A. 
No building or structure shall be erected, moved, altered, rebuilt or enlarged, nor shall any land, building or structure be used, designed, or arranged to be used, for any purpose other than as specified in this chapter for the district in which such building, structure or land is located.
B. 
In interpreting and applying this chapter, the requirements contained herein are declared to be the minimum requirements for the reasons set forth in Article I, Purposes, of this chapter. This chapter shall not be deemed to affect, in any manner whatsoever, any easements, covenants or other agreements between parties; provided, however, that where this chapter imposes a greater restriction upon the use of buildings or land, or upon the erection, construction, establishment, moving, alteration or enlargement of buildings than are imposed by other ordinances, rules, regulations, licenses, certificates or other authorizations, or by easements, covenants or agreements, the provisions of this chapter shall prevail. Except as hereinafter provided, the following general regulations shall apply.
The provisions of this chapter shall be subject to such exceptions, additions or modifications as herein provided by the following general supplementary regulations.
A. 
Lot for every building. Every building hereafter erected shall be located on a zoning lot of certain size and dimension as herein defined and there shall be not more than one principal building on each such lot, except as specifically permitted elsewhere in this chapter. If more than one such lot is located on a piece of property, each lot must meet the requirements of this chapter.
B. 
Yard and open space for every building. No yard or other open space provided about any building, for the purpose of complying with the provisions of these regulations, shall be included as any part of the yard or open space for any other buildings; no yard or any other open space on one lot shall be considered as a yard or open space for a building on any other lot.
C. 
Subdivision of a lot. Where a lot is hereafter formed from the part of a lot or parcel already occupied by a building, such separation shall be effected in such manner that each lot thus created conforms to all of the requirements of this chapter.
D. 
Irregularly shaped lots. Where a question exists as to the proper application of any of the requirements of this chapter to a particular lot or parcel, because of the peculiar or irregular shape of the lot or parcel, the Board of Appeals shall determine how the requirements of the chapter shall be applied.
E. 
Lots under water or subject to flooding. No more than 30% of the minimum area requirement of a lot may be fulfilled by land which is under water or subject to periodic flooding. All minimum front, side, and rear yard requirements must be satisfied by measurement on dry land. For purposes of this paragraph, land which is covered by a stream not exceeding five feet in average width at mean water level, or land covered by a pond not exceeding 15 feet in greatest dimension or 150 square feet in area at normal high-water level, shall not be considered as being under water.
F. 
Lots bordering major streams. No zoning permit shall be issued for the construction or enlargement of any permitted or accessory use in any district within 100 feet of normal water edge of the Esopus, Little Beaverkill and Bushkill streams unless specifically regulated in the manner required in §§ 155-18 and 155-25A of this chapter.
[Amended 7-13-2021 by L.L. No. 2-2021]
G. 
Required street frontage. No zoning permit shall be issued for any structure unless the lot upon which that structure is to be built has a frontage of at least 25 feet on a street or highway, as defined by the Town Law, Article 16, § 280-a, in the Consolidated Laws of New York, which street or highway shall have been suitably improved, or a bond posted therefor, to the satisfaction of the Town Board or Planning Board, as provided in said § 280-a. Access via easement or right-of-way shall be as required by Subdivision 4 of § 280-a. Reference Olive Code Appendices A159 and A160.
[Amended 7-13-2021 by L.L. No. 2-2021]
H. 
New buildings on lots less than the minimum area. A zoning permit may be issued for the erection of a building or structure upon a lot or parcel which has an area less than that required for the district in which such lot or parcel lies, providing that said lot or parcel met the minimum area requirements of the Town of Olive Interim Zoning Ordinance if said lot or parcel was created during the effective period of said Town of Olive Interim Ordinance, further providing that all yard setbacks and other requirements which are in effect at the time of the obtaining of the zoning permit are complied with insofar as such is feasible, and further providing that the owner of such lot or parcel does not own other lots or parcels contiguous thereto. If this be the case, such other lots or parcels, or so much thereof as might be necessary, shall be combined with the original lot or parcel to make a single conforming lot or parcel, whereupon a permit may be issued, but only for such combined lots or parcels, even though their total be less in area than required by this chapter for the district in which they lie.
I. 
