The following use regulations shall apply in any R-1 Residence
District:
A.
Permitted uses shall be as follow:
B.
Uses subject to a special permit shall be as follows (Note: The new
construction of any uses subject to a special permit in any district
shall also require a site plan approval from the Planning Board):
(1)
The creation of one or more dwelling units in an existing building.
(2)
The conversion of any single-family or two-family dwelling into duplexes.
(3)
The conversion of a multifamily dwelling to create additional dwelling
units.
(4)
Day-care centers.
(7)
Rooming houses.
(8)
Homes for the aging.
(9)
New multiple-family dwellings, with no more than four dwelling units.
(10)
The conversion of single-family or two-family dwellings into
four-unit multifamily dwellings.
C.
Uses subject to site plan review shall be as follows:
(1)
Townhouses, condominiums and cooperatives.
(2)
Churches or other places of worship or religious education, church
halls, convents, rectories or parsonages.
(3)
Public schools or private schools chartered or accredited by the
New York State Department of Education, but not including any school
conducted for profit alone.
(4)
Public parks or playgrounds and accessory structures.
(5)
Golf courses or private country clubs.
(6)
Nursing or convalescent homes.
(7)
Municipal or public utility structures or uses.
(8)
Hospital complexes or community health service centers.
(9)
Public libraries, library annexes or museums.
The following use regulations shall apply in any R-1A Residence
District:
C.
Uses subject to site plan review shall be as follows:
(1)
Townhouses, condominiums and cooperatives.
(2)
Two-family dwellings, including duplexes.
(3)
Churches or other places of worship or religious education, church
halls, convents, rectories or parsonages.
(4)
Public schools or private schools chartered or accredited by the
New York State Department of Education, but not including any school
conducted for profit alone.
(5)
Public parks or playgrounds and accessory structures.
(6)
Golf courses or private country clubs.
(7)
The conversion of single-family dwellings into two-family dwellings.
A.
Permitted uses shall be as follows:
(1)
Existing and new single-family detached dwellings.
(2)
Existing and new two-family dwellings, including duplexes.
(3)
Existing and new multifamily dwellings, with no more than four dwelling
units.
B.
Uses subject to a special permit shall be as follows (Note: The new
construction of any uses subject to a special permit in any district
shall also require a site plan approval from the Planning Board):
(1)
The creation of one or more dwelling units in an existing building.
(2)
Multifamily dwellings with five or more dwelling units.
(3)
The conversion of a multifamily dwelling to create additional dwelling
units.
(4)
Day-care centers.
(5)
Rooming houses.
(6)
Veterinary offices and clinics.
(7)
Kennel.
C.
Uses subject to site plan review shall be as follows:
(1)
Those uses that are subject to site plan review within the R-1 Residence
District, with the exception of those uses already permitted within
this district.
(2)
Funeral homes.
(3)
Clubs, civic and social/fraternal.
(4)
Professional offices, businesses or utility services offices.
(5)
Restaurants or taverns, excluding those providing live entertainment.
(6)
Confectioneries or bakeries in which goods are made or processed
and sold primarily at retail on the premises.
(7)
Personal services, such as barbershops, hair salons, tailors, and
other similar neighborhood-scale service uses.
(8)
Banks or other financial institutions.
(9)
Convenience stores.
(10)
Gasoline service stations.
(11)
Cottage retail with retail sales on the premises, subject to the supplementary regulations outlined in § 300-14.6.
(12)
Cottage industry with retail sales on the premises of no more than 30% of the floor area of the dwelling, subject to the supplementary regulations outlined in § 300-14.6.
(13)
Mixed-use establishment.
A.
Permitted uses shall be as follows:
(1)
Existing and new two-family dwellings, including duplexes.
(2)
Existing and new multifamily dwellings with no more than four dwelling
units.
(5)
Accessory structures and equipment customarily incidental to the above uses when located on the same lot, subject to the supplementary regulations outlined in § 300-32.
B.
Uses subject to a special permit shall be as follows (Note: The new
construction of any uses subject to a special permit in any district
shall also require a site plan approval from the Planning Board):
(1)
Single-family dwellings.
(2)
The creation of one or more additional dwelling units in an existing
building.
