The mixed-use districts of the Village of Pittsford are listed
in the following table. When this zoning law refers to mixed-use or
"MU" zoning districts it is referring to one of the following:
District Name
|
Abbreviation and Map Symbol
|
---|---|
Mixed Use Erie Canal
|
MU-EC
|
Mixed Use Office
|
MU-OF
|
No building, structure, or lot shall hereafter be erected, altered,
or demolished within a mixed-use district without obtaining the following
approvals, as applicable:
A.
Historic Preservation Board review. A certificate of appropriateness (Chapter 112 of the Village of Pittsford Code) shall be required for the construction or exterior alteration of any building, structure, or architectural feature in the Pittsford Village Historic (H) District that is, in any respect, visible from a public street, public or private park, the Erie Canal, or any other public or private space that is accessible to the public.
B.
Site plan review. Site plan review shall be required as provided for in Article 34 of this chapter. This shall include, but is not limited to, new construction, alteration, or demolition of structures.
A.
Mixed Use Erie Canal (MU-EC) District.
(1)
Purpose and intent. The purpose of the MU-EC District is to
recognize and preserve the history, presence, and character of land
use along the Erie Canal within Pittsford Village. The intent of this
district is to achieve the following:
(a)
Implement the vision and policies of the Village's Comprehensive
Plan;
(b)
Enhance the canal waterfront in conformance with the principles
of the Village's Local Waterfront Revitalization Program (LWRP);
(c)
Ensure the preservation and adaptive reuse of existing historic
mills, warehouses, and other buildings for retail, service, and other
uses; and
(d)
Conserve the canal waterfront and adjacent natural areas for
recreational uses and public enjoyment.
(2)
Conservation lands.
(a)
A portion of the MU-EC District lies adjacent to conservation
easement protected agricultural lands, formerly known as the Hawley-Zornow
farm. This land is subject to a 1998 conservation easement enacted
by the Town of Pittsford. The conservation easement was funded in
part with a grant from the New York State Department of Agriculture
and Markets and is subject to the restrictions of that grant.
(b)
The conservation easement preserves the interpretive value of
the barns and mills located within the Schoen Place and Northfield
Common areas. Proposals adjacent to this land shall therefore be evaluated
based on appropriateness in this context and effect on the conservation
easement lands and potential visual impact on the historical agricultural
viewshed.
B.
Mixed Use Office (MU-OF) District. The purpose and intent of the
MU-OF District is to implement the future land use vision and recommendations
of the Pittsford Village Comprehensive Plan in the mixed-use office/residential
areas. The application of the MU-OF District shall serve the following
objectives:
(1)
Maintain and enhance the District as a location for the provision
of low-impact retail, office, service, and residential uses in close
proximity.
(2)
Provide increased economic opportunity through the reuse and
rehabilitation of existing buildings for office, residential, or limited
nonresidential use.
(3)
Capitalize on already developed space by permitting an increased
development density with the addition or use of upper floors.
(4)
Enhance the aesthetic character and walkability of the district
through streetscape and landscaping improvements, including the maintenance
of a complete sidewalk network.
(5)
Ensure infill and redevelopment opportunities are compatible
with the context of the Village's traditional character, form, and
scale.
A.
Use table.
(1)
Uses identified with a "P" are permitted as-of-right, subject
to compliance with all other applicable standards of this zoning law.
(2)
Uses identified with a "SP" may be allowed if reviewed and approved in accordance with Article 35 (Special Use Permits) of this chapter.
(3)
Uses identified with a "TP" may be allowed if reviewed and approved in accordance with Article 39 (Temporary Use Permits) of this chapter.
(4)
Uses not listed and those identified with a "-" are expressly
prohibited.
(5)
Article 24 (Additional Use Regulations) section references have been noted where applicable. Uses identified with an "NA" are not addressed in Article 24, and therefore are not subject to use specific restrictions.
