Following is a list of uses with particular
criteria which must be complied with in addition to the general performance
criteria previously listed in this article.
A. Multiple-structure dwellings.
(1)
All on-site traffic access roads shall be composed
of all-weather materials and shall be built to Village standards.
The interior roadways shall enter or exit onto state, county or local
highways only with the permission of those respective highway departments.
The curb cuts for such entrances or exits shall not be closer than
50 feet to any street intersection. Visibility on interior roadways
or at exits and entrances shall not be impeded so as to cause unsafe
traffic conditions as determined by the Village Planning Board. Any
of these conditions may be waived or altered by the Planning Board.
(2)
The interior roadway circulation system shall
not be congested and shall allow for the concurrent flow of entering
and exiting traffic. As stated above, the surface shall be of all-weather
material, as specified by Village standards. There shall be two parking
spaces for each dwelling unit. All units shall have ready access to
the interior roadways and parking spaces. No interior public roadway
shall be closer than 10 feet to any building. Any of these conditions
may be waived or altered by the Planning Board.
(3)
Buildings shall be arranged in relation to each
other so that adequate provision is made for light, air, access and
privacy. Each dwelling unit shall have a minimum of two exterior exposures.
(4)
Within one month of the completion of construction,
all landscaping must be finished and all bare grounds must be seeded.
If, because of weather or time of year, it is impractical to landscape
and seed, the site shall be mulched to reduce erosion until landscaping
and seeding can take place. Where adjacent land use districts or uses
are of a commercial, industrial or business nature, the Board may
require that proper screening and buffer zones be required to reduce
noise, dust and disturbances.
(5)
No certificate of occupancy shall be issued
for any such building or buildings unless the proposed use conforms
in all respects to the site plan and the conditions stated herein.
(6)
The front and rear of any principal building
shall be no closer to the front or rear of any other principal building
than 40 feet.
(7)
The side of any principal building shall be
no closer to the side, front or rear of any other principal building
than 30 feet.
(8)
There shall be provided on the site of such
a use an area or areas devoted to the joint recreational use of the
residents thereof. Such recreation space shall consist of an area
not less than 25% of the total living space of all dwelling units
served.
(9)
Drainageways on the lots and at the interior
or public roadsides shall be constructed so as to handle the capacity
flows at any given time. The Soil Conservation Service or the Village
Department of Public Works may be contacted to provide technical assistance
on the size of the drainageway or culverts therein.
(10)
Exterior lighting shall be adequate to promote
safety in parking areas, interior roadways and on-lot adjacent to
the dwellings.
(11)
Each dwelling unit shall have at least 300 square
feet of interior floor space.
B. Mobile home parks.
(1)
An applicant who proposes to construct a mobile
home park shall state that he, as agent or owner, shall be responsible
for the proper maintenance and upkeep of the proposed park and shall
furnish the following information as part of the site plan review
application:
(b)
Entrances, exits, walkways and parking spaces.
(c)
Individual mobile home sites or lots.
(d)
Method and plan of garbage disposal.
(f)
Owners and operators name and address.
(g)
Compliance with New York State Health Department
regulations.
(h)
On-lot drainage proposals.
(2)
Park location and conditions.
(a)
The site of a proposed mobile home park shall:
[1] Be located where orderly development
of a mobile home park can be undertaken in harmony with development
of the surrounding area in terms of traffic generation, ease and safety
of vehicular access to and circulation within the park, safety of
pedestrian movement, location of structures, adequacy of off-street
parking, placement and sizing of sewage treatment and water supply
systems and other utilities, safety of fuel storage and supply, provision
of open space, recreation facilities or areas, delivery of services
and adequacy of landscaping and buffering; a minimum of five acres
is required to establish a mobile home park.
[2] Have generally level to gently rolling topography over an area of sufficient size to allow development of the mobile home park in compliance with Subsection
B(6) below without significant alteration or disturbance of existing natural amenities or features such as stands of mature trees, stream courses, shorelines, wetlands or bedrock outcroppings; and
[3] Be essentially free from adverse,
unsafe or unhealthful conditions, including but not limited to flooding,
ponding, poor drainage, erosion, slumping or other soil instability,
breeding areas for insects or rodents, smoke, noise, odors, heat,
glare or toxic or volatile substances.
