[Amended 5-8-1987 by L.L. No. 4-1997; 5-8-2003 by L.L. No. 2-2003; 5-13-2004 by L.L. No. 3-2004; 10-18-2008 by L.L. No.
4-2008; 10-21-2010 by L.L. No. 1-2010]
The Town of Crawford is hereby divided into
the following classes of districts, the respective symbol for each
type of district being set forth opposite its title:
RA
|
Residence/Agriculture District
|
R
|
Residence District
|
RM
|
Multiple Residence District
|
I
|
Industrial District
|
BP
|
Business Park District
|
O-R
|
Office-Residence District
|
CH
|
Center Hamlet District
|
AR-O
|
Architectural Review Overlay District
|
SC-O
|
Scenic Corridor Overlay District
|
TR
|
Thompson Ridge District
|
[Amended 10-21-2010 by L.L. No. 1-2010]
The boundaries of said districts are hereby
established as shown on the "Zone Map, Town of Crawford" as adopted
by the Town Board, revision dated May 8, 2004, and as may be subsequently
revised, which accompanies and, with all explanatory matter thereon
and amendments thereto, is hereby made a part of this chapter. Said
map shall be kept up to date in the offices of the Building Inspector
and the Town Clerk for the use and benefit of the public.
In determining the boundaries of the districts
shown on the map, the following rules shall apply:
A. Unless otherwise shown, the district boundaries shall
be construed to coincide with the center lines of streets, alleys,
highways, waterways, railroad rights-of-way, lot lines or boundary
lines of subdivisions or municipal boundary lines or such lines extended.
B. In cases where a lot line in single ownership is divided
by a district boundary, the regulations for either portion of the
lot may, at the owner's discretion, extend not more than 50 feet beyond
the boundary line of the district.
C. In all cases where the above rules are not clear,
the Zoning Board of Appeals shall have final jurisdiction.
The use of land in the zoning districts shall
be in accordance with the Table of Use Regulations.
[Amended 5-13-2004 by L.L. No. 3-2004]
Accessory uses shall be permitted only in accordance
with the Tables of Use Regulations for each respective zoning district.
[Added 5-8-2003 by L.L. No. 2-2003]
A. BP (Business Park) Zoning District. The following
requirements and regulations shall apply to all uses and development
in the BP Zoning District:
(1) Coordinated site development is encouraged, including
but not limited to coordinated site layout, access, parking, building
design and landscaping.
(2) One of the primary purposes of the BP district is
to avoid the creation of multiple curb cuts onto existing public roads
and, instead, encourage and require wherever practicable the use of
internal service roads and connections to link nearby properties,
uses and parking areas. Provision shall also be made, when considering
coordinated access to an area, for access to other lands in the rear
which might otherwise become landlocked. Coordinated signage is encouraged
in order to reduce the number of signs necessary. Signage should be
appropriately scaled to the surrounding neighborhood.
(3) Strong consideration shall be given to aesthetic,
screening, landscaping, and lighting in order to convey an attractive
business appearance that is consistent with the rural community character
and to avoid adverse or inconsistent effect on the public and on private
properties where businesses will be visible from public streets, parks
or adjoining residential properties or districts. The design and appearance
of nonagricultural uses, whether discrete or located within a business
park, shall be harmonious with adjoining uses where visible from the
adjoining use. The appearance, color, material, texture, and design
of structures, including roof pitch and building mass, and the size,
shape, location and number of window and door openings, shall be reviewed
by the Planning Board as to their compatibility with community character
and to avoid unnecessary or abrupt contrast with surrounding structures.
As a means of promoting consistency with the rural character of the
community, the renovation and reuse of existing buildings is expressly
encouraged as a preferred option to demolition and removal.
(a)
The Planning Board may seek architectural review
input and advice as it deems necessary. The Planning Board shall require
architectural elevations, construction materials and signage that
respect the local architectural identity and avoid "cookie-cutter"
franchise design, layout and finishes. To this end, the Planning Board
shall also require that no changes in signage, roofing, windows, or
exterior building coloration, finish or trim take place without the
prior review and approval by the Planning Board pursuant to these
provisions. Side and rear building elevations shall receive a comparable
level of finish and ornamentation as the front elevation. Nothing
in these regulations shall prohibit flat roofs where the size of the
building renders a pitched roof impracticable, but mitigating measures
may be required in order to reduce the visual mass of the building
and avoid a monotonous appearance. Site lighting shall be shielded
and directed to prevent glare or spillover off the property or on
to residential properties. Accessory parking shall be located so as
to avoid adverse visual impact on adjoining land uses, and shall incorporate
native landscaping elements. Site plans shall be laid out to avoid
creating harmful visual effects on any adjacent residential property
or residential use in all directions. All dumpsters shall be screened
and sited so as to be visually unobtrusive. Stormwater management
facilities shall be designed and constructed such that the facilities,
including landscaping, shall appear to the maximum extent practicable
as a naturally existing pond or site feature, and such facilities
shall not be excessively deep or abrupt in grade change.