Land Use
|
MU-EC
|
MU-OF
|
Additional Regulations
|
---|---|---|---|
Residential
| |||
Single-or two-family dwelling
|
P
|
P
|
NA
|
Multifamily dwelling, maximum 10 units
|
SP
|
SP
|
§ 210-24.9
|
Bed-and-breakfast
|
SP
|
—
|
§ 210-24.6
|
Home occupation
|
P
|
P
|
§ 210-24.8
|
Hospice, nursing home, or assisted living facility
|
—
|
SP
|
NA
|
First-floor dwelling units, in mixed-use building
|
—
|
P
|
NA
|
Upper-floor dwelling units, in mixed-use building
|
P
|
P
|
NA
|
Commercial
| |||
Animal grooming shop
|
P1
|
—
|
§ 210-24.5
|
Veterinarian office
|
—
|
P
|
NA
|
Bakery
|
P
|
—
|
NA
|
Art or photo studio
|
P1
|
P1
|
NA
|
Instructional facility
|
SP
|
SP
|
NA
|
Day-care center, child or adult
|
—
|
P1
|
§ 210-24.7
|
Financial institution
|
—
|
P1
|
NA
|
Gym or fitness club
|
SP
|
P1
|
NA
|
Boutique hotel or inn
|
SP
|
SP
|
NA
|
Laundromat
|
—
|
P1
|
NA
|
Office, administrative or professional
|
P1
|
P
|
NA
|
Office or clinic, medical
|
—
|
—
|
NA
|
Personal service shop or spa
|
SP
|
—
| |
Recreation or entertainment facility, indoor
|
SP2
|
—
|
NA
|
Repair or service of personal items
|
P1
|
P
|
NA
|
Restaurant
|
SP
|
—
| |
Tattoo studio
|
—
|
SP
|
NA
|
Retail store
|
P
|
—
|
NA
|
Other
| |||
Municipal building or use
|
P
|
P
|
NA
|
Museum or library
|
P
|
P
|
NA
|
Community or service club
|
P
|
SP
|
NA
|
Place of worship
|
SP
|
SP
|
NA
|
Public park or playground
|
P
|
P
| |
Public utility
|
—
|
SP
| |
Telecommunications equipment
|
SP
|
SP
| |
Mix of uses in a single building or lot
|
Refer to Each Use
| ||
Permitted uses over 1,500 square feet
|
SP
|
SP
|
See Use
|
Accessory
| |||
Accessory use or structure
|
P
|
P
|
§ 210-24.4
|
Outdoor assembly, sales, display, or storage area
|
SP
|
SP
| |
Pond
|
P
|
P
| |
Temporary storage unit
|
—
|
P
|
NOTES:
| |
1
|
Provided the use occupies a gross floor area of no more than
1,500 square feet.
|
2
|
Provided the use occupies a gross floor area of no more than
2,000 square feet.
|
B.
Prohibited uses. The following uses are specifically prohibited in
the MU-EC District:
(1)
Medical offices;
(2)
Industrial facilities and storage facilities;
(3)
Bowling alleys or pool halls;
(4)
Parking partially dismantled or junked motor vehicles;
(5)
Used car lots including the sale of used or new passenger vehicles
and the sale of all other motor vehicles;
(6)
Automobile junkyards;
(7)
Junk dealer businesses, check cashing businesses, pawn shops/resale
businesses, and precious metal exchange businesses;
(8)
Distilleries, smoke shops/smoking bars, and vapor establishments;
and
(9)
Other businesses otherwise objectionable by reason of odor,
dust, smoke, cinders, gas fumes, noise, glare, vibration, refuse matter,
water-carried waste or traffic hazards or businesses likely to cause
litter to be deposited within the Village.
Requirement
|
MU-EC
|
MU-OF
|
---|---|---|
Minimum Lot Size
| ||
Residential use
|
3,600 square feet/unit1
|
3,600 square feet/unit1
|
Nonresidential use
|
—
|
15,000 square feet
|
Minimum Lot Width
| ||
Residential use
|
40 feet
|
65 feet
|
Nonresidential use
|
50 feet
|
85 feet
|
Front Yard
| ||
Residential use
|
10 feet minimum
|
20 feet minimum
|
Nonresidential use
|
0 feet minimum
|
10 feet minimum
|
20 feet maximum
|
30 feet maximum
| |
Minimum Side Yard
| ||
Primary use or structure
|
0/10 feet2
|
0/10 feet2
|
Accessory use or structure
|
5 feet
|
5 feet
|
Minimum Rear Yard
| ||
Primary use or structure
|
15/35 feet2
|
25/35 feet2
|
Accessory use or structure
|
5 feet
|
5 feet
|
NOTES:
| |
1
|
The notation "square feet/unit" indicates square feet per dwelling
unit.
|
2
|
The larger requirement shall apply to residential uses and nonresidential
uses adjacent to a residential use or district.
|
A.
