· 7 Factories, totaling 49 acres of 23+ft glass structures
· 267,000sqft Industrial Space, including packaging plant, warehouse, loading docks, office space, canteens, storage, boiler rooms, pump houses, and technical rooms
· (7) 33ft tall x 50ft diameter (1920SF) water heating tanks
· 300+ paved parking spaces for employees and visitors
· Acres of retention ponds and storm water management facilities
· Development the size of 55 Football Fields
· Grading and paving of 72 acres of predominately prime farmland
· Rerouting a creek and filling in 3 acres of federal wetlands
· Collection of rainwater from the roofs of 49 acres of factories that would have otherwise made its way into the creek, which is a tributary of Four Mile Creek
· 40+ tractor trailer shipments per day, heading west on State Rd. and North on Salt Rd.
· Unnatural light emanating from factories, warehouses, and parking lots
If this Industrial development ever came to fruition, the southeast portion of the town of Webster, the village of Webster, surrounding towns of Penfield, Ontario, Walworth, will see man made lights in the sky (light pollution) and hear the noise of a massive industrial park.
Witness for yourself the Tomato Factory in its current Industrial zone location off Dean Parkway, Town of Ontario, and Northside of 104. This factory can be seen and heard for miles in every direction, day and night.
This new project is clearly industrial in nature given its scale and therefore implicitly contradictory to the purpose of the property zoning, Large Lot Single-Family Residential District. This will devalue properties and negatively impact the quality of life for residents in the towns of Webster, Penfield, Ontario and Walworth.
Intergrow Grow Factory Lights (on Rt. 104 Ontario, NY) seen from 2.5 miles away
Chapter 225, Section 12, 'Large-Lot Single-Family Residential District' (what the lot itself is zoned as) The intent of this district will be to encourage large-lot residential development in areas where conditions of the environment, availability of utilities and surrounding land use patterns dictate that residential densities and the amount of land covered by impervious surface remain low.' Unlike other Residential Districts in the zoning code, the regulations for this district are prefaced with an explicitly stated intention to guide how the zoning should be interpreted. As stated before, the project would develop a majority of the lot, covering over half in impervious surface, thereby directly contravening the stated intended character of this zoning district, which was to ensure that 'the amount of land covered by impervious surface remain low.' https://ecode360.com/9313483#9313483
Article IX of the Town Code, 'Supplementary Regulations For All Districts,' Chapter 225 Section 73, 'Agricultural Uses'
Item D: 'Except as in hereinabove provided, all zoning provisions and restrictions as to single-dwelling units of Residential District R-3 shall apply.'
This means that except for the other items in this section specifically defining the restrictions of 'Agricultural Uses' which might contradict the requirements in R3 zoning, all other 'provisions and restrictions' of R3 zoning apply to land classified as 'Agricultural Use.'
Item F: 'Customary agricultural operations or farming may be conducted in all zones.'
Given that this technology did not exist at the time the code was written, and given that the applicant himself declares the project to be technology new to the United States, this operation would not have been what was meant by 'customary' when the code was written, and neither is it 'customary' now. https://ecode360.com/9314380#9314457
Article III, 'District Regulations'
Chapter 225, Section 11, 'R-3 Single Family Residential District' (what the Agricultural Use on the land is subject to, per Chp 225, Section 73)
Part B 'Dimensional Regulations', Item 2: 'Maximum lot coverage: 20%'
As land qualifying as 'Agricultural Use' is tied to the 'provisions and restrictions' of R-3 zoning by the 'Supplementary Regulations' for Agricultural Use in Chapter 225, Section 73, and as one of these 'provisions and restrictions' is that the land be developed no more than 20%, this project violates our zoning, as the project would be developing the majority of the lot. https://ecode360.com/9313146
72 acres of prime farmland will be stripped and covered with impervious surfaces (glass, concrete, asphalt and rubber pond liners). This is against the intent of Large-Lot Single Family Residential District.
40+ tractor trailers a day down rural residential roads with no shoulder, where kids wait for the bus.
The proposal did not include information regarding the amount of electric that would be utilized on the site with near constant lighting.
Our planning board has put the onus of responsibility on its citizens by choosing to appease the company and approve the project instead of acting in the best interests of the community, ignoring hundreds of residents’ objections and numerous zoning, environmental and ethical issues.
We cannot allow companies to assert a right to build industrial farming operations in residential areas, now or in the future.