(b)
A minimum buffer area of 50 feet or twice the
height of a structure, whichever is greater, shall be provided between
any nonagricultural use and/or structure in the BP District and any
residential district or residentially used property. A minimum one-hundred-foot
buffer area shall be provided between any nonagricultural use and/or
structure in the BP District and the top of the bank of the Shawangunk
Kill. Buffer areas are intended to remain free of uses, buildings,
structures, roads and impervious surfaces. However, a driveway, sign
or required utility facilities may be constructed in the buffer area
where approved by the Planning Board, provided that it is constructed
and sited so as to avoid creating harmful impacts on the Shawangunk
Kill and the buffer area, and on adjoining residential districts or
properties in regard to lighting, traffic, noise and vibration and
other considerations. Buffer areas shall incorporate either retained
or new vegetation and features in order to enhance the appearance
of the use and property itself and also to screen residential uses
and properties from nonagricultural uses in the BP District.
(c)
All screening features and landscaping plantings
provided pursuant to this section shall be required to be maintained
for the life of the use, and shall be replaced and/or restored as
necessary in order to maintain their effectiveness. Any losses due
to storm damage, disease, or other factors shall be replaced in kind
within a period not more than six months. In the event that in-kind
replacement is deemed to be impracticable, the user shall return to
the Planning Board in order to modify the approved landscape/screening
component of the plan accordingly.
(4) Utility distribution systems serving new uses and
structures shall be coordinated such that the extension of electric,
cable and other utility lines, uses and structures does not cause
unnecessary disruption to developed parcels.
(5) Except for permitted truck parking at warehouse/distribution
centers, no van, box truck, tractor-trailer truck or any component
thereof, or other similar vehicle may be stored, parked, or otherwise
placed on a lot, except briefly during the course of a delivery or
as may otherwise be permitted pursuant to this chapter. For warehouse/distribution
centers, truck parking and circulation shall take place only in areas
designated on the approved site plan, and shall be sited and screened
as needed in order to avoid adverse visual impacts, noise or vibration
to adjacent residential uses or districts and to avoid adverse visual
impacts to any public roadway.
(6) Accessory parking areas shall be located and/or screened
so as to prevent any adverse or inconsistent effect on any adjacent
residential property or residential use in all directions.
(7) Accessory outside use, storage, display or placement of materials,
vehicles, equipment and/or any item ("storage area") shall be permitted
only as specifically shown on an approved site plan and as expressly
permitted by the Planning Board. The Planning Board may impose specific
limitations relating to such storage area. Any storage area shall
be limited to the rear yard and shall be laid out to avoid or limit
visibility to adjoining properties and public roadways, to maintain
a neat and orderly appearance, to avoid any potential hazard or nuisance,
and to prevent unintended movement of materials off the site. Retained
vegetation, screened plantings, fencing and/or other screening or
containment measures may be required by the Planning Board. The Planning
Board may also restrict the size, height and location of such storage
area. An outside storage area shall be located at least 100 feet from
the lot line of any property zoned for residential use or used by
a residential use. Outside storage as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(8) Opaque fencing over six feet in height shall require
special permit and site plan approval.
(9) The sale of used cars is permitted as an accessory
use only to auto repair facilities and auto body shops. No more than
five used cars may be displayed or stored outside at any time. Sale
of used cars is not a permitted accessory use to gasoline stations
or any use other than auto repair facilities and auto body shops.
Any display, parking, impoundment and storage areas, and signs must
be specifically shown on an approved site plan and expressly approved
by the Planning Board. No such area or sign shall be constructed or
used without express Planning Board approval.
(10)
All automotive repair and/or maintenance work
and machinery and equipment repair and/or maintenance work shall be
performed in a building.
(11)
Outdoor vending machines shall not be permitted
unless specifically shown on an approved site plan, and are permitted
as an accessory use only to a gasoline station.
(12)
Sale of gasoline and automotive fuels shall
not include filling of propane tanks unless specifically shown and
expressly approved as part of a site plan.
(13)
When determining the appropriate parking demand
and classification of a restaurant, the Planning Board shall consider
the percentage of the use that is retail or takeout as compared to
provided seating.
(14)
An agricultural or silvicultural operation, horse farm
or horseback riding academy that lawfully exists on October 17, 2013,
may expand without obtaining a variance otherwise required for the
expansion of a nonconforming use.
[Added 10-17-2013 by L.L. No. 3-2013]
B. O-R (Office-Residence) Zoning District. The following
requirements and regulations shall apply to all uses and development
in the O-R Zoning District:
(1) Strong consideration shall be given to aesthetics,
screening, landscaping and lighting during site plan review of any
nonresidential use. The appearance, color, material, and design of
structures, including window and door openings and roof pitch, shall
be reviewed by the Planning Board as to their conformity and compatibility
with surrounding structures and community character and so that the
structure is compatible with a residential appearance. Any lighting
provided on the site shall be shielded and directed so that there
is no glare or spillover on to residential properties. Accessory parking
areas shall be located and/or screened to prevent any adverse or inconsistent
effect on adjacent residential properties and uses. All dumpsters
shall be screened and sited so as to be visually and olfactorily unobtrusive.
