Zoning, building permits and septic rules in Town of Sheridan, New York

Town of Sheridan’s own rules

• InspectionsRequired

  Building projects inside Sheridan town.

  • At least two inspections are required during April through September; at least one is required during the remaining months.

  inspections during April through September: >= 2 inspections · inspections during remaining months: >= 1 inspection

  “It shall be the duty of the Building Inspector or other authorized officer to make at least two (2) inspections of all building projects during the months of April, May, June, July, August and September of each year and at least one occasion during the remaining months.”

• Building in a floodplainRequired

  New construction, substantial improvements, subdivision proposals, new developments, and new or replacement water-supply or sanitary-sewage systems in Sheridan's Flood Hazard Area District.

  • The permit system applies only if the activity falls within the Flood Hazard Area District.
  • The Building Inspector reviews new-construction and substantial-improvement permit applications for flood safety.
  • New construction or substantial improvements at a flood-hazard site must be anchored, use flood-resistant construction materials and utility equipment, and use practices minimizing flood damage.

  “It shall be required that all new construction, substantial improvements, subdivision proposals, new developments and new or replacement water supply/sanitary sewage systems will come under the following permit system if it falls within the Flood Hazard Area (FHA) District.”

• Permit feesVariable (with conditions)

  Town zoning and short-term-rental permits inside Sheridan town.

  • The Town Board establishes the fee schedule by resolution and may amend it by later resolution.
  • The schedule includes fees to establish and renew short-term-rental units, ZBA variance requests, and other Town Board-determined fees.

  “A fee schedule shall be established by resolution of the Town Board of this Town and may thereafter be amended from time to time by resolution.”

• Permit processPartial

  Town zoning-permit applications inside Sheridan town.

  • This published process concerns a permit application under the zoning ordinance.
  • If the Building Inspector is not satisfied that proposed development meets the ordinance, the application is refused and the applicant may appeal to the Board of Appeals.
  • Approval or rejection must occur within 15 days of filing; denials must be in writing with reasons.

  application decision period: <= 15 days (application, plan, or amendment filed pursuant to the zoning ordinance)

  “The Building Inspector shall approve or reject any application, plan or amendment thereto, filed pursuant to the provisions of this ordinance, within fifteen (15) days and if approved, shall issue a permit. All denials shall be in writing with the reasons for the action taken stated.”

Rules another office applies inside Town of Sheridan

Town of Sheridan does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Minimum lot sizeSpecified

  Lots inside Sheridan town on which a household sewage treatment system is installed; this is a Health District sanitation standard, not a Town zoning-district standard.

  • 15,000 square feet applies where public water is available but public sewer is unavailable.
  • 40,000 square feet applies where neither public water nor public sewer is available.
  • The lot must have sufficient area for complete replacement of the leaching system or subsurface sand filter.

  minimum lot size: 15000 square feet (where public water is available and public sewer is not available) · minimum lot size: 40000 square feet (where neither public water nor public sewer is available)

  “Where public water is available and a public sewer is not available the minimum lot size shall be 15,000 square feet. Where neither public water nor public sewer is available the minimum lot size shall be 40,000 square feet.”

• Septic permitRequired

  Construction, installation, connection, alteration, or extension of a household sewage treatment system inside Sheridan town.

  • Minor repairs do not require a permit.
  • A separate permit is required for each premises.
  • Applications must be in writing, on the Public Health Director's form, and include the nonrefundable Article XXIII fee.
  • A permit expires one year after issuance unless extended in writing.
  • Bedroom-increasing additions require a septic-capacity evaluation and, if undersized, an upgrade.

  permit expiration: 1 year after issuance (unless an extension has been granted in writing)

  “No person shall construct, install, connect, alter or extend a household sewage treatment system within the Chautauqua County Health District without having first applied for and received a written permit from the Public Health Director. No permit is required for minor repairs.”

• Septic inspectionRequired

  New or modified household sewage treatment systems inside Sheridan town.

  • The owner must request inspection at least 48 hours before expected completion.
  • The system cannot be covered or operated until inspection and approval.
  • The Director may inspect during construction.
  • Separate mandatory inspection policies cover unpermitted systems and permitted systems older than 30 years within 250 feet of specified lakeshores, including Lake Erie.

  inspection request notice: >= 48 hours

  “A property owner shall request an inspection of his or her household sewage treatment system at least 48 hours in advance of expected time of completion. The household sewage treatment system shall not be covered or placed into operation until the system has been inspected and approved by the Public Health Director.”

• Off-grid sanitationLimited

  Private off-grid sanitation systems inside Sheridan town where no approved public sanitary sewerage system is available.

  • A premises with plumbing fixtures or a sanitary-flow receptacle must use an approved household system when no approved public sewer is available.
  • The system must comply with 10 NYCRR Part 75 and Appendix 75-A.
  • Pit privies cannot be used; privies must be watertight vault privies.
  • Surface-discharge systems are prohibited for new construction and cannot receive a waiver.

  “Pit privies are not to be utilized, and privies are to be Watertight Vault Privies.”

• Mandatory utility hookupWater and sewer (with conditions)

  Dwellings and structures requiring potable water inside Sheridan town when public systems are available and accessible.

  • A private household sewage system may not be installed, maintained, or operated where a public sewer is accessible.
  • Where an approved public sewer is accessible, the private system must be abandoned and directly connected.
  • For new construction requiring potable water, an available and accessible municipal public-water system must be used.
  • For an existing noncompliant water supply, the Director may order connection within no more than 90 days.

  existing-water-supply connection period: <= 90 days (when ordered because the other supply fails stated standards)

  “For all new construction of dwellings or other structures requiring potable water where a municipal public water system is available and accessible, the source of potable water serving said dwelling or structure shall be from the municipal public water system.”

• Subdividing landRegulated (with conditions)

  Individual household sewage systems in approved subdivisions inside Sheridan town.

  • The claim concerns Health District sewage standards for approved subdivisions, not comprehensive Town subdivision approval requirements.
  • New-realty-subdivision individual sewage systems may be installed only when the Public Health Director considers a community sewerage system impractical and inadvisable.

  “Individual household sewage treatment systems in approved subdivisions shall follow the provisions of this Article and the approved requirements contained on the plans filed in the office of the Chautauqua County Clerk.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Sheridan or Chautauqua County directly.

• Building permit — Residential construction inside Sheridan town.
• Owner-builder exemption — Owner-built residences inside Sheridan town.
• Building code adopted — Building construction inside Sheridan town.
• Certificate of occupancy — Completed residential construction inside Sheridan town.
• Minimum dwelling size — Dwellings inside Sheridan town.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Off-grid gear

Going off-grid in Town of Sheridan means bringing your own water and power. The kit we’d start with:

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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