(3)
Day-care centers.
(4)
Code blue shelters.
(5)
The change in use of any building that does not require exterior
renovations.
(6)
Light industry.
(8)
Multifamily dwellings with five or more units.
(9)
Conference centers.
(10)
Any use that requires a drive-through.
(11)
Research laboratories.
(12)
Assisted living facilities.
(13)
Warehouses.
(14)
Parking lots.
(15)
Veterinary offices and clinics.
(16)
Kennel.
(17)
Cat rescue sanctuary.
(18)
Utility-scale solar collector systems and associated solar energy
equipment for private, commercial or utility use.
(19)
Cultural facility.
(20)
Automotive repair.
C.
Uses subject to site plan review shall be as follows:
(1)
Those uses that are subject to site plan review within the R-C Residence-Commercial
District, with the exception of those uses already permitted within
this district.
(2)
Mixed-use establishments.
(3)
Retail service establishments.
(4)
Restaurants or bars, and other places serving food and beverage.
(5)
Hotels.
(7)
Commercial or vocational schools for instruction in trades, graphic
arts, dancing and music.
(8)
Federal, state and municipal offices.
(9)
Radio or television studios and transmitting stations.
(10)
Bus or taxi stations or garages.
(11)
Print shops, post office satellite stores, or other office shipping/service
stores.
(12)
Brew pubs.
(13)
Artist studios or art galleries.
(14)
Community health service centers.
(15)
Recreation facilities, indoor.
A.
Permitted uses shall be as follows:
(1)
There are no uses permitted by right within the M Manufacturing District.
B.
Uses subject to site plan review shall be as follows:
(1)
Any use permitted within the C Commercial District, but not including
any dwelling, school, hospital or other institution for human health
care involving overnight care of patients.
(2)
Automobile repair, painting and collision services when conducted
entirely within a completely enclosed building; battery manufacturing,
tire re-treading and capping.
(3)
Dry cleaning or laundry.
(4)
Laboratories, research, experimental or testing, provided that no
operation shall be conducted or equipment used which would create
conditions hazardous, noxious or offensive in the district in which
the laboratory is located.
(5)
Manufacture or assembly of electronic instruments and devices, precision
instruments (surgical or dental), measuring devices, musical instruments,
novelties, rubber or metal stamps or other small molded rubber or
plastic products.
(6)
Building material sales yards, excluding concrete mixing.
(7)
Contractors' or public utility storage yards or plants.
(8)
Veterinary offices and clinics.
(9)
Kennel.
(10)
Storage and sale of feed for livestock, or solid fuel.
(11)
Underground storage of flammable liquids, when approved by the
Fire Department, in quantities of not more than 25,000 gallons, when
having a flash point below 70° F.
(12)
Recycling storage within an enclosed structure.
(13)
Accessory structures and equipment.
(14)
Manufacture, compounding, processing and packaging of food products,
candy, cosmetics, pharmaceuticals, soap and toiletries.
(15)
Manufacture, compounding, assembling or treatment of articles
or merchandise from the following previously prepared materials: fiber,
fur, glass, leather, paper, plastics, metals or stones, textiles,
tobacco, wax, wire and wood.
(16)
Manufacture of pottery or other ceramic products, using only
previously pulverized clay and kilns fired only by electricity or
gas.
(17)
Stone or monument words, not employing pneumatic hammers unless
within a completely enclosed building.
(18)
Storage, tanning or curing of rawhides or skins, provided that
no hides or skins are stored outside of a completely enclosed building.
(19)
Coal pockets or tipples.
(20)
Concrete products manufacture, including a concrete-mixing plant
or rock or stone crusher.
(21)
Truck terminals, including any premises where any vehicle used
in long-distance freight hauling is parked, loaded or unloaded.
(22)
Feed manufacture, except from refuse mash or refuse grain.
(23)
Commercial excavating of sand and gravel or rock.
(24)
Aboveground storage of flammable liquids, when approved by the
Fire Department, in less than tank-car quantities, when having a flash
point between 70° and 200° F.
(25)
Underground storage of flammable liquids, when approved by the
Fire Department, not to exceed 50,000 gallons, when having flash points
below 70°F.