Stormwater management facilities shall be designed and constructed
such that the facilities, including landscaping, shall appear to the
maximum extent practicable as a naturally existing pond or site feature,
and such facilities shall not be excessively deep or abrupt in grade
change.
(2) No van, box truck, tractor-trailer truck or any component
thereof or other similar vehicle may be stored, parked, or otherwise
placed on a lot, except briefly during the course of a delivery or
except as may otherwise be permitted pursuant to this chapter.
(3) Accessory outside storage, display or placement of materials and/or
items ("storage area") shall be permitted only as specifically shown
on an approved site plan and as expressly permitted by the Planning
Board. The Planning Board may impose specific limitations relating
to such storage area. Any storage area shall be limited to the rear
yard and shall be laid out to avoid or limit visibility to adjoining
properties and public roadways, to maintain a neat and orderly appearance,
to avoid any potential hazard or nuisance, and to prevent unintended
movement of materials off the site. Retained vegetation, screened
plantings, fencing and/or other screening or containment measures
may be required by the Planning Board. The Planning Board may also
restrict the size, height and location of such storage area. Outside
storage as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(4) Opaque fencing over six feet in height requires special
permit and site plan approval.
C. I (Industrial) Zoning District. The following requirements
and regulations shall apply to all uses and development in the I Zoning
District:
(1) Coordinated site development is encouraged, including
but not limited to coordinated site layout, access, parking, building
design and landscaping.
(2) The creation of multiple curb cuts onto existing public
roads shall be avoided where possible. This provision is intended
to encourage and require wherever practicable the use of internal
service roads and connections to link nearby properties, uses and
parking areas. Provision shall also be made, when considering coordinated
access to an area, for access to other lands in the rear which might
otherwise become landlocked. Coordinated signage is encouraged in
order to reduce the number of signs necessary. Signage should be appropriately
scaled to the surrounding neighborhood.
(3) Strong consideration shall be given to aesthetic,
screening, landscaping, and lighting in order to convey an attractive
business appearance that is consistent with the rural community character
and to avoid adverse or inconsistent effect on the public and on private
properties where businesses will be visible from public streets, parks
or adjoining residential properties or districts. The design and appearance
of nonagricultural uses, whether discrete or located within an industrial
park, shall be harmonious with adjoining uses where visible from the
adjoining use. The appearance, color, material, texture, and design
of structures, including roof pitch and building mass, and the size,
shape, location and number of window and door openings, shall be reviewed
by the Planning Board as to their compatibility with community character
and to avoid unnecessary or abrupt contrast with surrounding structures.
As a means of promoting consistency with the rural character of the
community, the renovation and reuse of existing buildings is expressly
encouraged as a preferred option to demolition and removal.
(a)
The Planning Board may seek architectural review
input and advice as it deems necessary. The Planning Board shall require
architectural elevations, construction materials and signage that
respect the local architectural identity and avoid "cookie-cutter"
franchise design, layout and finishes. To this end, the Planning Board
shall also require that no changes in signage, roofing, windows, or
exterior building coloration, finish or trim take place without the
prior review and approval by the Planning Board pursuant to these
provisions. Side and rear building elevations shall receive a comparable
level of finish and ornamentation as the front elevation. Nothing
in these regulations shall prohibit flat roofs where the size of the
building renders a pitched roof impracticable, but mitigating measures
may be required in order to reduce the visual mass of the building
and avoid a monotonous appearance. Site lighting shall be shielded
and directed to prevent glare or spillover off the property or on
to residential properties. Accessory parking shall be located so as
to avoid adverse visual impact on adjoining land uses, and shall incorporate
native landscaping elements. Site plans shall be laid out to avoid
creating harmful visual effects on any adjacent residential property
or residential use in all directions. All dumpsters shall be screened
and sited so as to be visually unobtrusive. Stormwater management
facilities shall be designed and constructed such that the facilities,
including landscaping, shall appear to the maximum extent practicable
as a naturally existing pond or site feature, and such facilities
shall not be excessively deep or abrupt in grade change.
(b)
All screening features and landscaping plantings
provided pursuant to this section shall be required to be maintained
for the life of the use, and shall be replaced and/or restored as
necessary in order to maintain their effectiveness. Any losses due
to storm damage, disease, or other factors shall be replaced in kind
within a period not more than six months. In the event that in-kind
replacement is deemed to be impracticable, the user shall return to
the Planning Board in order to modify the approved landscape/screening
component of the plan accordingly.
(4) Utility distribution systems serving new uses and
structures shall be coordinated such that the extension of electric,
cable and other utility lines, uses and structures does not cause
unnecessary disruption to developed parcels.