(b)
Travel trailers shall not be parked, whether
permanently or temporarily, in any mobile home park. Mobile home parks
shall be separated from travel trailer parks by a minimum distance
of 250 feet.
(3)
Restrictions of occupancy.
(a)
No mobile home shall be admitted to any park
unless it bears a manufacturer's label which certifies that, to the
best of his knowledge and belief, the home is in compliance with all
applicable federal construction and safety standards.
(b)
Every mobile home shall bear a date plate, affixed
in the manufacturing facility, bearing not less than the following
standards:
[1] The statement: "This mobile home
is designed to comply with the federal mobile home construction and
safety standards in force at the time of manufacture."
[2] Reference to the structural zone
and wind zone for which the home is designed.
[3] Every mobile home shall bear data
relative to the heating and insulation zone and outdoor design temperature.
(4)
Mobile home skirting.
(a)
Each mobile home shall be provided with a skirt
to screen space between the mobile home and the ground.
(b)
Such skirts shall be of permanent material similar
to that used in the mobile home and providing a finished exterior
appearance.
(c)
The material used shall be fire-resistant.
(5)
Mobile home stand.
(a)
Each mobile home site shall be provided with
a stand which will give a firm base and adequate support for the mobile
home.
(b)
Such stand shall have a dimension approximating
the width and length of the mobile home and any expansions or extensions
thereto.
(c)
Well-anchored tie-downs shall be provided at
least on each corner of the stand.
(d)
Stands shall be either a full reinforced concrete
slab at least six inches thick; or six inches of compacted gravel
with a reinforced concrete runner on each side of the stand to provide
support. Such runner shall be a minimum of four feet wide, 65 feet
long and six inches thick.
(e)
The stand area shall be graded to ensure adequate
drainage, but in no event shall the grade variance exceed six inches
from one end of the stand to the other.
(6)
Park standards.
(a)
Mobile home site. Each mobile home park shall
be divided (exclusive of internal roads, open space or common areas)
and marked off into mobile home sites numbered consecutively, the
number being conspicuously posted on each lot with such number to
correspond to the lot shown on the site plan submitted.
(b)
Mobile home site size. Each mobile home site
shall satisfy the following requirements:
[1] Minimum site size shall be 12,500
square feet. In special cases where innovative park design for mobile
home parks of 10 or more mobile homes provides clustering and allows
for wide roads or a greater amount of usable recreation area or open
space, exceptions may be granted. In no case, however, shall the site
area be reduced below 10,000 square feet.
[2] Minimum one-hundred-foot site width.
[3] Minimum one-hundred-twenty-five-foot
site depth, where exceptions are made in a minimum one-hundred-foot
depth.
(c)
Setbacks and spacing.
[1] All mobile homes, including expansions,
extensions or other additions thereto, patios, porches or garages
and all other structures in a mobile home park shall satisfy the following
setback requirements. A detached structure accessory to and located
on the same site with an individual mobile home shall be considered
part of the mobile home for the purpose of spacing requirements.
[a] Minimum of 150 feet from the road
line of any public road.
[b] Minimum of 30 feet from the center
line of any roadway internal to the mobile home park.
[c] Minimum of 40 feet of spacing between
adjacent mobile homes and any other structures in the mobile home
park.
[d] Minimum of 20 feet from rear site
lines.
[2] No internal roadway, parking lot,
recreation area or storage facility for fuels, supplies or equipment
shall be located within 50 feet of a property in common with adjoining
property external to the mobile home park and abutting a public roadway.
(d)
Park design requirements.
[1] Access. Each mobile home park shall
provide for safe, legal means of access from one or more public roads
as follows:
[a] Access streets shall meet the public
roads at right angles and at compatible grades.
[b] Entrances shall be located directly
opposite or at least 200 feet from the nearest intersection of public
streets, if any, and at least 150 feet from any other entrances to
the mobile home park, if any.
[c] Entrances shall have sufficient
width to allow reasonable turning movements of vehicles with mobile
homes attached and of service or delivery vehicles.
[d] Entrances shall be located to allow
safe line-of-sight distances to and from their points of intersection
with the public street.