(26)
Aboveground storage of flammable liquids, when approved by the
Fire Department, when having flash points between 70° and 200°
F.
(27)
Any use equivalent to the above, but not including any use which
may become hazardous or noxious or offensive by reason of the emission
of odor, dust, smoke, cinders, gas fumes, noise, vibration, refuse
matter or water-carried waste.
(28)
Utility-scale solar collector systems and associated solar energy
equipment for private, commercial or utility use.
A.
Purpose and intent. The purpose of the Cemetery District is to allow
for the operation and maintenance of a cemetery and the building and
structures incidental and necessary to those operations.
A.
Purpose and intent. The purpose of the Public, Cultural, and Recreation
District is to provide a separate zoning district classification for
those tracts of land within the City that are under public or private
ownership and/or used for public open space or recreational purposes.
Further, the Public, Cultural, and Recreational District (PCR) is
intended to preserve and enhance those City-owned lands within significant
recreational facilities or amenities that are part of the urban setting
and neighborhood environment.
B.
Permitted principal use:
(1)
City-owned parks, playgrounds, squares, recreational areas, nature
areas, and preserves.
(2)
City-owned athletic courts and facilities (tennis, basketball, etc.)
swimming pools, and similar public recreational facilities.
(3)
Outdoor recreational facilities, including hiking trails, bicycle
paths, athletic fields, and similar uses.
(4)
Public and community recreational buildings, semienclosed shelters,
pavilions, and public utility easements.
(5)
Commercial facilities incidental to the operation or adjacent on
City-owned property, refreshment stands, concessionaire or rental
shops, and similar incidental uses that fall under the City's
hawker, vendor, and peddler permit application.
(6)
Buildings and structures necessary for the administration, maintenance,
and operation of established permitted uses.
(7)
Nonprofit cultural and education.
C.
Uses permitted upon special permit approval from the City of Gloversville
Planning Board:
A.
Purpose and intent. The purpose of the Downtown Urban Core District
is to maintain and promote a more vibrant, pedestrian-friendly downtown
to serve as the commercial and cultural center for several attractive
and walkable surrounding neighborhoods. In order to accomplish this,
the City of Gloversville has chosen to utilize a form-based zoning
approach. These regulations are intended to encourage a mix of uses
that serve the needs of the residents and visitors to the City, retain
the most valued historic and cultural qualities of the community,
and ensure that new infill development is compatible with the existing
urban fabric and character of the surrounding neighborhoods.
(1)
In addition, the form-based code is intended to streamline the application
and review process, promote economic development, and encourage attractive
streetscape amenities and civic spaces designed to create a high quality,
walkable urban experience. The regulations in this article provide
specific details on the form of development that is encouraged and
allowed in this important area of the City and supplement the regulations
found in the rest of this chapter. In contrast to traditional zoning
districts that regulate one use from another, the Downtown Urban Core
District is designed to be more flexible with a focus on sound architectural
and site design elements to encourage creative and sustainable new
and in-fill development. The intent of the form-based zone is to encourage
a diversity of complementary uses, promote successful urban form,
extend traditional circulation systems with interconnecting streets,
reinforce a strong pedestrian emphasis, and provide for civic space.
(2)
Unlike conventional zoning, a form-based code addresses not only
development but the relationship between public and private spaces
such as the interaction between streets, blocks, and buildings in
terms of form, scale and massing, and the use of frontage areas. Appropriate
architectural design and the consistent quality of building exteriors
directly contribute to the positive value of real property, the enhancement
of community character, and the health, safety and general welfare
of the City's residents. This district intends to create a predictably
designed public realm within the Downtown Urban Core, by including
specific architectural standards, and focusing primarily on the physical
form of development, with a lesser focus on building use than conventional
zoning regulations.
B.
Consistency with comprehensive plan. The regulations in this section
are in accordance with the following goals and action items outlined
in the City of Gloversville Comprehensive Plan provide specific details
on the form of development that is encouraged and allowed in this
important area of the City.
(1)
Economic Engines Goal 1: To strengthen and diversify the City of
Gloversville's industrial base, promote commercial development
and increase employment opportunities for City residents by fostering
the highest possible density of industrial and business activity.
