The purpose of the Development District is to give flexibility
to this chapter in order to accommodate such developments which would
be beneficial to the community but which are not now permitted in
any established zone. These developments must not be contrary to the
Ulysses Comprehensive Plan or this chapter.
NOTE: The following Development Districts were established prior
to the adoption of this chapter and shall remain in effect as set
forth below.
A.
Development District 1: Spruce Row Campsite (formerly Development
District 1, as amended October 8, 1991; June 2009).
(1)
Allowed uses. The purposes for which the district may be used
are as follows:
(a)
The site plan as listed on the map dated June 2009 for this district is listed as a legal and conforming use. Any future buildings, site changes/additions will require compliance with § 212-127A, Campgrounds, seasonal.
(b)
Campsites.
(c)
Living accommodations for campers shall be tents, recreational
vehicles, recreational park trailers, or camping cabins intended for
transient use.
[1]
A "tent" shall be defined as a portable shelter, made of fabric,
stretched over a supporting framework of poles with ropes and pegs.
[2]
A "recreational vehicle" shall be defined as a vehicle that
can only be moved on the highway without a special permit from the
New York State DOT (therefore no wider than eight feet), built on
a single chassis, mounted on wheels, with gross trailer area not to
exceed 400 square feet in area.
[3]
A "recreational park trailer" shall be defined as a vehicle
that can be moved on the highway with a special permit from the New
York State DOT (therefore may be wider than eight feet but no more
than 12 feet), built on a single chassis, mounted on wheels with gross
trailer area not to exceed 400 square feet in area.
[4]
A "camping cabin" shall be defined as a hard-sided tent or shelter
less than 400 square feet in an area without plumbing which is on
skids or otherwise designed to be readily moveable.
(d)
The campgrounds shall be open for the season camping annually
from May 1 through October 31. Off season, no more than 20% occupancy
of existing sites at any given time is permitted for temporary camping
units. Length of stay is no more than seven consecutive days during
the off season. (This is designed to accommodate such recreational
activities as hunting, fishing, skiing, etc.) Snowmobiles will be
limited to four per site with a maximum of 40 allowed in the campground
at any one time.
(e)
Commercial sales of recreational vehicles, recreational park
trailers and retail sales of camping-related items shall be an allowed
use.
(f)
The following recreational uses are allowed in the campsite
for only registered campers and guests: mini-golf, hayrides, arcade,
two playgrounds (as listed on the map), swimming pool, fishing pond,
paddle boat rentals, geocaching, pedal cart rentals, golf cart rentals,
volleyball, basketball, horseshoes, nature/hiking trails, live music
entertainment, ball field and similar activities.
(2)
District area boundaries.
(a)
The area of said district shall be approximately 83 acres as
described on the map dated June 2009.
(b)
The district boundaries are as follows: All that tract or parcel
of land situated in the Town of Ulysses, County of Tompkins and State
of New York, being part of Military Lot 16 in said Town and bounded
and described as follows:
BEGINNING at a point in the center line of Kraft Road approximately
2,643 feet from the west line of Military Lot 16, thence south parallel
to the west line of Military Lot 16 approximately 2,061 feet to the
south line of Military Lot 16; thence west along the said south line
of Military Lot 16 approximately 2,643 feet to the west side of said
Military Lot 16 (being the east line of military lot 15); thence north
along the west line of Military Lot 16 approximately 1,188 feet to
a point; thence northeasterly along a hedgerow and woodlot about 528
feet; thence southeasterly along the said hedgerow and woodlot about
462 feet; continuing in a southeasterly direction along the said hedgerow
about 792 feet to a second hedgerow which runs north and south; thence
north along said second hedgerow about 792 feet to a third hedgerow
which runs east and west; thence west and parallel to Kraft Road approximately
88 feet to a point; thence north and perpendicular to Kraft Road approximately
351 feet to a center line of Kraft Road; thence east along center
line of Kraft Road 1,034 feet to the point of beginning.
(3)
Specifications for campsites.
(a)
The number of campsites in the district is not to be more than
425 sites. The sites shall be a minimum of 30 feet wide and a depth
of 50 feet or as directed by NYS DOH.
(b)
East of the driveway (to the left as entering the campgrounds)
campsite numbers 2, 4, 6 to 9, 11, 20, 21 and 20A are to remain as
they are. No campsites will be permitted closer than 275 feet from
the center line of Kraft Road. A natural vegetative buffer must be
maintained between the eastern most campsites and the eastern most
boundary. Campsites to remain as they are on the map; no new campsites
are to be added within this area.
