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 localgovernment  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 agreat 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  isanticipated  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 bysubstantial 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.