Planning

The Town of LeRay Planning Department coordinates land use planning, subdivision and site plan review, and long-term development guidance for the community.

Working closely with the Town Planning Board, the department helps ensure that all projects within the Town are consistent with zoning, environmental, and design standards while supporting responsible growth.

The department is responsible for receiving and processing Planning Board applications, coordinating State Environmental Quality Review (SEQR) procedures, and maintaining official planning and zoning records. Staff also provide administrative and technical support to both the Planning Board and Zoning Board of Appeals (ZBA), preparing meeting agendas, minutes, public notices, and correspondence.

The Planning Department works in partnership with the Town’s Zoning Enforcement Officer (ZEO), the Town Engineer, and other agencies as needed to ensure compliance with Town Code, environmental regulations, and stormwater management standards under the MS4 (Municipal Separate Storm Sewer System) program. To learn more about regional stormwater protection efforts, visit the Jefferson County Stormwater Coalition.

Environmental Review

Almost every project reviewed by the Town of LeRay must undergo Environmental Review under the State Environmental Quality Review Act (SEQR).

SEQR is a statewide process that requires towns to identify potential environmental impacts before making decisions on site plans, subdivisions, special use permits, or major land changes.

Environmental Review doesn’t mean a project is harmful — it simply ensures that new development protects water quality, wetlands, wildlife, drainage systems, traffic flow, and the character of the community.

By completing SEQR early in the review process, applicants can avoid surprises, reduce redesigns, and help the Town make well-informed, legally sound decisions.

What is SEQRA?

SEQRA (State Environmental Quality Review Act) is a New York State law that requires all municipalities to evaluate the environmental impacts of a project before granting approvals.“Environmental” includes much more than nature — it covers traffic, drainage, lighting, noise, neighborhood character, public services, and long-term sustainability.

SEQR is meant to identify and avoid problems before construction starts, not stop development.

Why does SEQR matter?

SEQR protects both the applicant and the community by ensuring:

Safe traffic flow
Proper drainage and stormwater management
Protection of sensitive environmental areas
Adequate utilities and emergency access
Good design that fits the neighborhood
Long-term impacts are considered

Completing SEQR thoroughly helps prevent delays, appeals, or legal issues after approval.

What types of projects require SEQR?

Almost all Planning Board actions require SEQR, including:

Site Plan Review
Subdivisions (Major and Minor)
Special Use Permits
Lot Line Adjustments (in some cases)
Site Plan Modifications
Environmental permits, drainage changes, or infrastructure expansions

Only very minor actions are exempt (“Type II actions”), such as:

Replacement of structures in-kind
Accessory structures under certain thresholds
Routine maintenance

Most development falls into “Unlisted” or “Type I” categories, both of which require environmental assessment.

Who completes the Environmental Assessment Form (EAF)?

The applicant completes Part 1 of the EAF — providing basic project information such as acreage, existing conditions, proposed uses, utility connections, grading, and environmental features.

The Planning Board, acting as “Lead Agency,” completes Parts 2 and 3, which include:

Impact analysis
Significance determination
Final environmental findings

Note: The Town cannot approve a project until SEQR is complete.

Short EAF vs. Long EAF

There are two types of Environmental Assessment Forms:

Short EAF (SEAF): Used for most small or moderate projects, such as:
1. Minor subdivisions
2. Small commercial changes
3. Smaller site modifications
Long EAF (LEAF): Required for larger or more complex projects, such as:
1. Major subdivisions
2. Multi-building or multi-phase developments
3. Projects near sensitive environmental resources
4. Uses listed as “Type I” under SEQR regulations

The Planning Department will let applicants know which form is required.

What is a Negative Declaration?

A Negative Declaration means the Planning Board has determined the project will not result in significant adverse environmental impacts.

This is the most common outcome for projects that are well-planned and meet zoning standards.

A Negative Declaration allows the project to move forward to final approval.

What is a Positive Declaration?

A Positive Declaration means the Board has identified potentially significant impacts that require a deeper level of study called an Environmental Impact Statement (EIS).

This is rare, and usually applies only to very large or complex projects.

A Positive Declaration does not mean the project is denied — it means more information is needed.