Exemption of lots on approved subdivision plats. Lot areas and dimensions shown on subdivision plats approved and filed by the Town of Olive Planning Board shall be exempt from the minimum area and dimension requirements of this chapter.
For the purposes of this chapter and for the purpose of obtaining good health and sanitary conditions, for natural resource preservation and conservation and to minimize the construction and maintenance costs of community facilities and utilities, all directed towards the objective of fostering and obtaining land development of good quality and design at reasonable economic cost, the Town Board hereby resolves that the Planning Board shall be guided by and is hereby authorized to review and act upon all subdivisions in accordance with the following paragraphs. In all cases, the Planning Board shall have full power of subdivision approval, approval with conditions, or denial, as authorized by law.
A. 
Average density subdivisions. Simultaneously with the approval of a subdivision plat and pursuant to § 278 of the Town Law, at the request of the applicant, the Planning Board is authorized to modify the zoning regulations with respect to lot area and dimensions, provided that the average size of all lots shown on the subdivision plat shall be equal to or greater than the permitted minimum lot area in such district, and that there shall not be a greater average density of population, or cover of the land with buildings, than is permitted in such district, and further provided that no lot shall have less than the minimum area and dimensions required for lots in the least restrictive residential district. For the purposes of this section, "average density" shall be determined by the number of single-family residences which could be built under the zoning district standards in full conformity with the town's subdivision regulations,[1] and the applicant may be required to furnish a sample layout of single-family homes to determine this number.[2]
[1]
Editor's Note: See Ch. 133, Subdivision of Land.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
Record of zoning modifications. Each approved modification of the town's subdivision and zoning regulations, as may be approved in this section, shall be noted specifically on the subdivision plat, which plat may be filed in the office of the County Clerk as required by law. Upon the filing of said plat in the office of the County Clerk, a copy of the plat shall be filed with the Town Clerk and approved modifications shall be recorded as part of this chapter.
The use of cellars, tents and/or camp trailers for permanent dwelling purposes shall not be permitted in any district, except that a temporary certificate of occupancy may be granted by the Zoning Inspector for a period of stay greater than 30 days, not to exceed six months, and may be renewed for three additional consecutive six-month periods upon a finding by the Zoning Inspector that reasonable construction progress is being made in order to provide convenient temporary living quarters during the initial construction of a single-family residence on the same lot. Such a temporary certificate of occupancy shall not be granted until a water supply and a sanitary sewage disposal system have been approved, constructed and are in operation.
Prefabricated, factory built, or modular structures and housing, including mobile homes, shall be subject to compliance with the regulations of the particular district within which they are permitted and the appropriate building, housing, safety and sanitary codes in existence or as they may be adopted by the Town Board. Such residential structures shall be permanently attached to a masonry or similar rigid and enclosed foundation, constructed in a manner so as to stand the rigors of winter. In addition, mobile home structures shall meet the particular requirements of Chapter 105, Mobile Homes, wherever such requirements are stricter.
A. 
Terraces and porches. A paved terrace shall not be considered in the determination of yard size or lot coverage; provided, however, that such terrace is unroofed and without walls, parapets or other forms of enclosure. Such terrace, however, may have an open guard railing not over three feet high. Such terraces shall not project into any yard to a point closer than 25 feet from any lot line. Any two-story or any enclosed porch, or one having a roof and capable of being enclosed, shall be considered a part of the building in the determination of the size of yard or amount of lot coverage.
B. 
Fire escapes and other projecting architectural features. The space in any required yard shall be open and unobstructed, except for fire escapes and the ordinary projection of architectural features such as window sills, bay windows, cornices and eaves, and other structures which may be specifically permitted in this chapter.
C. 
Projecting features above the roof level. The height limitations of this chapter shall not apply to church spires, belfries, cupolas, silos, and domes not used for human occupancy; nor to chimneys, ventilators, skylights, water tanks, bulkheads, television antennas or similar features, and necessary mechanical appurtenances usually carried above the roof level, except as such may be specifically modified by other provisions of this chapter. Such features, however, shall be erected only to such height as is necessary to accomplish the purpose they are intended to serve. Parapets or cornices, used for ornamentation and without windows, may extend above the roof level not more than five feet.
D. 