(c)
Parking. Two-hour temporary parking is permitted north of the
hedgerow (labeled as Hedgerow No. 1 on the map) for patrons and their
guests.
(d)
Each campsite shall have a designated area for a campfire that
shall be located, cleared and protected in accordance with recommendations
of the Trumansburg Fire Chief. All firewood in the campground to be
in compliance with DEC regulations on transported in firewood.
(e)
The sites as listed in the map dated June 2009 shall be considered legal and conforming according to existing zoning regulations. All new and additional campsites are required to be in compliance with § 212-127A, Campgrounds, seasonal.
(f)
Recreational park trailers will be limited to 15% of existing
sites within the district not to exceed 43 sites. Recreational park
trailers can be located on sites indicated with an X on the map dated
June 2009.
(g)
Camping cabins will be limited to 15% of existing sites within
the district, not to exceed 43 sites.
(4)
Sewage and garbage disposal.
(a)
Sewage and garbage disposal shall meet all requirements of the
Tompkins County Health Department.
(b)
Rodent-tight refuse containers shall be provided so that there
shall be a minimum of one container for every four campsites.
(c)
There shall be absolutely no dumping of any type of refuse whatsoever
in Willow Creek.
(d)
Garbage shall be picked up at least twice per week during the
months of June, July and August, and at least once per week the remainder
of the season.
(e)
Underground sewage receptacles shall not be allowed within 100
feet of the edge of Willow Creek; all recreational vehicles within
that area must have self-contained sewage holding tanks.
(5)
Water.
(a)
Drinking water shall be provided and conform to the standards
of the Tompkins County Health Department.
(b)
There shall be no cleaning activities (activities that include
soaps, shampoos, or cleansers) in Willow Creek (e.g., bathing, car
washing, and dishwashing).
(c)
Under conditions of drought, a water conservation plan shall
be enacted that could include reduction of shower usage, prohibition
of washing vehicles, campers and pets. Further, under drought consideration
no watering of lawns or plants shall take place.
(6)
Maintenance.
(a)
The entire district shall be kept free and clear of all litter
and be maintained in a neat and orderly manner.
(b)
A monthly visual inspection shall be conducted of the sewage
holding tanks of all recreational vehicles and recreational park trailers
located along and upgradient of Willow Creek.
(c)
Chlorinated water from the swimming pool will not be discharged
in excess of 100 gallons in a twenty-four-hour period for maintenance
procedures.
(7)
Signs. One namesake sign or bulletin board not exceeding 18
square feet is allowed. Said sign shall not be self-illuminating and
the bottom of said sign shall not be more than five feet from the
ground.
(8)
Commercial sales.
(a)
Commercial sales of recreation vehicles and recreational park
trailers are allowed in this district. A maximum of six units may
be displayed in the area (40 feet by 75 feet) listed on the map dated
June 2009.
(b)
New units are allowed on camping sites for purpose of commercial
sales.
(c)
Individuals may display their used units for second-hand sale
on sites within the district.
(d)
The existing retail store for sales of camping related items,
such as firewood, ice, and sundry items, for the accommodations of
the campers and their guests is permitted.
(9)
Storage.
(a)
Storage of recreation vehicles and boats on trailers is allowed,
with the provision that no more than 60% of the existing campsites
can be used for storage and no more than one unit per campsite.
(b)
In-season storage shall be limited to the campsites themselves
or the area designated on the map June 2009 as off-site storage.
(10)
Buffers. All natural buffers are to remain, and in addition:
(a)
From the current driveway, east, approximately 40 feet from
the center line of the road in line with the current tree line, a
hedge (indicated as Hedgerow No. 2 on the map) of evergreens is to
be maintained, using a minimum spacing of six feet, with the minimum
size of trees to be planted of four feet and with the hedgerow to
be two rows of trees deep. If any trees die, they are to be replaced.
(b)
The area along Hedgerow No. 1 is to be interplanted with evergreen
trees and shrubs, from the entrance road to the west boundary. The
purpose is to create a dense visual barrier to hide vehicles and activities
and to provide privacy for regular users and campers as well as neighbors.
Minimum size of plants at planting shall be four feet.
(c)
All natural covers on the remaining boundaries shall remain
and natural growth of said hedgerows shall be encouraged.