Starting a Project?

Whether you’re planning a home renovation, starting a business, adding a building, or developing land, every project in the Town of LeRay begins the same way — with a quick check to make sure your proposal meets zoning requirements and follows the right approval process.

Most projects start with the Zoning Enforcement Officer (ZEO), who confirms whether your idea is permitted in your zoning district and whether you need a Zoning Permit, a Planning Board review, or both. From there, the Planning Department helps guide you through the steps required for your specific project so everything is safe, legal, and aligned with Town Code.

Starting with the right information early prevents delays, avoids costly redesigns, and ensures your project moves smoothly through the approval process. Use the topics below to learn what kind of review your project may need and how to begin the process confidently.

Do I need Planning Board Review?

Whether you need Planning Board review depends on what you want to build and where it’s located. Most projects begin with a quick check by the Zoning Enforcement Officer (ZEO) to confirm what’s allowed in your zoning district.

You likely need Planning Board review if your project involves:

A commercial, industrial, or multi-family building
Changing the use of a property (ex: home → business)
Creating multiple buildings on one lot
Major additions or expansions
Changes to parking, lighting, traffic flow, or drainage
A project requiring a Special Use Permit
Modifying a previously approved site plan

Handled by the ZEO (no Planning Board review):

Single-family homes on approved lots
Sheds, decks, patios, fences, small additions
Agricultural projects allowed by right
Signs and minor exterior changes

Starting with the ZEO ensures you’re on the right path before you design or submit anything.

What is Site Plan Review?

Site Plan Review evaluates the design and layout of new development to ensure it’s safe, functional, and compatible with the surrounding area.

The Planning Board reviews:

Building placement and design
Access, parking, walkways, and circulation
Landscaping and buffering
Lighting and signage
Drainage and stormwater management
Emergency access
Impacts on neighbors and public infrastructure

This process protects the community by making sure projects are well-planned and consistent with the Town’s zoning, engineering standards, and Comprehensive Plan.

What is a Site Plan Modification?

A Site Plan Modification is required when a previously approved project needs changes. Even small adjustments can impact drainage, access, setbacks, or neighboring properties.

Common modifications include:

Shifting the building location
Changing parking layout or driveway access
Updating landscaping, lighting, or signage
Adding or removing structures
Adjusting utilities or stormwater design
Expanding or altering an approved project
Converting a site to a different land use

Most modifications can be reviewed in one meeting, but significant changes may require additional review or a public hearing.

What is a Special Use Permit?

A Special Use Permit (SUP) is required for certain land uses that are allowed only under specific conditions to protect nearby properties and the public interest.

Examples include:

Home-based businesses
Certain retail or service uses
Multi-family housing in specific districts
Outdoor storage
Specialty or high-impact uses

The Planning Board reviews these projects to ensure the use fits the site safely and meets performance standards such as traffic, noise, lighting, screening, and hours of operation.

Starting a Commercial or Multi-Family Project

Commercial and multi-family developments require early coordination with the ZEO and Planning Department before plans are drawn.

These projects often involve:

Parking and circulation design
Lighting, landscaping, and buffering
Stormwater and drainage engineering
Traffic impacts
Signage and access requirements
Utilities and fire access

Because they can affect surrounding properties and infrastructure, they require Site Plan Review and sometimes a Special Use Permit. Meeting with staff early helps identify requirements, avoid redesigns, and confirm zoning compliance from the start.

Starting a Home-Based Business

Some home occupations are allowed by right, while others require a Special Use Permit to ensure they are compatible with residential neighborhoods.

You may need additional review if your business includes:

Customer visits
Employees
Outdoor storage
On-site sales
Noise, signage, or increased traffic

The ZEO can determine whether your home business is considered “customary,” or whether Planning Board review is required.

Submitting Your Application

All Planning Board applications must be submitted as:

A complete PDF emailed to clerk@townofleray.org, and
One physical file copy delivered to the Planning Department.

Applications must be submitted by the second Friday before the scheduled Planning Board meeting.

** Lot Line Adjustments and Site Plan Modifications typically require submitting 3 signed map copies as these projects typically only involve one meeting. The Chairperson will sign the maps upon approval at the meeting.