(5) Except for permitted truck parking at warehouse/distribution
centers, no van, box truck, tractor-trailer truck or any component
thereof, or other similar vehicle may be stored, parked, or otherwise
placed on a lot, except briefly during the course of a delivery or
as may otherwise be permitted pursuant to this chapter. For warehouse/distribution
centers, truck parking and circulation shall take place only in areas
designated on the approved site plan, and shall be sited and screened
as needed in order to avoid adverse visual impacts, noise or vibration
to adjacent residential uses or districts and to avoid adverse visual
impacts to any public roadway.
(6) Accessory parking areas shall be located and/or screened
so as to prevent any adverse or inconsistent effect on any adjacent
residential property or residential use in all directions.
(7) Accessory outside use, storage, display or placement of materials,
vehicles, equipment and/or any item ("storage area") shall be permitted
only as specifically shown on an approved site plan and as expressly
permitted by the Planning Board. The Planning Board may impose specific
limitations relating to such storage area. Any storage area shall
be laid out to avoid or limit visibility to adjoining properties and
public roadways, to maintain a neat and orderly appearance, to avoid
any potential hazard or nuisance, and to prevent unintended movement
of materials off the site. Retained vegetation, screened plantings,
fencing and/or other screening or containment measures may be required
by the Planning Board. The Planning Board may also restrict the size,
height and location of such storage area. An outside storage area
shall be located at least 100 feet from the lot line of any property
zoned for residential use or used by a residential use. Outside storage
as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(8) Opaque fencing over six feet in height shall require
special permit and site plan approval.
(9) Outdoor vending machines shall not be permitted unless
specifically shown on an approved site plan, and are permitted as
an accessory use only to a gasoline station.
(10)
Sale of gasoline and automotive fuels shall
not include filling of propane tanks unless specifically shown and
expressly approved as part of a site plan.
(11)
When determining the appropriate parking demand
and classification of a restaurant, the Planning Board shall consider
the percentage of the use that is retail or takeout as compared to
provided seating.
(12)
An agricultural operation that lawfully exists on October
17, 2013, may expand without obtaining a variance otherwise required
for the expansion of a nonconforming use.
[Added 10-17-2013 by L.L. No. 3-2013]
D. TR (Thompson Ridge) Zoning District. The following requirements and
regulations shall apply to all uses and development in the TR Zoning
District:
[Added 10-18-2008 by L.L. No. 4-2008]
(1) Strong consideration shall be given to aesthetic, screening, landscaping,
and lighting in order to convey an attractive business appearance
that is consistent with the rural community character and to avoid
adverse or inconsistent effect on the public and on private properties
where businesses will be visible from public streets, parks or adjoining
residential properties or districts. The design and appearance of
nonagricultural uses shall be harmonious with adjoining uses where
visible from the adjoining use. The appearance, color, material, texture,
and design of structures, including roof pitch and building mass,
and the size, shape, location and number of window and door openings,
shall be reviewed by the Planning Board as to their compatibility
with community character and to avoid unnecessary or abrupt contrast
with surrounding structures. As a means of promoting consistency with
the rural character of the community, the renovation and reuse of
existing buildings is expressly encouraged as a preferred option to
demolition and removal.
(a)
The Planning Board may seek architectural review input and advice
as it deems necessary. The Planning Board shall require architectural
elevations, construction materials and signage that respect the local
architectural identity and avoid "cookie-cutter" franchise design,
layout and finishes. To this end, the Planning Board shall also require
that no changes in signage, roofing, windows, or exterior building
coloration, finish or trim take place without the prior review and
approval by the Planning Board pursuant to these provisions. Side
and rear building elevations shall receive a comparable level of finish
and ornamentation as the front elevation. Nothing in these regulations
shall prohibit flat roofs where the size of the building renders a
pitched roof impracticable, but mitigating measures may be required
in order to reduce the visual mass of the building and avoid a monotonous
appearance. Site lighting shall be shielded and directed to prevent
glare or spillover off the property or on to residential properties.
Accessory parking shall be located so as to avoid adverse visual impact
on adjoining land uses, and shall incorporate native landscaping elements.
Site plans shall be laid out to avoid creating harmful visual effects
on any adjacent residential property or residential use in all directions.
All dumpsters shall be screened and sited so as to be visually unobtrusive.
Stormwater management facilities shall be designed and constructed
such that the facilities, including landscaping, shall appear to the
maximum extent practicable as a naturally existing pond or site feature,
and such facilities shall not be excessively deep or abrupt in grade
change.
(b)
All screening features and landscaping plantings shall be required
to be maintained for the life of the use, and shall be replaced and/or
restored as necessary in order to maintain their effectiveness. Any
losses due to storm damage, disease, or other factors shall be replaced
in kind within a period not more than six months. In the event that
in-kind replacement is deemed to be impracticable, the user shall
return to the Planning Board in order to modify the approved landscape/screening
component of the plan accordingly.
(2) Utility distribution systems serving new uses and structures shall
be coordinated such that the extension of electric, cable and other
utility lines, uses and structures does not cause unnecessary disruption
to developed parcels.