Walls and fences. The yard requirements of this chapter shall not be deemed to prohibit any necessary retaining wall, nor to prohibit any fence or wall, provided that in any residence district no fence or wall shall exceed six feet in height, measured above the adjoining finished grade.
E. 
Corner lots. On a corner lot in any residence district, there shall be provided a side yard on the side street equal in depth to the required front yard. A rear yard shall be provided on each corner lot, and the owner shall elect which yard is the rear yard.
F. 
Visibility at intersections. On a corner lot, no fence, wall, hedge, or other structure or planting shall be erected, placed or maintained within the triangular area formed by the intersecting street right-of-way lines and a straight line joining said street right-of-way lines at points which are 30 feet in distance from the point of intersection, measured along said street line in any manner which would substantially block the view from one street to the other within an area three feet to eight feet above the average ground level along the street right-of-way lines.
G. 
Exception for existing alignment of buildings. If on one side of a street within a given block, and within 150 feet of any lot, there is a pronounced uniformity of alignment of the fronts of existing buildings and of the depth of front yards greater or less than the depths specified in the schedule of regulations,[1] a front yard shall be required, in connection with any new building, which shall conform as nearly as practicable with those yards existing on the adjacent lots, except that no such building shall be required to set back from the street a distance greater than 50 feet unless otherwise required in this chapter.
[1]
Editor's Note: The Schedule of Residence and Business and Industry District Standards is included at the end of this chapter.
[1]
Editor's Note: Former § 155-12, General regulations for dwellings in accessory buildings, was repealed 5-10-2022 by L.L. No. 2-2022.
Uses which existed prior to this chapter, which do not conform with the standards of this chapter and which are in violation of the Interim Zoning Ordinance of the Town of Olive, shall be deemed not to be in violation of this chapter.
A. 
Continuing existing uses. Except as otherwise provided in this section, the lawfully permitted use of land or buildings existing at the time of the adoption of this chapter may be continued, although such use does not conform to the standards specified by this chapter for the zone in which such land or building is located. Said uses shall be deemed preexisting uses.
B. 
Preexisting use of land. Where no building or structure is involved, the preexisting use of land may be continued, provided, however:
(1) 
That no such preexisting use shall be enlarged or increased, nor shall it be extended to occupy a greater area of land than that occupied by such use at the time of the adoption of this chapter, unless specifically allowed by other provisions in this chapter;
(2) 
That no such preexisting use be moved in whole or in part to any other portion of the lot or parcel of land occupied by such preexisting use at the time of the adoption of this chapter, unless such relocation is deemed to be more appropriate by the Zoning Board of Appeals.
(3) 
That if such preexisting use of land, or any portion thereof, ceases for any reason for any continuous period of more than one year or is changed to a conforming use, any future use of the land shall be in conformity with the provisions of this chapter;
(4) 
That no preexisting use of land shall be changed to another preexisting use, unless it is a similar or less nonconforming use, as determined by the Zoning Board of Appeals.
C. 
Preexisting use of buildings.
(1) 
A building or a structure, the use of which does not conform to the use regulations for the district in which it is situated, may be enlarged or extended but not to exceed a 100% gross floor area as determined by the Board of Appeals.
(2) 
Such preexisting building may be structurally altered to keep a preexisting building or structure in sound condition, and provided further that any such preexisting use may be extended throughout any parts of the building which were manifestly arranged or designed for such use at the time of the adoption of this chapter, as determined by the Board of Appeals.
(3) 
A preexisting use of a building may be changed only to a use of similar or less nonconformity, as determined by the Board of Appeals.
(4) 
If any preexisting use of a building ceases for any reason for a continuous period of more than one year, or is changed to a conforming or less nonconforming use, or if the building in or on which such use is conducted or maintained is moved any distance whatsoever, for any reason, then any future use of such building shall be in conformity with the standards specified by this chapter for the district in which such building is located.
(5) 
If any building in which any preexisting use is conducted or maintained is hereafter removed, the subsequent use of the land on which such building was located, and the subsequent use of any building thereon, shall be in conformity with the standards specified by this chapter for the district in which such land or building is located.
D. 