(2)
Economic Engine Goal 3: To create a commercially thriving downtown
with pleasant, well maintained adjacent neighborhoods that will attract
creative people and productive enterprises and increase business activity.
(3)
Downtown and Surrounding Neighborhoods Goal 1: To encourage the continued
development, restoration, and diversification of land uses in the
City's urban core and surrounding residential neighborhoods.
(4)
Action Item A.8 Overlay Zone Urban Core: The City will seek to amend
the current zoning language to align with the recommendations and
action items identified in the 2015 Comprehensive Plan. The City will
also seek to establish a zoning overlay for the area within a 1/2
mile radius of the corner of Main Street and Fulton Street plus both
sides of South Main Street and East Fulton Street with design parameters
in keeping with the character of the community and New Urbanist principles.
(5)
Action Item D.3 Commercial Residential Conversion: The City will
encourage commercial residential conversion of structures throughout
the urban core and surrounding neighborhoods in an effort to bring
residents back into the downtown area thus potentially spurring demand
for additional commercial development. The City will promote new mixed-use
commercial development, infill construction within and along the corridors
of the Downtown Urban Core and surrounding neighborhoods that promote
reinvestment in the existing commercial downtown area and surrounding
neighborhoods and the expansion of the residential population in and
adjacent to the downtown and its corridors.
(6)
Action Item D.4 Senior Housing Options: The City will encourage the
development of mixed-use residential structures, modern apartment
complexes, and assisted-living/senior housing centers for seniors
throughout the community to address the ever growing need for both
quality affordable housing for seniors in the community and for middle
and upper income elderly housing for those not necessarily income
limited. These facilities must blend with the architecture and character
of the host neighborhood in which they are to be located. An example
of this development strategy is the planned Estee Senior Apartments
project aimed at meeting the need for quality affordable housing for
seniors.
(7)
Action Item D.5 Downtown Corridors, Streetscape, Historic Structures
and Parking: The City will encourage the reinforcement of the downtown
as the multipurpose center for the region by promoting the location
of government, large scale offices, and arts and entertainment uses
along and adjacent to the Main Street and Fulton Street corridors.
(8)
Action Item D.8 Cultural and Historic Resources, Restoration and
Rehabilitation: The City will encourage the restoration and rehabilitation
of our community's historic buildings and properties whenever
feasible so that these structures can be used as viable residences,
office space, retail or industrial ventures.
C.
Supersession of inconsistent laws. The City Council hereby declares
its legislative intent to supersede any provision of any local law,
rule, or regulation or provision of the City Law that is inconsistent
with this section. Except where a use is subject to special permit,
in cases where conflicting, standards, procedures or requirements
exist within the underlying zoning district category, those of the
overlay district shall be applied.
D.
The Planning Board is hereby authorized to review and approve, approve
with modifications or disapprove site plans pursuant to the rules
and specifications set for herein.
E.
The Historic Preservation Review Board is hereby authorized to serve
as an advisory board to the Planning Board for the review of historical
and architectural design features of all proposed projects within
the overlay district.
A.
District definition. This section establishes the Downtown Urban
Core Overlay District. The overlay district creates a special form-based
zoning district which uses physical form (rather than separation of
uses) as the organizing principle for the code, applicable to a specific
geographic area, which warrants special consideration due to unique
characteristics and practical difficulties resulting from the historical
development patterns. The overlay district concept is discussed in
the Comprehensive Plan as a more flexible method of preserving the
urban fabric of an area, and to encourage infill development that
is compatible with the existing scale and pattern of surrounding properties.
B.
District boundary. The Downtown Urban Core Overlay District is illustrated
on the City of Gloversville Zoning District Map.
C.
Prohibited uses.
(1)
Uses incompatible with the purpose of the district.
(2)
Uses considered dangerous, or unsafe.
(3)
Uses considered objectionable or a nuisance by reason of odor,
dust, fumes, smoke, noise, vibration, refuse matter, airborne or water-carried
waste or pathogens.
(4)
Uses considered objectionable by reason of adverse effects on
adjoining units.
(5)
Uses that create risk to personal safety, and/or may be offensive
and/or detrimental to nearby property owners or property users.
(6)
Uses prohibited by any applicable state statute or this chapter.