(d)
The existing sites along Willow Creek indicated on the map dated June 2009 will be maintained with a minimum twenty-foot wide natural vegetative buffer adjacent to the stream. All future sites will be in compliance with § 212-127A which states no campsite, buildings, structures, or parking areas shall be located within 100 feet of a stream edge or any wetland as defined by local, state or federal law.
B.
Development District No. 2: Podunk Ski Shop (formerly Development
District No. 5, created June 15, 1976).
(2)
District area and boundaries:
(a)
Located at the southeasterly corner of Cold Springs Road and
Podunk Road and being all of Tax Parcel Nos. 21-1-1 and 21-1-1.1 as
shown on the Tompkins County Tax Map.
(b)
Located on west side of Podunk Road opposite Cold Spring Road
and being all of Tax Parcel No. 22-5-2 as shown on the Tompkins County
Tax Map.
(3)
District specifications. No district specifications are listed
as part of this Development District.
C.
Development District No. 3: Bar/Restaurant/Trailers (formerly Development
District No. 7, created May 8, 1979).
(1)
Allowed uses. The purposes for which this district may be used
are as follows:
(a)
Bar and restaurant;
(b)
Maintenance of mobile home adjacent to the existing bar and
restaurant;
(c)
Maintenance of a second mobile home adjacent to Halseyville
Road, for so long as said mobile home may be occupied by Howard and
Anna Brown, or the survivor of them;
(d)
No other mobile home shall be established or occupied within
this district.
(2)
District area and boundaries. The area of said district shall
be approximately 14 acres, triangular in general shape, bounded on
the east by State Highway Route 96, on the west by Halseyville Road,
and on the south by premises formerly of Strong, later of Stover,
bounded and described as follows:
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ulysses,
Tompkins County, New York and being part of Military Lots #8 and #14
in said Town more particularly bounded and described as follows:
BEGINNING at a point in the center line of Halseyville-Enfield
Road at the southwest corner of lands now or formerly of Robert Dean
Murphy and also the northwest corner of premises conveyed to Edmund
Pearsall by deed of Isaac Ball and wife dated February 28, 1868, and
recorded in the Tompkins County Clerk's Office in Liber 3 of Ulysses
Deeds at page 132; running thence south (S 3 West) along the center
line of said Halseyville-Enfield Road (also the westerly line of Lots
#8 and #14) 20 chains and 49 links to a point (also the southwest
corner of said Ball-Pearsall parcel); running thence N 77E, nine chains
and 99 links (previous deeds described said course as being "along
the north side of the Road," which road is now nonexistent); thence
continuing along said same course in a straight line to the center
of the Ithaca-Trumansburg State Highway at or near the intersection
of said highway and the line between Military Lot #8 on the north
and #14 on the south (the last course is straightened in accordance
with the Ball-Pearsall deed above mentioned, which reads: "It is understood
and agreed that the fence on the southwest side of the turnpike shall
be straightened and correspond with a straight line . . ."); running
thence northwesterly along the center of said Ithaca-Trumansburg State
Highway about 20 chains to the southeast corner of lands now or formerly
of Robert Dean Murphy; running thence westerly along Murphy's south
line to the point or place of beginning.
(3)
District specifications.
(a)
At such time as Howard and Anna Brown, or the survivor of them, shall no longer occupy the second mobile home permitted by Article XVI, § 212-118C(1)(c) above, one of the mobile homes shall be immediately removed from the district, and shall not be replaced; thereafter only a single mobile home shall be permitted therein.
(b)
Sewage and garbage disposal shall meet all requirements of the
Tompkins County Health Department.
(c)
The entire district shall be kept free and clear of all litter
and maintained in a neat and orderly manner and landscaped in keeping
with the surrounding area.
D.
Development District No. 4: Stover Saw Mill (formerly Development
District No. 8, created October 14, 1980).
(1)
Allowed uses. The purposes for which this district may be used
are as follows:
(a)
Operation of a sawmill in an existing thirty-foot-by-144-foot
structure, with planing and treating sheds, for the processing and
sale of forestry products, such as milled lumber, treated posts, firewood
and wood by-products, such as sawdust and slab wood.
(b)
Retail sale of agricultural fertilizers, lime, chemicals and
seed, and mixing and custom application of agricultural fertilizers,
lime and chemicals.