(3) Accessory parking areas shall be located and/or screened so as to
prevent any adverse or inconsistent effect on any adjacent residential
property or residential use in all directions.
(4) Accessory outside use, storage, display or placement of materials,
vehicles, equipment and/or any items ("storage area") shall be permitted
only as specifically shown on an approved site plan and as expressly
permitted by the Planning Board. The Planning Board may also impose
specific limitations relating to such storage area. Any storage area
shall be laid out to avoid or limit visibility to adjoining properties
and public roadways, to maintain a neat and orderly appearance, to
avoid any potential hazard or nuisance, and to prevent unintended
movement of materials off the site. Retained vegetation, screen plantings,
fencing and/or other screening or containment measures may be required
by the Planning Board. The Planning Board may also restrict the size,
height, and location of such storage area. An outside storage area
shall be located in the rear yard and a minimum of eight feet from
any lot line adjoining property zoned for residential use or used
by a residential use, and shall be located a total of 25 feet from
both side lot lines if both side lot lines adjoin property zoned for
residential use or used by a residential use. Outside storage as a
principal use is prohibited.
(5) Opaque fencing over six feet in height shall require special permit
and site plan approval.
(6) The sale of used cars is permitted as an accessory use only to auto
repair facilities and auto body shops. No more than three used cars
may be displayed or stored outside at any time. Sale of used cars
is not a permitted accessory use to any use other than auto repair
facilities and auto body shops. Any display, parking, impoundment
and storage areas, and signs must be specifically shown on an approved
site plan and expressly approved by the Planning Board. No such area
or sign shall be constructed or used without express Planning Board
approval.
(7) All automotive repair and/or maintenance work and all machinery and
equipment repair and/or maintenance work shall be performed in a building.
(8) Outdoor vending machines shall not be permitted unless specifically
shown on an approved site plan.
(9) When determining the appropriate parking demand and classification
of a restaurant, the Planning Board shall consider the percentage
of the use that is retail or takeout as compared to provided seating.
E. CH (Center Hamlet) Zoning District. The following
requirements and regulations shall apply to all uses and development
in the CH Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) The Center Hamlet District comprises the heart of
the Town's historic and traditional central business district. This
district contains a wide mix of existing buildings, lot sizes and
lot coverages, and the bulk of the existing buildings in the district
date from the period between the 1850's and the 1930's. The area is
serviced by central water and sewer, and parking is provided on street
and in municipal lots, while some larger business lots are able to
provide their own parking areas. The primary purposes of the CH District
are to protect and enhance the appearance and function of the Town's
traditional hamlet business district, to encourage the implementation
of the design goals of the Main Street Renaissance Plan available
at the Town Clerk (hereafter "the Renaissance Plan") where practicable
and to implement the goals of the Town of Crawford Master Plan. Most of the properties, although not all properties, within
the CH District are included in the Architectural Review Overlay District,
and development and alteration of properties within the AR-O District
shall be guided by architectural review guidelines (hereafter "guidelines")
adopted by resolution of the Town Board. Because the district contains
many existing business structures whose use may frequently change,
it is also the goal of the district to facilitate such transitions
when done in compliance with the intent and guidelines of the district.
[Amended 10-21-2010 by L.L. No. 1-2010]
(2) All
screening features, including but not limited to fencing and landscaping
plantings, shall be required to be maintained for the life of the
use and shall be replaced and/or restored as necessary in order to
maintain their effectiveness. Any losses due to storm damage, disease,
or other factors shall be replaced in kind within a period of not
more than six months. In the event that in-kind replacement is deemed
to be impracticable, the user shall return to the Planning Board in
order to modify the approved landscape/screening component of the
plan accordingly.
[Amended 10-21-2010 by L.L. No. 1-2010]
(3) All elements of site use within the Center Hamlet
District, including nonstructural uses of a site and structures that
do not require the issuance of a building permit, require site plan
approval.
(a)
Outside storage of any kind, even if screened
or enclosed, is strongly discouraged in the Center Hamlet District.
Where accessory outside storage is approved on a site, the Planning
Board shall ensure that such storage is in harmony with the character
and intent of the CH District. Where any storage structures are approved
pursuant to this section, such structures shall be of permanent construction
attached to the ground. Moveable sheds or enclosures, truck trailers,
metal shipping containers, or any other such storage device shall
be prohibited for storage purposes on any lot in the CH District under
any circumstances.
(b)
Outside display: Limited seasonal outside displays
of merchandise in the CH District may be appropriate for retail uses.
Accordingly, retail uses in the CH District may use up to 50% of the
store building's width for limited seasonal outdoor displays of merchandise
with Planning Board approval. Such displays shall be strictly limited
to those displays of merchandise clearly approved by the Board, and
shall not under any circumstances block use of the sidewalk. Displays
shall not be made in inclement weather and shall be removed at the
end of the business day.