General requirements. The following bulk requirements shall apply
to the mixed use districts as noted.
Requirement
|
MU-EC
|
MU-OF
|
---|---|---|
Maximum Building Height
| ||
Primary structure
|
45 feet1 (3 stories)
|
35 feet1 (2.5 stories)
|
Accessory structure
|
20 feet2
|
15 feet2
|
Maximum Building Footprint
| ||
Per individual building section
|
5,000 square feet3
|
—
|
Maximum Building Width
| ||
Per individual building section
|
60 feet3
|
60 feet3
|
Maximum Lot Coverage
| ||
Gross impervious surface
|
80%
|
50%
|
NOTES:
| |
1
|
Building height shall be determined in feet, while the visual
scale or appearance in height of the building shall be determined
in stories. In some cases, the Historic Preservation Board may require
lower heights to ensure compatibility with the adjacent context.
|
2
|
No accessory building may exceed the height of the principal
structure on the lot.
|
3
|
An individual building section shall be considered a structure
built to stand alone and/or connect to adjacent buildings such as
a wing or addition adjoined via a fire wall, breezeway, or other structural
element providing for the articulation of the principal structure(s)
to appear as a smaller scale.
|
B.
MU-EC District modifications. The Planning Board and Historic Preservation
Board may consider applications that exceed the height and footprint
restrictions for the MU-EC District in the following circumstances
when it is demonstrated the proposed building design is visually compatible
with the context. In determining compatibility, the following factors
shall be considered:
(1)
The mass of the building is visually broken into smaller components.
An example would be a building including a main block and smaller
extending wings where the distribution of mass and general proportions
recall historic complexes within the district or other regional construction
of a similar age, design, and scale to that found in the district.
(2)
The proposed building does not block known important viewsheds
or drastically change the view from the street and from the canal
of important existing historic landmarks.
(3)
The proposed building is set behind existing buildings, thereby
reducing its visual impact.
(4)
Exception to the height and/or footprint restrictions are necessary
to allow the incorporation of architectural features that are visually
compatible with and/or representative of the vernacular construction
in the district. Appropriate examples include roof ventilators, cupolas,
or penthouses.
A.
Village of Pittsford Design Standards incorporated. The Village of Pittsford Historic and Archifectural Design District Building Design Standards shall hereby be incorporated into this chapter for the purposes of guiding development application review in the mixed-use districts by the Historic Preservation Board, Planning Board, and/or Village Board. Development applications include, but are not limited to, certificates of appropriateness, site plan review, and special use permits as provided for in Part 3 of this zoning law.
B.
Historic design principles. Guidance regarding the historic design
principles of the Village may be found in Section 3 of the Village
of Pittsford Design Standards document.
(1)
General principles of design, including scale, proportion, rhythm,
location and orientation, balance, massing, and materials.
(2)
Design considerations for new construction, including height,
scale, width, orientation, setback, proportion and rhythm of openings,
neighborhood rhythms, roof form, massing, horizontal versus vertical
elements, materials, landscape treatment, and outbuildings.
(3)
Design consideration for additions, alterations, demolition,
and relocation.
C.
Architectural styles. Guidance regarding the historic character and
architectural styles of the Village may be found in Section 2 of the
Village of Pittsford Design Standards document. This includes the
evolution of neighborhoods and characteristics of the Federal, Greek
Revival, Gothic Revival, Italianate, Queen Anne, Colonial Revival,
Four-Square, Craftsman, and Tudor Revival architectural styles.
D.
Rehabilitation of historic structures. Standards for the rehabilitation
of historic buildings and structures may be found in Section 5 of
the Village of Pittsford Design Standards document. This includes,
but is not limited to, the regulation of windows and shutters, door,
garage doors, siding and exterior walls, architectural trim, porches
and decks, roofing, chimneys, foundations, garages and barns, modern
amenities, fencing, and paint and color.
E.
Applicant guidance. Guidance for development review applicants may
be found in Section 4 of the Village of Pittsford Design Standards
document. However, the powers and duties of the Architectural and
Preservation Review Board and application procedures and requirements
contained therein has been overridden by the establishment of the
Historic Preservation Board and application and review procedures
provided in this chapter.