(c)
Retail sale of small motorized agricultural equipment to farmers;
this does not include lawn mowers, garden tillers, chainsaws and other
lawn and garden equipment and supplies.
(d)
Retail sale of Farm Bureau tires and batteries for agricultural
equipment.
(e)
The construction of a farm shop and agricultural sales and service
building approximately 48 feet by 96 feet to house a portion of the
activities above described, on the north side of Gorge Road.
(f)
The construction of a sawdust-containment building approximately
30 feet by 30 feet on the south side of Gorge Road.
(g)
The construction of a sizing building approximately 30 feet
by 50 feet on the south side of Gorge Road.
(h)
The construction of a treating shed approximately 40 feet by
125 feet on the south side of Gorge Road.
(i)
Construction of a fertilizer- and chemicals-mixing building
approximately 40 feet by 100 feet on the south side of Gorge Road.
(j)
The construction of a truck scale shelter approximately 25 feet
by 50 feet on the south side of Gorge Road.
(k)
All structures shall be located at least 75 feet from the highway
right-of-way.
(l)
Creation of this Development District, or the specification
herein of permitted uses, does not limit the continuing permitted
use of farming, i.e., for the general agricultural purposes of livestock
and crop production and sales.
(2)
District area and boundaries. The area of said district shall
be approximately 38 acres, on both the northerly and southerly sides
of Gorge Road, bounded and described as follows:
BEGINNING at a point in the center of Taughannock Falls Road
(Gorge Road), said point of beginning being 441.3 feet southwesterly
along the center of said road from its intersection with the north
line of Military Lot #9, thence north 68°, 22 feet west (passing
through a pipe in the northwesterly line of said road) along an old
fence, 303.4 feet to a point marked by an iron pipe; thence south
62°, eight feet west 797.8 feet to a point in an old fence and
hedgerow; thence south 11°, 32 feet east 1,137 feet crossing Gorge
Road to a pipe in the north line of the former Lehigh Valley Railroad
right-of-way (New York State Electric and Gas right-of-way); then
running south 72°, 10 feet east along said right-of-way approximately
1,243 feet to a point marked by a pipe; then running northwesterly
approximately 904 feet to a point marked by a pipe; then running northeasterly
approximately 575 feet to a point marked by a pipe on the south bank
of the stream near a large honey locust tree; then running northwesterly
approximately 700 feet along the hedgerow passing through a point
marked by a pipe at the end of the hedgerow to the center of Gorge
Road; then running southeasterly along Gorge Road approximately 100
feet to the point of beginning.
(3)
District specifications.
(a)
No access road or driveway shall enter the public highway within
75 feet from the intersection of the highway and a boundary of the
district.
(b)
No saw logs, lumber or wood by-products shall be placed within
75 feet of any boundary of the district or any highway.
(c)
Evergreen trees four feet to five feet in height shall be planted
in two rows, alternately spaced, at intervals of 20 feet along that
portion of the western boundary of the district southerly from the
Gorge Road to the New York State Electric and Gas right-of-way, in
order to provide both a visual screen and sound barrier for the existing
building housing the sawmill.
(d)
An electric motor for the new sawmill shall replace the present
power source and be located to the east of the sawmill; this new power
source shall be operational within three months or as soon thereafter
as New York State Electric and Gas Corp. can provide the necessary
electrical service.
(e)
Until the aforesaid electric motor shall be in operation, a
temporary sound barrier shall be erected to the west of the present
sawmill in accordance with specifications of the Extension Safety
Engineer, Department of Agricultural Engineering, Cornell University.
(f)
No sawing of logs shall take place on Sundays or holidays, or
on weekdays except between the hours of 7:00 a.m. and 7:00 p.m.
(g)
Any agricultural chemicals or chemicals for the preservative
treatment of lumber shall be stored, used and disposed of in accordance
with applicable federal, state and local regulations so that there
shall be no discharge of hazardous chemicals to the environment and
no broadcast of offensive odors.
(h)
There shall be no outside storage or display of farm machinery
and equipment offered for retail sale.
(i)
The entire district shall be kept free and clear of all litter
and maintained in a neat and orderly manner.
(4)
Signs. Two signs not exceeding 18 square feet in area per sign,
referring to the use of the premises, are authorized. These signs
shall not be self-illuminating and the bottom of said signs shall
not be more than five feet from the ground.
E.