[e] At least one common entrance and
access street shall be required to serve any mobile home park having
three or more mobile homes.
[f] At least two independent entrances
and access streets shall be required to serve any mobile home park
having 20 or more mobile homes.
[g] Access streets connecting mobile
home park interior streets with the public street shall meet road
standards as specified in Village subdivision regulations.
[2] Internal streets.
[a] Internal streets shall be privately
owned and maintained and shall provide for the safe and convenient
movement of vehicles, with or without mobile homes attached.
[b] All mobile home sites shall face
on and be serviced by such internal streets.
[c] All streets shall be paved and
shall be designed, graded and leveled as to permit the safe passage
of emergency and other vehicles at a speed of 15 miles per hour.
[d] Straight, uniform gridiron street
patterns should be avoided unless they can be relieved by mobile home
clustering, landscaping and an open space system.
[e] Culs-de-sac shall be provided,
in lieu of closed-end streets, with a turnaround having an outside
roadway character of at least 90 feet.
[f] All internal streets shall be paved
and have a minimum width as specified in the Village Subdivision Law.
[3] Parking.
[a] Each mobile home shall be provided
with at least two off-street parking spaces adjacent to the mobile
home.
[b] At least one additional off-street
parking space for each three mobile homes shall be provided to accommodate
guest parking, service or delivery vehicles, boat or camp trailer
storage or other parking or storage demand. Such spaces shall be in
centrally located parking areas without interfering with the traffic
circulation of internal roads.
[c] Each parking space shall measure
at least nine feet by 20 feet.
[d] Parking spaces or areas shall have
at least two inches of pavement over four inches of crushed stone
base.
[4] Recreational areas and open space.
Easily accessible and usable open spaces shall be provided in all
mobile home parks. Such open space shall have a total area equal to
at least 15% of the gross land area of the park and shall be fully
maintained by the park owner. All of such space shall be in the form
of developed recreation areas to be usable for active recreation purposes.
[5] Walkways. A four-foot-wide hard-surfaced
pedestrian walkway may be provided along and at least five feet from
each access road between the entrance to the public highway and either
the first mobile home unit or such location within the mobile home
park as may be required by the Planning Board to assure pedestrian
safety. Walkways should be a minimum of four inches thickness, except
at driveway crossings where the sidewalk should be six inches reinforced
thickness. Paved driveway surfaces shall abut but never cover existing
walkways.
[6] Water supply. An adequate supply
of water shall be provided for all mobile homes and service buildings.
Where public water is available, connection shall be used exclusively,
unless local authorities deem otherwise. If a public water system
is not available, the development of a private water supply system
shall be approved by the health authority or other authorities having
jurisdiction thereof.
[7] Sewage. An approved sewage system
shall be provided in all mobile home parks for the conveying, disposing
and treatment of sewage from mobile homes, service buildings and other
accessory facilities. Such system must be designed, constructed and
maintained in accordance with the New York State Department of Health
standards and regulations or the Village of Carthage Sanitary Code,
as applicable.
[8] Garbage and refuse. Each mobile
home lot shall be provided with at least two twenty-gallon metal or
plastic garbage cans with tight-fitting covers. The cans shall be
kept in a sanitary condition at all times. It shall be the responsibility
of the park owner to ensure that garbage and rubbish shall be collected
and properly disposed of outside the mobile home park. Exterior property
areas shall be maintained free from organic and inorganic material
that might become a health, accident or fire hazard.
[9] Fuel supply and storage.
[a] General requirements. All fuel
oil supply systems provided for mobile homes, service buildings and
other structures shall be installed and maintained in conformity with
the rules and regulations of the authority having jurisdiction when
provided.
[b] Specific requirements. All fuel
oil tanks shall be placed at the rear of the mobile home and no closer
than five feet from any exit. It is recommended that all fuel oil
tanks should be buried. It is recommended that a central fuel supply
system be provided. Supports or standards for fuel storage tanks are
to be of a noncombustible material.
[c] Gas supply, natural. Natural gas
piping systems installed in mobile home parks shall be maintained
in conformity with accepted engineering practices. Each mobile home
lot provided with piped natural gas shall have an approved shutoff
valve and cap to prevent accidental discharge of gas.