(4) All automotive repair and/or maintenance work and
machinery and equipment repair and/or maintenance work shall be performed
in a building.
(5) Sale of gasoline and automotive fuels shall not include
filling of propane tanks unless specifically shown and expressly approved
as part of a site plan.
(6) When determining the appropriate parking demand and
classification of a restaurant, the Planning Board shall consider
the percentage of the use that is retail or takeout as compared to
seating.
F. AR-O (Architectural Review Overlay) District. The
following requirements and regulations shall apply to all uses and
development in the Architectural Review Overlay Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) The Architectural Review Overlay District comprises
a portion of the Center Hamlet Zoning District. This area within the
Center Hamlet District is the core of the historic Pine Bush hamlet,
incorporating the heart of the Town's historic and traditional central
business district. This district contains business and some residential
buildings, the bulk of which date from the period between the 1850's
and the 1930's and are rich in architectural detail and character.
The area is serviced by central water and sewer; existing streets
are narrow but sidewalks are often present. The purposes of the limited
architectural review process in the Architectural Overlay District
is to help protect and enhance the appearance and function of the
Town's traditional hamlet, to protect the health, safety and welfare
of the area, to help provide information and resources to landowners
where practicable and to implement the goals of the Town of Crawford
Master Plan. The development and alteration of such properties in
the Architectural Review Overlay District, therefore, shall be guided
by building form and architectural review guidelines (hereafter "guidelines")
adopted by resolution of the Town Board.
(2) Prior to commencement of any exterior building renovations,
alterations, construction, reconstruction, or other exterior building
or site alterations, the Planning Board shall review and approve such
plans pursuant to the guidelines. The Planning Board shall give strong
consideration to architectural design and aesthetic considerations
including architectural elevations, facade treatments and building
exterior finish and ornamentation, signage, windows, and landscaping
and lighting, in order to convey an attractive appearance and to help
restore the area to an appearance consistent with that promoted by
the guidelines, protect the hamlet's historic and rural community
character and promote a sound and harmonious quality of life for hamlet
residents. For both new structures and replacements, renovations and
alterations, the appearance, color, material, texture, and design
of structures, including roof pitch and building mass, and the size,
shape, location and number of window and door openings, shall be reviewed
by the Planning Board as to their consistency with the guidelines
where applicable, and to their compatibility with the hamlet's community
character and to avoid unnecessary or inappropriate contrast with
surrounding structures. Where facade changes and/or new signs are
proposed, the applicant shall consider the use of design elements,
color and sign lettering that recreates the lettering styles of 1850
to 1930.
[Amended 1-16-2014 by L.L. No. 1-2014]
(a)
Notwithstanding the above, any proposed change
in only the color or material of any exterior building element (including
but not limited to roof, windows and siding) shall first be submitted
to the Building Inspector for evaluation. If the proposal is merely
to replace the existing color or material substantially in kind, the
Building Inspector may approve said proposal without referral to the
Planning Board. If the Building Inspector determines that the proposed
change in color or material is not merely a replacement substantially
in kind, or if he is uncertain, he shall refer the proposal to the
Planning Board.
(b)
The Planning Board may seek architectural review
input and advice on the applicant's submission as it deems necessary.
The Planning Board shall require architectural elevations, construction
materials and signage that respect the local architectural identity.
To this end, no material change in signage, roofing, windows, or exterior
building coloration, finish or trim take place without the prior review
and approval by the Planning Board pursuant to these provisions. Side
and rear building elevations shall receive a comparable level of finish
and ornamentation as the front elevation. Pitched roofs are strongly
encouraged. Flat roofs are permissible where the size of the building
renders a pitched roof impracticable, but mitigating measures may
be required in order to reduce the visual mass of the building and
avoid a monotonous appearance. Site lighting shall be shielded and
directed downward to prevent glare or spillover off the property.
Where accessory parking areas are proposed, accessory parking shall
be sited so as to avoid creating an inconsistent appearance with the
adjoining land uses. Landscape and architectural elements such as
architectural fencing shall be used and may be required where appropriate
to provide screening or separation between land uses.
G. SC-O (Scenic Corridor Overlay) District. A scenic
corridor is an area adjoining and in the vicinity of a roadway that
affords exceptional views determined to be of local, regional or statewide
significance. A Scenic Corridor Overlay District in the Town of Crawford
is designated by the Town Board following careful study and is shown
on the Town Zoning Map. Such corridor may also have been designated
as a scenic corridor or scenic roadway by county and/or state agencies.