Development District No. 5: Automobile Business — David Kline
(formerly Development District No. 9, created February 14, 1984, amended
May 31, 1984, October 10, 1989, June 19, 1997, October 1, 1998, August
2005, and March 2008).
(1)
Allowed uses. The purposes for which the district may be used
are as follows:
(a)
Automobile, farm equipment and truck repairs, including all
types of mechanical, body and interior work.
(b)
New York State motor vehicle inspections.
(c)
Retail sales of automotive, farm equipment and truck parts,
both new and used, and automotive-related items, such as paint, oil,
tires, rims, tools, gas cans, jacks, etc.
(d)
Retail sales of new and used vehicles, including exterior display
of vehicles for sale.
(e)
The construction of an addition to the existing garage on the
premises approximately 24 feet by 42 feet for a retail store and work
space.
(f)
A custom cabinet, furniture and woodworking shop and related
accessory sales uses per amendment adopted October 1, 1998.
(2)
The district areas and boundaries shall be amended to read as
follows. The area of said district shall be 1,750 feet along the west
side of State Highway Route 96, with a depth of 500 feet, bounded
and described as follows:
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ulysses,
County of Tompkins, and State of New York, and being part of Military
Lot Nos. 8 and 14 in said Town, more particularly bounded and described
as follows:
BEGINNING at a point in the southwesterly line of New York State
Route 96 (Ithaca-Trumansburg Turnpike) that is located south 57°
22 feet 46 inches west a distance of 33 feet from a point in the center
line of said New York State Route 96 that is located northwesterly
measured along the center of the line of New York State Route 96 a
tie measurement of 1,312 feet, more or less, from the intersection
of said center line with the center line of Cold Springs Road.
Thence north 35° 17 feet 27 inches west along the southwesterly
highway line of New York State Route 96 a distance of 419.66 feet
to a point;
Thence south 61° 15 feet 35 inches west (passing through
a point marked by an iron pin at nine feet and passing through a point
marked by another iron pin an additional 531.60 feet) a total distance
of 578.10 feet to the point of intersection with the line labeled
"approx. location zoning boundary" as shown on a survey map entitled
"SURVEY MAP SHOWING LANDS OF DAVID G. KLINE, LOCATED ON N.Y.S. RTE.
96, TOWN OF ULYSSES, TOMPKINS COUNTY, NEW YORK" completed by T.G.
Miller P.C., Engineers, & Surveyors, dated 5/21/2007;
Thence in a southeasterly direction on a line labeled "approx.
location zoning boundary", which line is parallel with the southwesterly
highway line of New York State Route 96 a distance of approximately
53.12 feet to a point in the northerly line of premises reputedly
owned by Murray as shown by instrument recorded in the Tompkins County
Clerk's Office as instrument No. 456001-001;
Thence south 86° 14 feet 38 inches east a distance of approximately
18.7 feet to a point marked by an iron pin;
Thence south 86° 14 feet 38 inches east and distance of
159.32 feet to a point marked by an iron pin;
Thence north 57° 22 feet 46 inches east a distance of 218.70
feet to a point marked by an iron pin;
Thence south 35° eight feet 38 inches east a distance of
242.00 feet to a point marked by an iron pin;
Thence south 86° 46 feet 17 inches east a distance of 100.13
feet to a point marked by an iron pin;
Thence north 57° 22 feet 46 inches east (passing through
a point marked by an iron pin at 124.88 feet) a total distance of
140.88 feet to the point and place of beginning, labeled as PARCEL
B on the aforementioned survey map and being that portion of Parcel
B currently located in Development District No 5. as shown on the
aforementioned survey map.
(3)
District specifications.
(a)
Vehicles for sale shall not be parked or displayed closer than
75 feet from the paved edge of the highway, and shall be confined
to an area within the Development District, measured along State Highway
Route 96, no longer than 500 feet from the southernmost and northernmost
vehicle so displayed.
(b)
All inoperative motor vehicles or vehicles under repair, parts
and bulk supplies shall be kept in an enclosed structure; there shall
be no outside storage or display of any parts, supplies or materials.
(c)
The entire district shall be kept free and clear of all litter
and maintained in a neat and orderly manner.
F.
Development District No. 6: Koskinen Auto Repair (formerly Development
District No. 10, created May 31, 1984, and January 30, 2003).
(1)
Allowed uses. The purposes for which the district may be used
are as follows:
(a)
Automotive and truck repairs, including all types of mechanical,
body and interior work.