(7)
Code blue shelter. The Common Council hereby declares its legislative intent is to supersede any provision of local law, rule, or regulation or provision of the Gloversville City Code that is inconsistent with this section, and in cases where there are conflicting standards, procedures or requirements between the underlying zoning district compared with that of the form-based overlay district, those of the overlay district shall be applied except in cases where a proposed use is subject to a special permit. However, in all instances, including a proposed use that is subject to a special permit, prohibited uses codified at § 300-14.2C shall be applicable.
A.
Objective. In general, the overlay district site plan review procedures
are intended to promote the following objectives:
(1)
To preserve and enhance the unique character of the City of
Gloversville;
(2)
To promote pedestrian access and activity, as well as a general
sense of area security;
(3)
To restore and maintain the role of streets as civic and social
spaces, framed by appropriate active urban uses;
(4)
To encourage economic development and a convenient mix of uses
and services; and
(5)
To support a sense of design context that appropriately relates
historic buildings, general facade and window patterns and traditional
streetscapes in the area to new redevelopment efforts, while still
allowing contemporary architectural flexibility.
B.
Procedure. The following site plan review procedure shall apply to
proposals for new structures or substantial alterations to existing
structures (including accessory structures) located within the overlay
district:
(1)
The applicant shall meet with the Building Inspector, who shall provide application materials for site plan review as well as for a certificate of appropriateness in accordance with the requirements of Chapter 166 (Historic Districts). The review process between the Planning Board and the Historic Preservation Review Board will be conducted simultaneously, and the two boards will establish an efficient line of communication to ensure that the process is as streamlined as possible.
(2)
Prior to the formal submission of the application, the applicant
is advised to have an informal preapplication meeting with the Planning
Board to discuss the proposal and clarify application submission requirements.
(3)
The Planning Board is authorized to waive any of the submittal requirements outlined in Article XVII (Site Plan Review) if the applicant clearly illustrates that the circumstances warrant a waiver.
(4)
Unless the Planning Board determines that the proposal may have substantial detrimental effects or may cause public controversy, no public hearing will be required. If a public hearing is required, the Planning Board will follow the review and approval procedures outlined in § 300-79.
(5)
The Planning Board may require a performance guarantee for the
construction of public improvements in connection with any project.
(6)
Prior to taking action on the site plan, the Planning Board
shall refer the site plan, when applicable, to the Fulton County Planning
Department for advisory review and a report in accordance with General
Municipal Law § 239-m.
(7)
The Planning Board shall fulfill the requirements of the State
Environmental Quality Review Act, Article 8 of the Environmental Conservation
Law, and its implementing regulations.
(8)
Within 62 days from the day the Planning Board determines an
application is complete, the Planning Board shall issue an approval,
approval with modifications, or denial of the application, stating
the reasons for any modifications or denial. The Planning Board shall
also issue a required schedule for initiation and completion of the
project. Such approval shall lapse within two years if the applicant
does not diligently pursue construction of the project, unless the
applicant requests an extension, which may only be granted for good
cause by the Planning Board.
(9)
Site plan amendments. For any proposed change to an approved
site plan, the applicant shall meet with the Building Inspector who
shall make a determination as to whether or not the proposed change
is significant. If the Building Inspector determines that the change
is significant (e.g., a change in dimensions of more than 10% shall
be presumed to be significant), the application shall be referred
to the Planning Board for an amendment to the site plan or special
permit, as appropriate. If the Building Inspector determines that
the change is not significant and otherwise complies with applicable
requirements, the Building Inspector is authorized to issue a building
permit without further review.
A.
General design standards.
(1)
All new structures or substantial alterations to existing structures
shall comply with the following design requirements. Standards using
the verb "shall" are required, "should" is used when the standard
is to be applied unless the Planning Board finds a strong justification
for an alternative solution in an unusual and specific circumstance,
and "may" means that the standard is an optional guideline that is
encouraged but not required.
(2)
Building placement and form.
(a)
Building facades within a streetscape should align with adjacent
buildings.
(b)
The front yard setback for the building of all new construction
shall be compatible with neighboring buildings and general site context.
(c)
New buildings shall have a minimum of two stories and a maximum
of five stories.
(d)
The integrity of existing common wall structures/row buildings
should be maintained.
