Town of Ulysses, NY
Tompkins County
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Table of Contents
Table of Contents

§ 212-159 Temporary accessory residence.

A. 
Trailers or campers with less than 500 square feet of floor area may be used as a temporary accessory residence, adjoining a permanent residence or private recreational area, for periods not exceeding six weeks in any three-month period, or in any duly authorized campground.
B. 
Trailers or campers may be used as a temporary residence or office on a construction site for a period not to exceed one year.

§ 212-160 Existing lots.

A. 
Other provisions of this chapter notwithstanding, nothing shall prohibit the use of a lot of less than the required area for a single-family dwelling in any district, when said lot at the enactment of this chapter was owned or leased by persons other than those owning or leasing any adjoining lot, provided that all other provisions of this chapter are complied with.
B. 
The above notwithstanding, any lot that is deemed conforming to the prior Town of Ulysses Zoning Ordinance, or was created prior to any local zoning law but now is deemed nonconforming, shall not require the approval for an area variance by the BZA should said lot meet all setback, front and rear yard requirements of this chapter.

§ 212-161 Open porches.

In determining the size of yards for the purpose of this chapter, porches or carports, open at the sides but roofed shall be considered a building or part of a building.

§ 212-162 Fences and walls.

The provisions of this chapter shall not apply to fences or walls built or maintained in support of agricultural operations, or not over six feet above the natural grade, nor to terraces, steps, patios, unroofed porches or decks, or other similar features not over three feet above the level of the natural grade, except for the restrictions set forth in § 212-163 below.

§ 212-163 Corner visibility.

In any zoning district, no structure, fence, sign or planting over three feet in height, measured from the center of the adjacent road or highway, shall be maintained in any corner lot within a triangular area formed by the lot lines along the street to a point on such lines a distance of 30 feet from their intersection, and a line connecting such points. Any fence or planting that does not conform to the requirements of this section shall be made to conform within one year from the date this chapter becomes effective.

§ 212-164 Projections in yards.

A. 
Every part of a required yard shall be open from its lowest point to the sky, except for the ordinary projection of sills, belt courses, pilasters, leaders, chimneys, cornices, eaves and ornamental features, provided that no such projection extends more than two feet into any required yard.
B. 
Bays, including their cornices and eaves, may not extend more than two feet into any required yard provided that the sum of such projections on any wall shall not exceed 1/3 the length of such wall.
C. 
An open fire balcony or fire escape may extend not more than four feet into any required yard.

§ 212-165 Reduction of lot area.

Whenever a lot upon which stands a building is changed in size or shape so that the area and yard requirements of this chapter are no longer complied with, such building shall not thereafter be used until it is altered, reconstructed or relocated so as to comply with these requirements. The provisions of this section do not apply when a portion of a lot is acquired for public purpose.

§ 212-166 More than one building on lot.

A. 
When there is more than one principal building on a lot in any zoning district, the space between such buildings shall be at least equal to the sum of the side yards required by such buildings if built in the respective side yard of each other; or the sum of the rear and front yards if built in the respective front or rear yard of each other.
B. 
In no case, however, shall either building encroach upon any required front, side or rear yard setback areas of the lot.

§ 212-167 Accessory buildings.

A. 
Except in the H1—Hamlet District, no accessory building may occupy more than 20% of any required yard setback and in no case shall exceed 20 feet in height. For lots abutting Cayuga Lake, a boathouse in the front yard shall be a permitted accessory use.
B. 
For the purposes of this chapter, tractor trailers, shipping containers, PODS®, and similar structures are not considered to be accessory buildings.

§ 212-168 Abandoned cellar holes and destroyed or derelict buildings.

A. 
If excavation for a building has begun, but no structure built by the time one year has elapsed, any such excavation shall be covered over or refilled to the normal grade by the owner.
B. 
Any building substantially destroyed by any cause shall be rebuilt or demolished within one year. For the purpose of this chapter, "substantially destroyed" shall mean damage in excess of 50% of the replacement cost of the building in its entirety.
C. 
Any excavation or cellar hole remaining after the demolition or destruction of a building from any cause shall be covered over or filled by the owner within one year.
D. 
Fencing or similar safety measures shall be provided around excavations, derelict buildings, damaged structures, construction sites and other hazardous sites, immediately upon the determination by the Zoning Officer that such action is necessary in the interest of public safety.
E. 
If a property owner fails to comply with any of the provisions of this section he or she shall be subject to the penalties provided for in Article II, § 212-4.

§ 212-169 Abandoned wells.

Any abandoned well, cesspool, septic tank or other underground tank or chamber shall be backfilled, covered or otherwise secured in a manner that precludes unauthorized or accidental entry or entrapment.

§ 212-170 Discontinuance of junkyards, open storage, automobile sales lots.

A. 
Notwithstanding any of the provisions of this chapter, any motor vehicle or other junkyard, including an open area for the outdoor storage of motor vehicles, used building materials, scrap metal, plastic, paper, rags, glass, broken appliances such as stoves, etc., refuse and other debris for any purpose in existence in any district shall be discontinued. The Board of Zoning Appeals, however, may grant a special permit for the continuation of such use, pursuant to the provisions of Article III, § 212-18. Farm operations within a county-adopted, state-certified agricultural district where such materials are generated by or used in an ongoing agricultural operation are exempt from this provision.
B. 
Any automobile sales lot or any billboard or nonconforming sign or advertising device in existence in any A1—Agricultural, R1—Rural Residence, R2—Moderate-Density Residence, RM—Multiple- Residence, or H1—Hamlet District at the enactment of this chapter shall be discontinued within one year of enactment of this chapter, and shall not be considered a legal nonconforming use.
C. 
No lot may contain one or more abandoned, partially dismantled or nonoperative motor vehicles in any open area. Farm operations within a county-adopted, state-certified agricultural district where such materials are generated by or used in an ongoing agricultural operation are exempt from this provision.
D. 
No lot may contain in any open area more than one unregistered automobile, truck or other motor vehicle subject to registration with the New York State Department of Motor Vehicles. Farm operations within a county-adopted, state-certified agricultural district where such materials are generated by or used in an ongoing agricultural operation are exempt from this provision.

§ 212-171 Power generation facilities or structures. [1]

Requires a special permit from the Planning Board.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 212-172 Singlewide manufactured homes.

Singlewide manufactured homes are permitted only in the MHP District.

§ 212-173 Natural gas and/or petroleum exploration, extraction, support activities and production wastes.

A. 
The provisions of this section are in further clarification of § 212-2, of this chapter, which provides in part: "Any use not specifically set forth as a permitted use in any zoning district shall be expressly prohibited in that zone. A use specifically set forth as a permitted use in one zoning district shall not be permitted in another zoning district unless it is specifically set forth as a permitted use in said district."
B. 
The following uses are not permitted in any zoning district:
(1) 
Natural gas and/or petroleum exploration.
(2) 
Natural gas and/or petroleum extraction.
(3) 
Natural gas and/or petroleum support activities.
(4) 
The transfer, storage, treatment, or disposal of natural gas and/or petroleum exploration or production wastes, or the application of such wastes to land or roadways;
(5) 
Erection of any derrick, building or other structure or placement of any machinery or equipment for the purposes outlined in § 212-173B(1), (2), (3) or (4) above;
C. 
No permit issued by any state or federal agency, commission or board to any person, firm or corporation, which would violate the prohibitions of this section, shall be deemed valid within the Town of Ulysses.