The following requirements and regulations shall apply to all uses
and development in the Scenic Corridor Overlay Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) All uses and development in the Scenic Corridor Overlay Zoning District are subject to site plan review and approval by the Planning Board. Site plan review for lots within the scenic corridor shall include consideration of building aesthetics, massing, shape and location on the lot as well as screening, landscaping, and any exterior site lighting, in order to maintain or enhance the visual characteristics of the scenic corridor and to avoid adverse effects on the public viewshed and on private properties, particularly historic structures, where new structures and/or their accessways or other structural and nonstructural site elements will be visible from the scenic corridor. The design and appearance of sites within the scenic corridor shall be harmonious with the characteristics and features of the appropriate segment of the scenic highway into which the site falls, as described in Subsection
D(1)(a) through (f) below. The appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, building trim and decorative architectural elements, including but not limited to window framing, crossheads, pediments, shutters, brackets and the like, shall be reviewed by the Planning Board as to their compatibility with the visual character of the corridor and to avoid unnecessary or abrupt contrast with surrounding structures. The Town Board is authorized to adopt by resolution additional building form and architectural review guidelines. Where any portion of a structure within the scenic corridor is visible to motorists within the scenic corridor, the Planning Board shall require a comparable level of finish on all sides of the building visible from the roadway. The same requirement shall apply to any portion of a structure visible from a structure listed or eligible to be listed on the State or National Register of Historic Places. Any significant exterior changes to a structure, including but not limited to building additions, changes in exterior building and roof material and finishes, changes to architectural trim, and changes to windows, shall require site plan review. All electric, telephone, cable and other utility lines shall be placed underground.
(a)
Sharp Ridge Zone.
[1]
Description: land rises sharply from the road
to a ridgeline close by the road.
[2]
Structures built on the ridge will have a looming
presence that will dominate the road and act as strong focal points.
Exception: long, low agricultural buildings may accent the landform
and the structural domination may be experienced by travelers as a
manifestation of the agricultural character of the area.
(b)
Moderate Ridge Zone.
[1]
Description: land rises somewhat gradually from
the road to a ridgeline set back from the road.
[2]
Structures on the ridge, especially large structures,
will draw the attention of travelers.
[3]
Structures behind or in front of the ridge with
no projections rising significantly above the ridgeline may be less
visually intrusive.
(c)
Field and Hedgerow Zone.
[1]
Description: land falls away from or is nearly
level with the road and is flanked in the middle distance by hedgerows
or woodlot edges; occasional limited views of significant ridge or
hills.
[2]
Structures built close to each other and/or
close to the road create crowded, suburban appearance.
[3]
Avoid high density, architectural uniformity
and placement close by the road.
(d)
Dense Woods or Hedgerow Zone.
[1]
Description: dense woods or thick hedgerows
extend up to the edge of the road and prevent side vistas.
[2]
Creates tunnel sensation and a vital contrast
to both the field/hedgerow and panoramic view areas; makes panoramic
views more dramatic by contrast.
[3]
Wooded edge should not be disturbed.
(e)
Panoramic views.
[1]
Description: land falls away rapidly from the
road, with full, long distance views of significant ridge or hills.
[2]
Structures built up close to the road and side
by side effectively block the view and create suburban atmosphere.
[3]
Avoid building adjacent to the road or narrow
lots. Adjacent houses should have staggered setbacks.
(f)
Intermediate Ridge Zone.
[1]
Description: in the middle distance of a panoramic
view an intermediate ridge serves as a distinct focal point, with
the ridge as a prominent background.
[2]
Structures built on the intermediate ridge should
not draw the traveler's eye, clutter the view and upstage or distract
from the ridge vista. Agricultural structures will be more in conformity
with rural character and therefore less visually intrusive. New structures
should be at least partially screened by vegetation.
(2) All screening features and landscaping plantings provided
pursuant to this section shall be required to be maintained for the
life of the use, and shall be replaced and/or restored as necessary
in order to maintain their effectiveness. Any diminution of screening
or landscaping features due to any reason, including storm damage
or disease, shall be replaced in kind within a period of not more
than six months. As a condition of site plan approval, this requirement
shall be memorialized in the form of a restrictive covenant, approved
by the Board or its attorney, and recorded in the County Clerk's office.
In the event that in-kind replacement is deemed to be impracticable,
the user shall return to the Planning Board in order to modify the
approved landscape/screening component of the plan accordingly. In
addition, the Planning Board may require an applicant to post a maintenance
bond, in the form and amount approved by the Board, to secure the
maintenance and replacement of landscaping and screening features
for a period of three years after planting or installation.
(3) The Planning Board shall have the power to require
modifications to buildings and site plan layout so as to avoid or
minimize the visual impact of structures in the scenic corridor, so
that buildings and plans are designed and laid out to effectuate the
purposes, requirements and guidelines for each applicable segment
of the scenic corridor. The Board shall have the power to require
mandatory setback requirements that are greater than or less than
the setbacks set forth in the Table of Dimensional Regulations of this chapter, in addition to having the power to require
changes in the building aesthetics, massing, shape and location on
the lot as well as screening, landscaping, and any exterior site lighting.
It is intended that the Planning Board shall have greater authority
and discretion than otherwise to grant approval or approval with conditions
and to deny site plans for sites within the scenic corridor.
