What's happening
This bill establishes a pilot program granting certain land development projects in five New York counties vested rights to zoning and regulations for six years after application.
Why it matters
Provides land developers with greater certainty. by locking in the zoning, environmental, and other local regulations that apply to a project for six years after a complete application is filed, reducing the risk that changing rules will derail or dramatically alter project plans mid-process.
Limits municipal power to retroactively change requirements. for ongoing projects, unless the municipality can meet a high burden of proof (clear and convincing evidence) that new state/federal laws, newly discovered information, or pre-existing environmental findings require different standards for significant public health or safety reasons.
Could accelerate investment and development. in the covered counties (Dutchess, Orange, Putnam, Rockland, and Westchester) by making the regulatory environment more predictable and attractive for developers, potentially affecting local economies and housing markets.
Includes safeguards and exceptions. local governments can still administer existing rules, make changes for future projects, and have a process to rebut vested rights in limited, well-justified circumstances, while also requiring public notification to neighbors for most projects.
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Who cares
Headline styles
Protect Property Development Rights
Plain English, a few words. Used as the page title.
Sponsors
3 Co-sponsors
History
- Referred to local governments
- Referred to local governments
Full text
2 pagesUnderlined is new[Struck] is removedOfficial text on nysenate.gov ↗
STATE OF NEW YORK
520
2019-2020 Regular Sessions
IN ASSEMBLY (Prefiled)
January 9, 2019
Introduced by M. of A. PAULIN, COOK, SCHIMMINGER, BRABENEC -- read once and referred to the Committee on Local Governments
AN ACT to amend the general municipal law, in relation to vested rights relating to land development in the counties of Dutchess, Orange, Putnam, Rockland and Westchester; and providing for the repeal of such provisions upon expiration thereof
The People of the State of New York, represented in Senate and Assembly, do enact as follows:
Section 1. The general municipal law is amended by adding a new article 7-B to read as follows:
ARTICLE 7-B
VESTED RIGHTS RELATING TO LAND DEVELOPMENT
Section 150. Vested rights relating to land development; pilot program.
151. Application of article.
§ 150. Vested rights relating to land development; pilot program. 1. In the counties of Dutchess, Orange, Putnam, Rockland and Westchester, there shall be a presumption, rebuttable by a municipality in any such county only pursuant to subdivision two of this section by clear and convincing evidence, that municipal zoning, planning, environmental, and all other applicable village, town, or city ordinances, regulations and other enactments regulating the development of land which are applicable to a particular parcel of land as of the ninth month after the filing date of an application deemed completed by the municipality for site plan, subdivision or other development plan approval of such parcel, which application meets all non-discretionary requirements specified therefor, including, but not limited to a survey prepared by a licensed surveyor and plans prepared by a licensed engineer or architect and is accompanied by an environmental assessment form, if required, or at the discretion of the applicant a draft environmental impact statement, shall remain applicable to the proposed project that is the subject of the application or the draft environmental impact statement for a period
EXPLANATION--Matter in italics (underscored) is new; matter in brackets
[ ] is old law to be omitted.
LBD03698-01-9
A. 520 2
of six years after the filing date, as long as it is being pursued with reasonable efforts by the applicant. If no state or local agency has discretionary authority over the project, the filing date shall be that of the filing of an application for a building permit, together with a survey prepared by a licensed surveyor and plans prepared by a licensed engineer or architect in which case no environmental documentation need be filed in order for this section to apply. Written notice of such application, except in the case of a one-family dwelling, shall be given by the applicant to all property owners within a distance of two hundred fifty feet of the applicant's property lines by first class mail to the last known address on the tax records. The applicant shall file an affidavit with the municipality of the mailing of such notice.
2. In order to rebut the presumption established pursuant to subdivision one of this section, a municipal board must adopt a detailed written finding and has the burden of proof to show by clear and convincing evidence that:
a. a change in applicable federal or state laws, rules or regulations alters the relevant requirements; or
b. newly discovered information or changes in circumstances specifically related to the proposed project or its site, will establish that:
(i) the project is likely to harm or endanger the public health, safety, general welfare or biological habitat; and
(ii) such harm or endangerment will not be prevented by existing laws, codes, ordinances, rules or regulations, or by governmental entities; or
c. the municipal board is applying a new or altered requirement that has been the subject of a draft environmental impact statement that was filed before the filing date of the subject application, and has subsequently become final in not substantially more stringent form than that described in such document, insofar as is relevant to the subject project.
3. Such a finding shall be deemed to be a final agency action for purposes of article seventy-eight of the civil practice law and rules and must be challenged within four months of the adoption of the finding by a municipal board.
4. Nothing in this section shall be interpreted to preclude:
a. the administration of all existing laws, rules and regulations as a result of which there could be requirements imposed on the proposed project; or
b. changes to such laws, rules and regulations that would affect future applications.
5. This section shall not apply to applications requiring changes in zoning provisions that are sought by the applicant in connection with the proposed project prior to the adoption of any such changes.
6. Any substantial changes to the proposed project which is the subject of the application by the applicant, which have not been generated in response to a comment (excepting a comment by, on behalf of or at the behest of the applicant) during the review process, will be deemed a new application.
§ 151. Application of article. The provisions of this article shall apply only to the counties of Dutchess, Orange, Putnam, Rockland and Westchester, and to no other counties in the state.
§ 2. This act shall take effect on the one hundred eightieth day after it shall have become a law; and shall expire and be deemed repealed six years after it shall take effect but shall continue to apply to parcels for which an application has been filed pursuant to section 150 of the general municipal law prior to such repeal.
Reflowed for reading: line numbers and page breaks removed. Cite the official text.
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