[d] Liquefied gas. Such system shall
be provided with safety devices to relieve excessive pressures and
shall be arranged so that the discharge terminates at a safe location.
Systems shall have at least one accessible means for shutting off
gas. This means shall be located outside of the individual mobile
home. All liquid propane gas piping shall be well supported and protected
against mechanical injury. Storage tanks shall not be less than 100
pounds and must be located at the rear of the mobile home and no closer
than five feet to any exit. It is recommended that a central underground
gas storage system be furnished.
[10] Electrical service.
[a] Every mobile home park shall contain
an electrical wiring system consisting of wiring fixtures, equipment
and appurtenances which shall be installed and maintained in accordance
with local electric power companies' specifications and regulations.
All wiring fixtures must have New York Board of Fire Underwriters'
approval or other authority as designated by the municipality.
[b] Each mobile home stand shall be
supplied with not less than a one-hundred-ampere service.
[c] Adequate lights shall be provided
to illuminate streets, driveways and walkways for the safe movement
of vehicles and pedestrians at night. A minimum lighting level of
0.3 footcandle shall be provided.
[d] All electrical distribution lines
shall be placed underground.
[11] Television cable and telephone
service. When telephone and television cable service is provided to
mobile home sites, the distribution system shall be placed underground.
[12] Park office and storage facilities.
The owner or manager of a park shall maintain office and storage facilities
in the immediate vicinity of the park.
[13] Storage facilities. Each mobile
home park shall provide 125 cubic feet of secure storage space for
each individual mobile home. Such facilities shall be located either
on the individual mobile home site or be a permanent structure within
the mobile home park which is easily accessible to the park residents
at all times.
[14] Service buildings.
[a] Service buildings, if provided,
housing sanitation facilities and/or laundry shall be permanent structures
complying with all applicable ordinances and statutes regulating buildings,
electrical installations and plumbing and sanitation systems.
[b] All service buildings and the grounds
of the mobile home park shall be well lighted and maintained in a
clean, sightly condition and kept free of any condition that will
menace the health of any occupant or the public or constitute a nuisance.
[15] Fire protection and control.
[a] Every mobile home park shall be
equipped at all times with fire-extinguishing equipment in good working
order, of such type, size and number so located within the park as
to satisfy applicable regulations of the fire district within which
the mobile home park is located.
[b] No open fires shall be permitted
any place within the mobile home park with the exception of outdoor
grills used for the preparation of foods.
[16] Proper planning and early communication
with utility companies is recommended to provide necessary easements
by utility companies, i.e., gas, electricity and telephone and cable
television.
(7)
Responsibilities of park operators and park
occupants.
(a)
The person to whom a permit for a mobile home
park is issued shall operate the park in compliance with the standards
set forth in this subsection and shall provide adequate supervision
to maintain the park, its common grounds, streets, facilities and
equipment in good repair and in a clean and sanitary condition.
(b)
The park operator shall place or supervise the
placement of each mobile home on its mobile home stand which includes
ensuring its stability by securing all tie-downs and installing all
utility connections.
(c)
The park operator shall maintain a register
containing the names of all occupants and the make, year and serial
number, if any, of each mobile home. Such register shall be available
to any authorized person inspecting the park.
(d)
The park occupant shall be responsible for the
maintenance of his mobile home and any appurtenances thereto and shall
keep all yard space on his site in a neat and sanitary condition.
(e)
A list of operator and occupant responsibilities
shall be posted in the park office or made available upon request.
(8)
All mobile homes shall contain a minimum of
980 feet of interior floor space.
(9)
All mobile homes must conform to the New York
State Uniform Building and Fire Code.
(10)
Additions to all mobile homes will require Village
approval. Such approval will be based on conformance with the State
Building and Fire Code and the requirements of this Zoning Law. Exterior
siding of said additions must be of a design and color that is compatible
with the mobile home itself.
(11)
Access. Access to all sites shall be consistent
with the standards set forth in Policy and Standards for Entrances
to State Highways, as revised, published by the State of New York
Department of Transportation.
(12)
Landscaping.
(a)
Traffic movement. In areas where landscape materials
are used to define paths of traffic movements, the following guidelines
shall be used:
[1] Plant materials shall consist of
upright juniper or yew, barberry, firethorn, evergreen euonymus or
equivalent approved by the Planning Board.