(b)
New York State motor vehicle inspections.
(c)
Retail sales of automotive and truck parts, both new and used,
and automotive-related items, such as paint, oil, tires, rims, tools,
gas cans, jacks, etc.
(d)
Existing residential and agricultural uses.
(e)
Development District No. 6 was modified to allow a thirty-foot-by-forty-eight-foot
addition on January 30, 2003.
(2)
District area and boundaries.
BEGINNING at a point in the westerly line of the Podunk Road,
and in the southerly line of the premises of Richard Stilwell (Tax
Map Parcel 22-5-3); running thence westerly along Stilwell's south
line a distance of 300 feet to a point; running thence southerly parallel
with the Podunk Road a distance of 535 feet to a point; running thence
easterly and perpendicular to the Podunk Road a distance of 175 feet
to a point; running thence southerly parallel with the Podunk Road
a distance of 200 feet to a point; running thence southeasterly a
distance of approximately 130 feet to a point in the westerly highway
line, running thence in a northerly direction along the western edge
of the Podunk Road a distance of approximately 830 feet to the place
of beginning. Together with a rectangular area with a depth of 500
feet and frontage of 600 feet on the easterly side of Podunk Road,
across from the parcel above described, in the northwest corner of
Tax Map Parcel 21-1-13.
(3)
District specifications.
(a)
All inoperative motor vehicles or vehicles under repair, parts
and bulk supplies shall be kept within an enclosed structure; there
shall be no outside storage or display of any parts, supplies or materials.
(b)
The entire district shall be kept free and clear of all litter
and maintained in a neat and orderly manner.
G.
Development District No. 7: Finger Lakes-Seneca Cooperative Insurance
Company (formerly Development District No. 18, created August 16,
1988).
(1)
Allowed uses. The purposes for which the district may be used
are as follows:
(a)
Professional office building.
(2)
District area and boundaries.
BEGINNING at an iron pin set in or near the westerly street
line of Mecklenburg Road (New York State Route 227), which pin is
set North 86° 27 minutes two seconds west a distance of 94.92
feet from a point in the center line of Mecklenburg Road, which said
point is northeasterly a distance of 749.1 +/- feet from its intersection
with the center line of Mayo Road; running thence north 86° 27
minutes 22 seconds west along a hedgerow, a distance of 345.38 feet
to an iron pin, running thence north 5° 34 minutes 57 seconds
east along a hedgerow, a distance of 805.61 feet to an iron pin set
in the southerly line of lands now or formerly of Douglas J. Austic
and Paula K. Austic, which line also marks the boundary between Military
Lots #11 and #5; running thence, south 83° 50 minutes 36 seconds
east a distance of 560.61 feet to a point in a twelve-inch cherry
tree, marking a fence corner; running thence, south 5° 16 minutes
21 seconds west along the westerly line of land now or formerly of
Fred M. and Margaret Denmark, a distance of 552.48 feet to an iron
pin, which pin is northwesterly a distance of 3.54 feet from an old
pipe and southwesterly a distance of 28.85 feet from a concrete monument;
running thence, south 48° 27 minutes 33 seconds west, along the
westerly street line of Mecklenburg Road, a distance of 320.99 feet
to the iron pin marking the point and place of beginning, containing
9.667 +/- acres of land.
(3)
District specifications.
(a)
The size of the main building shall be no more than 5,500 square
feet with a height of no more than 28 feet, six inches at its highest
point as per Project No. 7372, dated July 1988, which is on file.
The exterior of the building shall be done in cut stone and one-inch-by-six-inch
cedar board.
(b)
There will be a minimum of 25 parking spaces and a maximum of
55 parking spaces. All parking, except for visitor parking, will be
on the west side of the building. Asphalt on the parking areas will
be applied within two years.
(c)
The building and its use are considered a professional office building as defined in Article IV.
(d)
A storage building not more than 400 square feet in area may
be erected. The exterior of this storage building shall be of the
same materials as the main building. It will be landscaped and will
be situated on the west side of the main building. It will be subject
to the issuance of a building permit.
(g)
The property shall be maintained in a well-groomed and mowed
condition and shall be landscaped in such a manner as to be attractive
to the area.
H.
Development District No. 8: Boat sales, service, and storage (formerly
Development District No. 19, created July 18, 1991).
(2)
District area and boundaries.
