses.
6. Commercial uses.
7. Tourist accommodations.
8. Tourist attractions.
9. Marinas, boatyards and boat launching sites.
10. Campgrounds.
11. Group camps.
12. Golf courses.
13. Ski centers.
14. Commercial seaplane bases.
15. Commercial or private airports.
16.  Sawmills,  chipping  mills,  pallet  mills and similar wood using
facilities.
17. Commercial sand and gravel extractions.
18. Mineral extractions.
19. Mineral extraction structures.
20. Watershed management and flood control projects.
21. Sewage treatment plants.
22. Major public utility uses.
23. Industrial uses.
e. Low intensity use areas. (1) Character description.  Low  intensity
use  areas,  delineated  in  orange  on  the plan map, are those readily
accessible areas, normally within  reasonable  proximity  to  a  hamlet,
where  the physical and biological resources are fairly tolerant and can
withstand development at an  intensity  somewhat  lower  than  found  in
hamlets  and  moderate  intensity  use  areas.  While  these areas often
exhibit  wide  variability  in  the   land's   capability   to   support
development,  they  are generally areas with fairly deep soils, moderate
slopes and no large acreages of critical  biological  importance.  Where
these  areas  are  adjacent  to or near hamlets, clustering homes on the
most developable portions of these areas  makes  possible  a  relatively
high level of residential units and local services.
(2)  Purposes,  policies  and objectives. The purpose of low intensity
use areas is to provide for development  opportunities  at  levels  that
will   protect  the  physical  and  biological  resources,  while  still
providing for  orderly  growth  and  development  of  the  park.  It  is

anticipated  that  these areas will primarily be used to provide housing
development opportunities not only for park residents but also  for  the
growing  seasonal home market. In addition, services and uses related to
residential  uses may be located at a lower intensity than in hamlets or
moderate intensity use areas.
(3) Guidelines for  overall  intensity  of  development.  The  overall
intensity  of development for land located in any low intensity use area
should not exceed approximately  two  hundred  principal  buildings  per
square mile.
(4) Classification of compatible uses:
Primary uses in low intensity use areas:
1. Single family dwellings.
2. Individual mobile homes.
3. Open space recreation uses.
4. Agricultural uses.
5. Agricultural use structures.
6. Forestry uses.
7. Forestry use structures.
8.  Hunting  and  fishing  cabins  and  hunting  and fishing and other
private club structures.
9. Game preserves and private parks.
10. Private roads.
11. Cemeteries.
12. Private sand and gravel extractions.
13. Public utility uses.
14.  Accessory  uses  and  structures  to  any  use  classified  as  a
compatible use.
Secondary uses in low intensity use areas:
1. Multiple family dwellings.
2. Mobile home courts.
3. Public and semi-public buildings.
4. Municipal roads.
5. Agricultural service uses.
6. Commercial uses.
7. Tourist accommodations.
8. Tourist attractions.
9. Marinas, boatyards and boat launching sites.
10. Golf courses.
11. Campgrounds.
12. Group camps.
13. Ski centers.
14. Commercial seaplane bases.
15. Commercial or private airports.
16.  Sawmills,  chipping  mills,  pallet  mills and similar wood using
facilities.
17. Commercial sand and gravel extractions.
18. Mineral extractions.
19. Mineral extraction structures.
20. Watershed management and flood control projects.
21. Sewage treatment plants.
22. Waste disposal areas.
23. Junkyards.
24. Major public utility uses.
25. Industrial uses.
f. Rural use  areas.  (1)  Character  description.  Rural  use  areas,
delineated  in  yellow  on  the  plan map, are those areas where natural
resource  limitations  and  public  considerations  necessitate   fairly
stringent  development  constraints.  These  areas  are characterized by

substantial acreages of one or more of  the  following:  fairly  shallow
soils, relatively severe slopes, significant ecotones, critical wildlife
habitats,  proximity  to scenic vistas or key public lands. In addition,
these  areas are frequently remote from existing hamlet areas or are not
readily accessible.
Consequently,  these  areas  are  characterized  by  a  low  level  of
development and variety of rural uses that are generally compatible with
the  protection  of  the relatively intolerant natural resources and the
preservation of open space. These  areas  and  the  resource  management
areas provide the essential open space atmosphere that characterizes the
park.
(2) Purposes, policies and objectives. The basic purpose and objective
of rural use areas is to provide for and encourage those rural land uses
that  are consistent and compatible with the relatively low tolerance of
the areas' natural resources and the preservation  of  the  open  spaces
that  are  essential  and  basic  to  the  unique character of the park.
Another objective of rural use areas is  to  prevent  strip  development
along  major  travel  corridors  in  order  to enhance the aesthetic and
economic benefit derived from a park atmosphere along these corridors.