[2] Plants shall be selected to achieve
not more than three feet mature height. Planting height shall be 18
to 24 inches.
[3] Plants shall be spaced to create
a compact hedge border at time of planting.
[4] As an alternate, street trees may
be used. Trees shall be approved by the landscape consultant, 3 1/2
to four inches caliper, spaced 20 feet on center and have branching
begin at a height no less than 10 feet and no greater than 12 feet.
[5] Planting beds shall be covered
with the following material:
[a] Licorice mulch or approved equivalent
at four inches minimum depth.
[b] Stone aggregate at three inches
minimum depth.
[c] Where pedestrian cross traffic
is evident, a paving material shall be used, such as paving blocks
set in sand with tight joints or Expoxy-Rok or equivalent.
(b)
Parking areas. In areas where landscape materials
are used to complement parking areas, the following guidelines shall
be used. Forty-foot planting islands at the end of or within parking
areas shall contain the following materials:
[1] Columnar varieties 3 1/2 inches
to four inches caliper as approved by the Planning Board shall be
planted 20 feet on center.
[2] Trees with low-growing branches,
gum or moisture, seeds or pods shall be avoided.
[3] Branching of trees shall begin
at a height of no less than 10 feet and no greater than 12 feet.
(c)
Entrance definition. Where landscape materials
are used to define the point of entrance to a commercial facility,
the following guidelines shall be used.
[1] Plant materials shall consist of
a carefully designed variety of evergreen shrubs selected from the
following:
[f] Other evergreen varieties as approved
by the Planning Board.
[2] Design may be a natural or formal
setting; however, plant height shall not interfere with required sight
distances.
(d)
Pedestrian areas. Where landscape materials
are used to complement areas intended for pedestrian activity, the
following guidelines shall be used:
[1] Pedestrian areas shall be paved
with concrete or paving block set in concrete.
[2] In order to minimize large areas
of paving, landscape features, such as two-to-three-foot earth mounds
and planters, shall be used.
[3] Plant materials shall consist of
a variety of evergreen and deciduous shrubs and trees selected from
the following:
|
Evergreen
|
Deciduous
|
---|
|
Spreading yew
|
Japanese red maple
|
|
Boxwood
|
Crab apple
|
|
Laurel
|
Cherry
|
|
Euonymus
|
Dogwood
|
|
Juniper
|
Azalea
|
|
Japanese Andromeda
|
Forsythia
|
|
White pine
|
Lilac
|
|
Mugo pine
|
Other varieties approved by the Planning Board
|
|
Rhododendron
|
|
|
Other varieties approved by the Planning Board
|
|
[4] Planting beds shall be covered
with a licorice mulch or approved equivalent at four inches minimum
depth.
(e)
Screen. Where landscape materials are used for
screening purposes, the following guidelines shall be used:
[1] When sufficient space is available,
a dense screen of evergreen plant materials shall be used.
[3] Plant materials shall be eight
to 10 feet in height when planted and shall be spaced to form an opaque
screen, either in a single row or in multiple rows with alternate
spacing.
[4] Where limited space is available,
stockade or other approved fence may be used in conjunction with climbing
or trellised plants.
(f)
Natural area. Where landscape materials are
used primarily to beautify otherwise vacant spaces, the following
guidelines shall be used:
[1] Planting varieties shall be the
same as § 146-17.1B(12)(d)[3] and [4].
[2] Where practical, earth forms should
be used, such as two-to-three-foot landscaped mounds.
[3] Planting bed cover: same as § 146-17.1B(12)(d)[4],
or, as an alternate, sod may be substituted.
(g)
State and county highway right-of-way. Where
landscape materials are used to complement areas within a state and
county highway right-of-way, the following guidelines shall be used:
[1] The area shall be covered with
sod, or, as an alternative, stone aggregate at a minimum three-inch
depth may be substituted.
[2] Evergreen and/or deciduous materials
shall be placed according to size approved by appropriate highway
jurisdiction.
(h)
General requirements.
[1] Plant materials shall be nursery
grown (a copy of the state certificate of source shall be provided
to the enforcement officer) and selected according to hardiness and
ability to withstand highway salt conditions.