BEGINNING at an iron pin set near the easterly road line of
Dubois Road 30 feet north of center line of creek culvert which defines
the southwest border to Tax Parcel 32-2-8.22 and continuing northerly
184 feet along the center line of Dubois Road to an iron pin along
the easterly road line of Dubois Road; then continuing 220 feet easterly
and perpendicular to Dubois Road to an iron pin, then continuing 125
feet northerly and parallel to Dubois Road to an iron pin; running
thence 380 feet easterly and perpendicular to Dubois Road to an iron
pin, then continuing 309 feet southerly and parallel to Dubois Road
to an iron pin; and thence returning 600 feet westerly and perpendicular
to Dubois Road to the iron pin marking the point and place of beginning;
conveying 3.14 acres.
(3)
District specifications.
(a)
The existing building is to be used for business. Well and septic
systems are to be maintained according to Tompkins County Health Department
requirements.
(b)
No mechanical sound associated with boat repair shall emanate
from the property before 8:00 a.m. or after 8:00 p.m. Monday through
Saturday, nor on Sundays and federal holidays.
(c)
Maintain parking between the front of the building and highway
right-of-way, and on the south side of building, as shown on "Survey
Map Showing Development District for Moore's Marine Located at No.
3052 Dubois Road, Town of Ulysses, Tompkins County, New York," by
TG Miller P.C., revised January 22, 2018. The owners of the land on
which the Development District is located shall file the map in the
Tompkins County Clerk's office no later than 30 days after adoption
of this subsection.
(d)
Boats ready to be picked up and/or serviced shall be stored
on the north side of the building, on the south side of the building,
on the east side of the building, and on the lower lot/east side of
the building, as shown on approved site plan on "Survey Map Showing
Development District for Moore's Marine Located at No. 3052 Dubois
Road, Town of Ulysses, Tompkins County, New York," by TG Miller P.C.,
revised January 22, 2018, which is incorporated herein by reference
and made a part hereof.
(e)
Outside storage of boats shall be permitted on the south side
of the building, and on the lower lot/east side of building, as shown
on approved site plan on "Survey Map Showing Development District
for Moore's Marine Located at No. 3052 Dubois Road, Town of Ulysses,
Tompkins County, New York," by TG Miller P.C., revised January 22,
2018, which is incorporated herein by reference and made a part hereof.
(f)
Used boat sales shall be permitted only on the south side of
the building, as shown on approved site plan on "Survey Map Showing
Development District for Moore's Marine Located at No. 3052 Dubois
Road, Town of Ulysses, Tompkins County, New York," by TG Miller P.C.,
revised January 22, 2018, which is incorporated herein by reference
and made a part hereof.
(g)
Vegetated buffer shall be installed and maintained on the property
boundaries with 3060 Dubois Road (Tax Parcel Number 32-2-10) and 3072
Dubois Rd (Tax Parcel Number 32-2- 8.21). Landscape plan for the vegetated
buffer shall be reviewed and approved by the Planning Board and filed
with the Town.
(h)
Area around building to be kept clean with no outside storage
other than boats with or without motors and trailers.
(i)
Signs: One freestanding sign not to exceed 18 square feet. For
sign(s) attached to the building, the cumulative square footage shall
not exceed 64 square feet. Signs required by New York State are not
included in the area calculation. No illuminated signs shall be permitted.
(k)
Used gear lubricants and motor oils shall be stored in a tank
or tanks not to exceed 300 gallons, which shall be pumped when full
by an authorized handler of petroleum waste material. There shall
be no liquid or solid waste disposed of on the property other than
that authorized by the Tompkins County Health Department.
(m)
A vegetated buffer 100 feet wide shall be maintained on the
eastern boundary of the Development District.
(n)
Engine/boat maintenance and repair involving lubricants, oils,
or other hazardous materials shall be performed over a permanent or
portable impermeable surface with sufficient capacity to collect the
maximum volume of liquids used during the maintenance/repair work.
Spills shall be cleaned up according to best management practices.
(o)
No edible plants shall be grown for human consumption without
first testing the soil for contaminants.
I.
Development District No. 9: Flo-Tech (formerly Development District
No. 21, created January 26, 2004).
(1)
Allowed uses. The purposes for which the district may be used
are as follows:
(a)
The manufacture of prosthetic devices, and all necessary activities
connected therewith.
(2)
District area and boundaries.