Residential development and related development and uses should  occur
on  large lots or in relatively small clusters on carefully selected and
well  designed  sites.  This  will  provide  for  further  diversity  in
residential and related development opportunities in the park.
(3)  Guideline  for  overall  intensity  of  development.  The overall
intensity of development for land located in any rural use  area  should
not  exceed  approximately  seventy-five  principal buildings per square
mile.
(4) Classification of compatible uses.
Primary uses in rural use areas:
1. Single family dwellings.
2. Individual mobile homes.
3. Open space recreation uses.
4. Agricultural uses.
5. Agricultural use structures.
6. Forestry uses.
7. Forestry use structures.
8. Hunting and fishing  cabins  and  hunting  and  fishing  and  other
private club structures.
9. Game preserves and private parks.
10. Cemeteries.
11. Private roads.
12. Private sand and gravel extractions.
13. Public utility uses.
14.  Accessory  uses  and  structures  to  any  use  classified  as  a
compatible use.
Secondary uses in rural use areas:
1. Multiple family dwellings.
2. Mobile home courts.
3. Public and semi-public buildings.
4. Municipal roads.
5. Agricultural service uses.
6. Commercial uses.
7. Tourist accommodations.
8. Marinas, boatyards and boat launching sites.
9. Golf courses.
10. Campgrounds.
11. Group camps.
12. Ski centers.
13. Commercial seaplane bases.
14. Commercial or private airports.
15.  Sawmills,  chipping  mills,  pallet  mills and similar wood using
facilities.
16. Commercial sand and gravel extractions.
17. Mineral extractions.
18. Mineral extraction structures.
19. Watershed management and flood control projects.
20. Sewage treatment plants.
21. Waste disposal areas.
22. Junkyards.
23. Major public utility uses.
24. Industrial uses.
g. Resource management  areas.  (1)  Character  description.  Resource
management  areas,  delineated in green on the plan map, are those lands
where the need to protect,  manage  and  enhance  forest,  agricultural,
recreational and open space resources is of paramount importance because
of  overriding  natural  resource  and public considerations. Open space
uses,  including  forest  management,   agriculture   and   recreational
activities, are found throughout these areas.
Many  resource  management  areas  are  characterized  by  substantial
acreages of one or more of the following: shallow soils, severe  slopes,
elevations  of over twenty-five hundred feet, flood plains, proximity to
designated  or  proposed  wild  or  scenic  rivers,  wetlands,  critical
wildlife  habitats  or  habitats of rare and endangered plant and animal
species.
Other resource management areas include extensive tracts under  active
forest  management  that  are  vital  to  the  wood  using  industry and
necessary to insure its raw material needs.
Important and viable  agricultural  areas  are  included  in  resource
management  areas,  with  many  farms exhibiting a high level of capital
investment for agricultural buildings and equipment. These  agricultural
areas  are  of  considerable economic importance to segments of the park
and provide for a type of open space which is compatible with the park's
character.
(2)  Purposes,  policies  and  objectives.  The  basic  purposes   and
objectives  of  resource  management  areas  are to protect the delicate
physical  and  biological  resources,  encourage  proper  and   economic
management  of  forest,  agricultural  and  recreational  resources  and
preserve the open spaces that are essential  and  basic  to  the  unique
character  of  the park.  Another objective of these areas is to prevent
strip development along major travel corridors in order to  enhance  the
aesthetic  and  economic  benefits  derived from a park atmosphere along
these corridors.
Finally,  resource  management  areas  will  allow   for   residential
development  on  substantial  acreages or in small clusters on carefully
selected and well designed sites.
(3) Guidelines for  overall  intensity  of  development.  The  overall
intensity  of  development  for  land located in any resource management
area should not exceed approximately  fifteen  principal  buildings  per
square mile.
(4) Classification of compatible uses.
Primary uses in resource management areas:
1. Agricultural uses.
2. Agricultural use structures.
3. Open space recreation uses.
4. Forestry uses.
5. Forestry use structures.
6. Game preserves and private parks.
7. Private roads.
8. Private sand and gravel extractions.
9. Public utility uses.
10.  Hunting  and  fishing  cabins  and  hunting and fishing and other
private club structures involving less than five hundred square feet  of
floor space.
11.  Accessory  uses  and  structures  to  any  use  classified  as  a
compatible use.
Secondary uses in resource management areas:
1. Single family dwellings.
2. Individual mobile homes.
3. Hunting and fishing  cabins  and  hunting  and  fishing  and  other
private  club  structures  involving five hundred square feet or more of
floor space.