[2] Spaces to receive plant materials
shall have a minimum inside width of six feet, except that where vehicle
overhang is permitted, a ten-foot inside width shall be required.
[3] Loose materials, such as wood mulch
and aggregate, shall be spread within a landscaped space at a level
not to exceed 1 1/2 inches below top-of-curb.
[4] Areas that will receive continued
pedestrian movement shall be paved.
[5] Landscape plans shall be designed
by an appropriate licensed professional who shall certify as to plant
hardiness and shall provide as-built plans of the completed project.
The Village landscape consultant shall supervise construction and
installation of landscape materials.
C. Shopping centers.
(1)
A proposed shopping center development shall
be in accordance with a unified site plan and architectural scheme.
A site plan proposal showing the layout of the center, occupancy commitments,
parking, drainage, utilities, landscaping, walkways and other similar
features shall be provided by the applicant.
(2)
Off-street parking shall meet the requirements outlined for store groups in the off-street parking requirements of Article
III, Supplemental Uses and Regulations.
(3)
Off-street loading and unloading space shall be provided in addition to the space required by Subsection
C(2) above. It shall meet the off-street loading requirements of Article
III, Supplemental Uses and Regulations.
(4)
The Planning Board shall determine the appropriate
setback distance from adjacent residential property lines based upon
such conditions as traffic, noise, odor, dust and other environmental
characteristics of the use. The Board may require screening (i.e.,
plantings, fences, etc.) of such nature as to reduce or eliminate
such unfavorable characteristics.
(5)
Access patterns (both on-lot and exiting/entering
onto the public thoroughfares) shall not cause safety hazards. The
Planning Board shall review and approve such plans.
D. Public utility facility.
(1)
Such uses shall include the erection, construction,
alteration or maintenance, by public utilities or municipal or other
governmental agencies, of underground or overhead gas, electrical,
steam or water transmission generation or distribution systems; electronic
communications apparatus; solid waste transfer sites; sewage treatment
plants, etc., and other similar equipment and accessories used in
connection therewith for the furnishing of adequate services for the
public health or safety or general welfare.
(2)
The location, design, noise and operation of
such facility shall not adversely affect the character of any nearby
residential area.
(3)
Adequate fences, barriers and other safety devices
shall be provided around such new uses at a height of at least six
feet.
(4)
Such new uses shall be setback at least 150
feet from the nearest residential lot line. This shall not apply to
existing uses or additions thereto.
E. Lumber and building supply sales and storage yards.
(1)
All buildings, structures, materials storage
areas, etc., shall be located at least 50 feet from all lot and street
lines.
(2)
When located within 150 feet of any residential
structure, such operations shall be screened from the adjacent residential
lot by a fence, hedge or other planting or structure so as to not
be visible from the adjacent property.
(3)
Any outdoor lighting shall be situated so as
not to be directed at adjacent residential lots.
(4)
The off-street parking requirements for business uses in Article
III shall be followed, and parking lots shall be of an all-weather material (e.g., gravel, paved, etc.).
(5)
Lumber and materials, storage buildings and/or
areas shall be located at least 20 feet from any other lumber and
material storage building or area on the lot.
(6)
Direct access from the main public roadway to
the lumber and materials storage buildings and/or areas shall be provided.
F. Adult uses shall be permitted in the Industrial District
(I) only if the following conditions are met:
(1)
Such uses may not be located within 1,250 feet,
measured from lot line to lot line of churches, schools, parks, playing
fields or other areas in which groups of minors regularly congregate.
(2)
Uses shall not be located within 750 feet of
any residential lot line.
(3)
Such uses shall not be located within a seven-hundred-fifty-foot
radius of another such use.
(4)
Only one sign shall be permitted, visible from
the exterior of a building which is occupied by a regulated use, and
such sign shall be no larger than 50 square feet, nor shall such sign
consist of any material other than plain lettering. No sign shall
have any photographic or artistic representation whatsoever thereon.
All signs must comply with all regulations and specifications as cited
in industrial zones.
(5)
All building openings, entries, windows, doors,
etc., shall be located, covered or screened in such a manner as to
prevent a view into the interior from the outside of the premises.