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ulysses,
County of Tompkins, State of New York, being bounded and described
as follows: BEGINNING at a point in the center line of Halseyville
Road, said point being further located South 60° 31 feet 24 inches
west a distance of 39.02 feet from a point marking the present center
line of Halseyville Road and NYS 96; RUNNING THENCE north 82°
59 feet 19 inches west for a distance of 24.75 feet to a point located
on the west right-of-way of Halseyville Road; RUNNING THENCE north
19° one foot 41 inches west along the west line of NYS Route 96
for a distance of 224.04 feet to an iron pin; RUNNING THENCE north
19° one foot 41 inches west along the west line of NYS Route 96
for a distance of 109.68 feet to a point; RUNNING THENCE north 82°
44 feet nine inches west for a distance of 306 feet to a point; RUNNING
THENCE south 07° 15 feet 51 inches west for a distance of 261.60
feet to a point; RUNNING THENCE south 65° 23 feet 33 inches east
passing through an iron pin at a distance of 169.58 feet, passing
through an iron pin at an additional distance of 303.33 feet and continuing
for a distance of 28.98 feet to a point, said course having a total
distance of 501.89 feet; RUNNING THENCE north 07° zero feet 41
inches east along the present center line of Halseyville Road for
a distance of 112.13 feet to the point and place of beginning; said
parcel having an area of 2.95 acres net to the road rights-of-way.
SUBJECT TO covenants, restrictions, easements and encumbrances of
record. For a more particular description thereof, reference is hereby
made to a survey map entitled "Survey Map Showing Lands of Robert
N. Brown, Sr., Located on Halseyville Road, Town of Ulysses, Tompkins
County, New York," dated August 18, 2009, amended September 16, 2010,
September 15, 2011, and October 10, 2016, prepared by T.G. Miller,
P.C., Engineers and Surveyors, Ithaca, New York. The owners of the
land on which the Development District is located shall file the map
in the Tompkins County Clerk's office no later than 30 days after
the subdivision of the Development District and other lands owned
by said owners is approved by the Town of Ulysses.
The above premises being three acres of land.
(3)
District specifications.
(a)
In connection with said use, up to 10 full-time or full-time-equivalent
employees are permitted.
(b)
The facility on site must comply with all given application
criteria and receive Ulysses Planning Board site plan approval, to
insure compliance of all of the applicant's proposals before a building
permit shall be issued.
(c)
Any road entrance shall comply with state and county highway
rules and regulations.
(d)
Any water and septic infrastructure shall comply with Tompkins
County Health Department codes and receive its approval.
J.
Development District No. 10: Computer Services (created September
6, 2005).
(1)
The purposes for which the Development District may be used
is as follows:
(a)
Agricultural use as defined under the Agriculture and Markets
Law.
(b)
Computer software research and development not to exceed 30
employees to be located in structures shown on site plan map dated
May 30, 2005, as drawn by Cheryl Lee Thompson, licensed architect,
inclusive of residential use in said structures.
(2)
Area of the district. The area of said district shall be approximately
22.84 acres consisting of parcels presently owned by Terrill Moore
and Judith Cone, Tax Parcels 33.-2-1.2, 33.-2- 1.3; and 33.-2-1.4
in the Town of Ulysses, bordering Perry City Road on the North and
Krum's Corners Road on the west, and more particularly described as
follows:
ALL THAT TRACT OR PARCEL OF LAND situated in the Town of Ulysses,
County of Tompkins, State of New York, more particularly Bounded and
described as follows:
BEGINNING at a point marking the intersection of the center
line of Perry City Road with the center line of Krum's Corners Road;
Thence south 81° 50 minutes 15 seconds east along the center
line of Perry City Road 803.21 feet to a point;
Thence south 7° 10 minutes 51 seconds west (passing through
a pin a 25.76 feet) 754.20 feet to a pin;
Thence south 81° 50 minutes 15 seconds east (passing through
a pipe at 150 feet) 395.82 feet to a pin;
Thence south 9° six minutes one second west 360 feet to
a pin;
Thence north 82° zero minutes 35 seconds west 998.57 feet
to a pin;
Thence north 82° eight minutes west passing a pipe at 174.7
feet a total distance of 200 feet to the center line of Krum's Corners
Road;
Thence north 7° 45 minutes east 446.9 feet along the center
line of Krum's Corners Road;
Thence north 7° 47 minutes 50 seconds east 671.70 feet to
the point or place of beginning.