Preexisting, other than use. A building which, at the time of adoption of this chapter, is conforming in use but which does not conform to the height, yard, land coverage, parking or loading space requirements of this chapter, shall not be considered to be nonconforming within the meaning of Subsection C. Any lot legally existing at the time of adoption of this chapter, but which does not comply with the area and dimension requirements of the district within which it lies, shall not be considered nonconforming. No permit shall be issued that will result in the increase of any of the above nonconformities, except with the approval of the Board of Appeals.
E. 
Restoration of damaged and/or destroyed buildings. If any building legally preexisting in use is destroyed or damaged, it may be repaired or reconstructed as permitted in Subsection C of this section. All repairs or reconstruction for such preexisting use shall be completed within two years of the date on which the destruction occurred.
F. 
Preexisting uses subject to additional requirements. In order to bring about the gradual conformance of various incompatible uses to the requirements of this chapter, the following requirements are established:
(1) 
Preexisting signs. Regardless of any other provision of this chapter, within a period of five years from the date of this chapter, every sign which may exist as a preexisting use in any district shall be discontinued and removed and/or changed to conform to the standards of said district and of the standards and requirements of any sign regulations in effect in the town at such time.
(2) 
Preexisting junkyards. Notwithstanding the provisions of Subsections A through E, in addition to the requirements set forth in Ch. 101, Junkyards, and any other town ordinances and regulations, every junkyard which, after the adoption of this chapter, may exist as a preexisting use in any district shall, within a period of five years from the date of this chapter, comply with said Chapter 101, ordinances, regulations and this zoning variance as they may be amended.
G. 
Completion of buildings under construction. Any building, the construction of which has been started before the effective date of this chapter or of an amendment thereto, and the ground story framework of which, including the second tier of beams, has been completed within one year after the adoption of this chapter or amendment thereto, may be completed in accordance with plans on file with the Zoning Inspector, provided that such construction is diligently prosecuted and the building is completed within two years of the adoption of this chapter.
H. 
Existing special uses deemed conforming. Any use lawfully existing at the time of the adoption of this chapter, or of any amendments thereto, in the district in which such use is classified herein as a special use, shall, without further action, be deemed to be a conforming use in such zone.
[Amended 7-13-2021 by L.L. No. 2-2021]
No building or structure in any district, used for year-round or permanent residence purposes, and erected or created by alteration subsequent to the adoption of this chapter, shall have a usable floor area fess than 600 square feet. Such usable floor area shall include all floor area used for human occupancy within the exterior walls of the building, but shall not include open porches or breezeways, garages, basements, or uninhabitable or unfinished attic space. However, tiny houses 400 square feet or less of floor space as defined in the 2020 International Residential Code Appendix Q, Tiny Houses, (or latest edition) are allowed in all districts.
[Added 10-6-1989 by L.L. No. 2-1989]
In any district, home occupations shall conform to the following use limitations:
A. 
A home occupation may only be conducted within a dwelling which is a bona-fide residence of the principal practitioner of the occupation or in an accessory building thereto which is normally associated with the residential use, but not both. For purposes of this chapter, a home occupation occurring fully within the dwelling shall be considered a permitted Class 1 home occupation; those home occupations occurring in an accessory building shall be considered Class 2 home occupations which may only be authorized by special use permit.
B. 
Not more than one such home occupation, whether Class 1 or Class 2, may occur on a single residential premises, with Subsections C, E and H below applying to either single home occupation.
C. 
The home occupation activity shall not occupy more than 25% of the total floor area; and in no event more than 500 square feet of floor area of the dwelling and shall be in accordance with Part 1241 of the New York State Fire and Building Code or as the same may be amended.
D. 
Except for articles produced, repaired or restored on the premises, no stock in trade shall be displayed or sold on the premises.
E. 
No alteration to the exterior of the principal residential building shall be made which changes the character thereof as a dwelling, except that a single sign, not exceeding two square feet in area, shall be permitted.
F. 
No mechanical or electrical equipment shall be employed other than machinery or equipment customarily found in the home or which may be associated with a hobby or avocation.
G. 
No outdoor display of goods or outdoor storage of equipment or materials used in the home occupation shall be permitted.
H. 
Not more than two persons other than members of the household occupying such dwelling shall be employed in the conduct of the home occupation.
I. 
There shall be permitted no sharing, letting or subletting of space for use by others in conduct of their profession, trade or business.
J. 
Sufficient off-street parking shall be provided.