(4) The
Planning Board may waive the public hearing for buildings, structures,
uses and nonstructural site elements of a farm operation on land located
in a county agricultural district or land used in agricultural production
which is subject to an agricultural assessment. However, in order
to protect the Scenic Corridor Overlay District and the purposes of
that Overlay District and the scenic qualities of other areas of the
Town, the Planning Board may only waive the public hearing requirement
if the Board determines that the size, location and appearance of
the proposed building, structure, use and nonstructural site element
will not have an adverse effect on the Overlay District or its purposes
or on the scenic qualities of any other area of the Town.
[Added 5-21-2020 by L.L. No. 2-2020]
H. R (Residence) District. Notwithstanding any other provision of this
chapter or other law or statute, a two-family dwelling is a prohibited
use in the R (Residence) Zoning District if that two-family dwelling
is created by the conversion of a single-family dwelling to a two-family
dwelling.
[Added 7-19-2018 by L.L.
No. 3-2018]
[Added 5-8-2003 by L.L. No. 2-2003]
A. The following requirements and regulations shall apply
to all business development, property and uses on lots fronting on
or adjacent to a state highway. Such requirements shall apply in addition
to all requirements that apply in the respective zoning district.
Where requirements of this section are more stringent than requirements
in the zoning district, the requirements of this section shall prevail.
(1)
Lot width and frontage requirements.
(a)
Lots shall have a minimum street frontage of
200 feet and minimum lot width of 200 feet at the building setback
line. If such lot fronts on and achieves access from a service street
or internal driveway running parallel to any of the above state highways,
then the minimum street frontage and lot width shall each be 100 feet.
(b)
Lots in existence on the effective date of this
section shall not be required to comply with the two-hundred-foot
lot width or street frontage requirement.
(2)
New roads or streets that intersect a state
highway shall have rights-of-way of 60 feet in width for a distance
of 200 feet measured from the center line of the intersecting state
or county road. Curb radii shall be 34 feet for all such intersections
and for all driveways entering a state or county road.
(3)
The Planning Board shall require, where practical,
the interconnection of adjacent properties in order to reduce vehicular
turning movements on public roads.
(4)
Parking spaces shall be set back at least 60
feet from the center lines of adjacent streets, except parking spaces
adjacent to new service streets shall be set back at least 15 feet
from the edge of the curb or pavement line, whichever is greater.
No parking space may be located closer than 15 feet from a property
line.
(5)
The following uses are prohibited:
[Amended 8-14-2008 by L.L. No. 2-2008]
(a)
Fuel oil storage (unless underground as an accessory
use to a permitted or special permit use). Notwithstanding the foregoing,
fuel storage tanks of 500 gallons or less may be permitted above ground
at the rear of buildings, if screened from other properties with solid
fences, walls or landscaping satisfactory to the Planning Board.
(6)
Performance standards for certain uses and development:
(a)
Truck terminals, warehouses, distribution centers,
wholesale and related businesses. Truck and trailer parking, storage
and loading areas, all equipment and other material shall be aligned
or screened so as not to be visible from existing and proposed public
highways. Screening shall be maintained throughout the life of the
use.
(b)
Automotive repair shops, auto body shops, machinery
and equipment repair. Work bay openings shall be aligned or screened
so as not to be visible from existing and proposed public highways.
Screening shall be maintained throughout the life of the use.
(c)
Car washes. Car wash bay openings shall be aligned
or screened so as not to be visible from existing and proposed public
highways. Screening shall be maintained throughout the life of the
use.
(d)
Accessory parking areas shall be sited and landscaped
so as to prevent any large, unbroken mass of parking spaces. For every
10 parking spaces, a landscaped island at least nine feet wide shall
be incorporated. Low berms and/or plantings up to three feet in height
shall be provided as deemed necessary by the Planning Board to screen
accessory parking areas from public highways and adjoining land uses.
Retaining or relocating existing site features such as stone walls
and vegetation is encouraged where practical for screening purposes.
(e)
Preservation of existing views to the Shawangunk
Mountains shall be considered by the Planning Board and shall be preserved
to the greatest extent possible consistent with the intended use of
the site.
(7)
The Planning Board may require that utility
distribution systems serving new uses, buildings and developments
are placed underground or located along the rear of lots and that
building service lines are placed underground. On all projects, the
owner/applicant/developer shall cooperate with the Town and utility
companies to coordinate services so as to protect the appearance of
the area while serving the needs of future users. Business park site
planning shall provide for extension of electric, cable and other
utility lines so as to avoid or reduce disruption to existing uses
and buildings and approved plans.
(8)
Street trees recommended for use are: Red Oak,
Red Maple, Thornless Honey Locust, Little Leaf Linden, London Plane
and Aristocrat Pear. Other types of trees may be recommended for a
particular project. All street trees shall be a minimum caliper of
2 1/2 to 3 inches when planted. Hedge maples or similar low-growing
tree varieties shall be located in areas where aboveground utility
lines already exist or are approved. Provision shall be made to ensure
that the owner/applicant preserves or replaces such street trees and
other landscaping, and the Planning Board shall condition site plan
approval accordingly.