Before You Apply: Start Here

Most delays and frustrations happen before the application is even submitted — not during.

Before beginning any project, big or small, talk with the Zoning Enforcement Officer (ZEO). The ZEO can confirm your zoning district, setbacks, what is allowed on your property, and whether your project needs a Zoning Permit, a Planning Board review, or ZBA approval.

This section is designed to help residents understand what they need to check, know, and prepare so their project can be reviewed smoothly and correctly the first time.

Verify That Your Project Is Allowed on Your Property

Every property in Town has zoning rules, and they differ by district.

Before applying, you should confirm:

What zoning district your property is in (learn more)
What the rules for your district are
This may include:
1. Setback requirements (distance from property lines)
2. Height limits
3. Lot coverage limits
4. What uses are permitted or prohibited
5. Special standards for corner lots, waterfront, agricultural land, etc.

🛑 If this sounds overwhelming: The ZEO will walk you through it. Residents are not expected to interpret the zoning code on their own.

Make Sure Your Project Requires a Zoning Permit

Most projects do, but some do not. A zoning permit is generally required for:

New buildings or structures
Additions or expansions
Decks, porches, garages, sheds, and pools
Changes in land use (e.g., adding a home business or new residential unit)
Projects that alter the footprint, height, or placement of a structure

If you're unsure, call the Planning & Zoning Office. It's far easier to check than to undo a violation later.

Check Whether Your Project Needs Additional Approvals

This is the #1 piece people don’t know — and the biggest cause of delays.

Your zoning permit cannot be issued until all necessary reviews are complete.

Planning Board (PB) may be required for:
1. Subdivisions
2. Lot line adjustments
3. Site plan review
4. Site Plan Modification review
5. Special Use Permits
6. Certain commercial, industrial, or multi-use projects
Important nuance:
1. If you already know you’re subdividing land → you go directly to the Planning Board.
2. If you apply for a zoning permit, and the ZEO discovers your project triggers a Planning Board review → you will be redirected to Planning Board before your permit can be approved.
Zoning Board of Appeals (ZBA) may be required for:
1. Variances (setback relief, height relief, etc.)
2. Interpretations of zoning regulations
3. Projects that cannot meet a zoning requirement as written
Highway Department may be required for:
1. New driveway entrances
2. Changes to existing driveways that affect the road right-of-way
Jefferson County Public Health may be required for:
1. Septic installations or replacements
2. Wells
3. Any project affecting on-site wastewater systems
County Code Enforcement (Building Permit)
Occurs after you receive your zoning permit.

The ZEO will tell you which of these apply to your project.

Gather the Documents You’ll Need to Apply

Nearly all zoning permits require supporting materials.

Required for most projects:

Permit fee
Complete application
- Owner authorization if someone else is applying on your behalf
Basic plot plan/sketch showing:
- Property lines and dimensions
- Size and location of all proposed AND existing structures on the lot
- Setback distances from all lot lines, road right-of-way, waterbodies, etc.

May be required depending on the project:

Septic or well information
Driveway permit
Environmental documentation
Planning or Zoning Board approval letters
Current deed
Any easements effecting the property
Survey map (not always required, but helpful)

Submitting a complete application is the fastest way to avoid delays.

Understand the Timeline and Process

Every project’s timeline depends on:

Whether additional Board review is needed
Whether the application is complete
How quickly the applicant provides requested information
Workload and scheduling cycles for Boards

Simple projects may be approved quickly.

More complex projects, or ones needing PB or ZBA review, follow statutory timelines.

Tip: Always apply well before you plan to start building.

Do Not Begin Work Until the Permit Is Approved

Starting before approval can lead to:

Stop-work orders
Fines
Required removal or modification of work already completed
Delays in scheduling inspections or approvals

A zoning permit must be in hand before any construction begins.

The Town Is Here to Help

The ZEO’s role is not adversarial — it’s to help you complete your project legally and safely.

Residents often think they’re “doing something wrong” by asking questions. You aren’t.

The Town encourages:

Early conversations
Brainstorming
“Does this idea even work?” type questions
Draft site plan reviews
Informal pre-application chats

All of this helps get your project on the right track.

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