(e)
Ground floor nonresidential uses such as eating and drinking
establishments, retail, service and offices with walk-in clientele
should be encouraged.
(f)
Buildings shall have a front entrance door facing the primary
street and connected to the sidewalk.
(g)
A zero or shallow build-to-line shall be required to maintain
a continuous street wall and support pedestrian-friendly streets.
(h)
Front entrance doors for commercial buildings and retail storefronts
shall be active and provide main access during business hours.
(i)
Buildings shall incorporate significant breaks in the facades
and rooflines at intervals of no more than 35 feet.
(j)
Lighting fixtures shall be a maximum of 15 feet in height, except
pole lights in rear parking lots shall be a maximum of 30 feet high.
Lighting shall be energy efficient, have full spectrum color quality,
and shall prevent any lighting above 60 watts that directly projects
above the horizontal level into the night sky. Accent lighting intended
to illuminate architectural features or a landscape design element
will be reviewed by the Planning Board and allowed if it is considered
to be integral to the aesthetic value of the design.
(k)
Mechanical equipment and refuse containers shall be concealed
from public view by approved architectural elements and shall be located
to the rear of the site. Window or projecting air conditioners shall
not be permitted on the front facade.
(l)
Drive-through facilities shall be located to the rear of the
building and must be adequately screened from public streets.
(m)
Landmark or civic buildings, including government buildings,
schools, libraries, or places of worship should incorporate pedestrian-oriented
places, such as public greens or plazas.
(n)
New additions should be undertaken such that their construction
will not impair the original historic form and integrity of the structure
and site.
(3)
Architectural standards.
(a)
The architectural features of a proposed new structures or substantial alteration to an existing structures located within the overlay district shall be reviewed by the Historic Preservation Review Board in accordance with the procedure outlined in Chapter 166 of Gloversville City Code.
(b)
The Historic Preservation Review Board shall approve, deny or
approve with modification the application for the certificate of appropriateness
within 20 days from receipt by the Building Inspector of the completed
application, and inform the Planning Board of its decision within
five days.
(c)
Should the Planning Board disagree with the recommendations
of the Historic Preservation Review Board, the Planning Board may
reverse the decision by a concurring vote of a majority, plus one,
of the total voting membership of the Board.
B.
Streetscape standards.
(1)
Streetscape elements such as street trees, shrubs, planters,
street lighting or other landscaping may be required to enhance the
appearance of the streetscape.
(2)
Chain link, vinyl, and solid fencing shall be prohibited. Ornamental
fencing four feet or less in height may be provided to separate privately
owned space from public space.
(3)
For commercial uses, display areas, outdoor dining and seating
areas may be provided to enhance street life.
(4)
When required, street trees should be spaced on average 40 feet
on center, depending on site conditions. At the time of planting,
street trees shall measure 15 feet to 20 feet tall, have a minimum
caliper of four inches measured at a point 12 inches above the root
ball, and have a minimum branching height of eight feet.
(5)
Historically appropriate decorative streetlights, as approved
by the Historic Preservation Board, may be required on all frontages
within the overlay district. Streetlight spacing should be 75 feet
to 100 feet on center, depending on site conditions.
(6)
The property owner shall be responsible for the maintenance
and replacement of all required streetscaping that is included as
part of an approved site plan.
A.
All streets should connect to other streets to form a complete circulation
network.
B.
Residential lots should be serviced by side streets and alleys where
possible to preserve the pedestrian character of the streets.
C.
Vehicle access to parking and service areas should be from an alley
wherever feasible.
D.
Overhead garage doors should not be located on the front of buildings,
but should face the side or rear of the property. If placement at
the property front is unavoidable, such doors should be positioned
at least 20 feet behind the plane of the principal building facade,
and should not exceed two cars per garage, or 10 feet per garage space
in width.
E.
Off-street loading, service or storage areas should be located behind
buildings or parking structures, enclosed within the principal building
envelope, or screened from view from the street right-of-way.
F.
Parking lots should be located to the rear of the building and must
be adequately screened from public streets.
G.
The amount of required off-street parking may be reduced by one off-street
parking space for every on-street parking space adjacent to the use.