4. Campgrounds.
5. Group camps.
6. Ski centers and related tourist accommodations.
7. Agricultural service uses.
8. Sawmills, chipping mills,  pallet  mills  and  similar  wood  using
facilities.
9. Commercial sand and gravel extractions.
10. Mineral extractions.
11. Mineral extraction structures.
12. Watershed management and flood control projects.
13. Sewage treatment plants.
14. Major public utility uses.
15. Municipal roads.
16. Golf courses.
h.  Industrial  use  areas.  (1) Character description. Industrial use
areas, delineated in purple on the plan map, include  those  areas  that
are  substantial  in  size  and  located outside of hamlet areas and are
areas (1) where existing land uses are predominantly of an industrial or
mineral extraction nature or (2) identified by local and state officials
as having potential for new industrial development.
(2) Purposes, policies  and  objectives.  Industrial  use  areas  will
encourage  the  continued  operation  of  major  existing industrial and
mineral extraction uses important  to  the  economy  of  the  Adirondack
region  and  will  provide  suitable  locations  for  new industrial and
mineral extraction activities that may contribute to the economic growth
of the park without detracting from its character. Land uses that  might
conflict  with  existing  or  potential industrial or mineral extraction
uses are discouraged in industrial use areas.
(3) Classification of compatible uses.
Primary uses in industrial use areas:
1. Industrial uses.
2. Mineral extractions.
3. Mineral extraction structures.
4. Private sand and gravel extractions.
5. Commercial sand and gravel extractions.
6. Sawmills, chipping mills,  pallet  mills  and  similar  wood  using
facilities.
7. Forestry uses.
8. Forestry use structures.
9. Agricultural uses.
10. Agricultural use structures.
11. Private roads.
12. Open space recreation uses.
13.  Hunting  and  fishing  cabins  and  hunting and fishing and other
private club structures.
14. Public utility uses.
15. Major public utility uses.
16.  Accessory  uses  and  structures  to  any  use  classified  as  a
compatible use.
Secondary uses in industrial use areas:
1. Commercial uses.
2. Agricultural service uses.
3. Public and semi-public buildings.
4. Municipal roads.
5. Sewage treatment plants.
6. Waste disposal areas.
7. Junkyards.
(4) No overall intensity guideline is  applicable  to  industrial  use
areas.
4.  Development  considerations. The following are those factors which
relate to potential for adverse impact upon the park's natural,  scenic,
aesthetic,  ecological,  wildlife,  historic, recreational or open space
resources and which shall be considered, as provided  in  this  article,
before  any  significant  new  land use or development or subdivision of
land is undertaken in the park. Any burden on the  public  in  providing
facilities  and services made necessary by such land use and development
or subdivision of land shall also be taken into account, as well as  any
commercial,  industrial,  residential,  recreational  or  other benefits
which might be derived therefrom:
a. Natural resource considerations.
(1) Water
(a) Existing water quality.
(b) Natural sedimentation of siltation.
(c) Eutrophication.
(d) Existing drainage and runoff patterns.
(e) Existing flow characteristics.
(f) Existing water table and rates of recharge.
(2) Land
(a) Existing topography.
(b) Erosion and slippage.
(c) Floodplain and flood hazard.
(d) Mineral resources.
(e) Viable agricultural soils.
(f) Forest resources.
(g) Open space resources.
(h) Vegetative cover.
(i) The quality and availability  of  land  for  outdoor  recreational
purposes.
(3) Air
(a) Air quality.
(4) Noise
(a) Noise levels.
(5) Critical resource areas
(a)  Rivers  and corridors of rivers designated to be studied as wild,
scenic or recreational in accordance with the environmental conservation
law.
(b) Rare plant communities.
(c) Habitats of rare and endangered species and key wildlife habitats.
(d) Alpine and subalpine life zones.
(e) Wetlands.
(f) Elevations of twenty-five hundred feet or more.
(g)  Unique  features,  including  gorges,  waterfalls,  and  geologic
formations.
(6) Wildlife
(a) Fish and wildlife.
(7) Aesthetics
(a) Scenic vistas.
(b) Natural and man-made travel corridors.
b. Historic site considerations.
(1) Historic factors
(a) Historic sites or structures.
c. Site development considerations.
(1) Natural site factors
(a) Geology.
(b) Slopes.
(c) Soil characteristics.
(d) Depth to ground water and other hydrological factors.
(2) Other site factors
(a) Adjoining and nearby land uses.
(b) Adequacy of site facilities.
d. Governmental considerations.
(1) Governmental service and finance factors
(a) Ability of government to provide facilities and services.
(b)  Municipal,  school  or special district taxes or special district
user charges.
e. Governmental review considerations.
(1) Governmental control factors
(a) Conformance with other governmental controls.