The allowable credit toward off-street parking requirements shall
be addressed during site plan review. Each on-street parking space
may only be counted for one property. Where a space straddles an extension
of a property line, the space may only be counted by the owner whose
property abuts 50% or more of the on-street parking space.
H.
Shared parking, defined as one or more parking facilities being used
jointly by multiple users, shall be allowed. Shared parking is encouraged
where the peak parking demands of different uses occur at various
times of the day. Use of a widely accepted means of projecting demand
for shared use, such as the Urban Land Institute's Shared Parking
Report, shall be employed to demonstrate shared parking effects. There
shall be a shared-use agreement between the parties who will be sharing
parking filed with the Planning Board.
I.
Remote parking:
(1)
All required parking spaces may be located off-site if the parking
area is located within 660 feet from the primary entrance of the use
served.
(2)
Up to 50% of the required parking spaces may be located more
than 660 feet off-site, if the parking area is located within 1,320
feet from the primary entrance of the use served.
(3)
Specifically designated parking spaces for employees may be
located off-site up to 2,640 feet from the primary entrance of the
use served.
J.
Parking lot landscaping.
(1)
All surface parking lots with frontage on any portion of a street
right-of-way (not including an alley) must be screened with a suitable
streetwall or continuous hedge between 3 1/2 feet and 4 1/2
feet in height between the street and parking lot.
(2)
Shrubs must be a minimum of 18 inches in height when planted
and must reach a minimum size of 36 inches in height within three
years of planting.
(3)
Breaks for pedestrian and vehicle access are allowed.
(4)
Openings in such street walls and hedges should be no larger
than necessary to allow automobile and pedestrian access.
(5)
Street wall materials should be compatible with the adjacent
structures and existing building materials.
(6)
Where otherwise not required, the provision of bicycle parking
shall be considered.
A.
Purpose. The provisions of this section are to help provide peace,
quiet and domestic tranquility with all residential neighborhoods
while recognizing that a limited mix of uses can be useful to the
general community as well as the resident/proprietor.
B.
Requirements.
(1)
Permitted home occupations, cottage industry, and cottage retail
uses operated in any dwelling unit may be operated only if they comply
with the following:
(a)
The business use must be incidental to the use of a dwelling
unit for residential purposes and must be carried out by a resident
of the dwelling unit.
(b)
The dwelling unit must be owner-occupied.
(c)
Only the person or persons who own and occupy the dwelling,
and up to two additional persons, shall be employed by the home occupation,
cottage industry or cottage retail.
(d)
Adequate parking shall be provided for the owner-occupants and employees and shall conform to the requirements of Article VIII.
(e)
There shall be no outside evidence of the business use, except
that one unanimated, unilluminated, flat or window sign having an
area of not more than two square feet shall be permitted on the street
front of the lot on which the building is located.
(f)
No equipment, materials or commercial trucks to be used in conjunction
with the business, shall be stored outside the home, unless within
a permitted accessory structure.
(g)
No alteration of the residential appearance of premises to accommodate
the business use is allowed.
(h)
An existing accessory structure can be used for a home occupation,
cottage industry, or cottage retail use provided that there are no
exterior modifications and that the use will not change the residential
character of the area.
(i)
In no case shall a home occupation, cottage industry or cottage
retail business be open to the public at times earlier than 8:00 a.m.
nor later than 9:00 p.m.
(j)
No offensive noise, vibration, smoke, dust, odors, heat or glare
shall be produced.
A.
Requirements.
(1)
Bed-and-breakfast establishments are owner-occupied and are
subject to the following conditions:
(a)
Each establishment shall be limited to 10 guest rooms.
(b)
Each establishment must meet all applicable zoning requirements.
(c)
Adequate parking for the residents as well as the expected number
of guests shall be located to the rear of the building and shall be
buffered from adjacent residential properties.
(d)
A bed-and-breakfast will be permitted only if it is compatible
with its immediate neighborhood.
(e)
No building or structure shall be structurally altered, added
to, enlarged or converted to a bed-and-breakfast establishment unless
and until a zoning permit for such work has been issued by the Building
Inspector. Site plan review may be required should the Building Inspector
feel that site constraints, traffic impacts, or other circumstances
warrant a more detailed review.
