[Amended 5-8-1987 by L.L. No. 4-1997;[1] 5-8-2003 by L.L. No. 2-2003; 5-13-2004 by L.L. No. 3-2004; 10-18-2008 by L.L. No. 4-2008; 10-21-2010 by L.L. No. 1-2010]
The Town of Crawford is hereby divided into the following classes of districts, the respective symbol for each type of district being set forth opposite its title:
RA
Residence/Agriculture District
R
Residence District
RM
Multiple Residence District
I
Industrial District
BP
Business Park District
O-R
Office-Residence District
CH
Center Hamlet District
AR-O
Architectural Review Overlay District
SC-O
Scenic Corridor Overlay District
TR
Thompson Ridge District
[1]
Editor's Note: This local law also provided that it shall supersede any inconsistent provision of Town Law.
[Amended 10-21-2010 by L.L. No. 1-2010]
The boundaries of said districts are hereby established as shown on the "Zone Map, Town of Crawford" as adopted by the Town Board, revision dated May 8, 2004, and as may be subsequently revised, which accompanies and, with all explanatory matter thereon and amendments thereto, is hereby made a part of this chapter. Said map shall be kept up to date in the offices of the Building Inspector and the Town Clerk for the use and benefit of the public.[1]
[1]
Editor's Note: A copy of the Zoning Map is on file in the Town offices.
In determining the boundaries of the districts shown on the map, the following rules shall apply:
A. 
Unless otherwise shown, the district boundaries shall be construed to coincide with the center lines of streets, alleys, highways, waterways, railroad rights-of-way, lot lines or boundary lines of subdivisions or municipal boundary lines or such lines extended.
B. 
In cases where a lot line in single ownership is divided by a district boundary, the regulations for either portion of the lot may, at the owner's discretion, extend not more than 50 feet beyond the boundary line of the district.
C. 
In all cases where the above rules are not clear, the Zoning Board of Appeals shall have final jurisdiction.
A. 
No building or structure shall be erected, moved, altered, rebuilt or enlarged nor shall any land, building or structure be used, designed or arranged to be used for any purpose or in any manner except in conformity with all regulations, requirements and restrictions specified in this chapter for the district in which such land, building or structure is located.
B. 
No yard or open space required in connection with any one principal building or use shall be considered as providing a required open space for any other principal building or accessory building or use not related with the first principal building on the same or other lot.
C. 
No lot shall be formed from part of a lot already occupied by a building or structure unless such building or structure, all yards and open spaces connected therewith and the remaining lot or lots comply with all requirements prescribed in this chapter for the district in which said lot is located. No permit shall be issued for the erection of a building or structure on any new lot thus created unless such building or structure and lot complies with all the provisions of this chapter requiring site plan review. Formation of a new lot may also require subdivision review by the Planning Board.
D. 
Where a lot is already occupied by a principal building, no other principal buildings or groups of buildings may be constructed on such parcel unless the existing building and all of its yards and open spaces comply with the requirements of this chapter in the district in which said lot is located, and in addition, the new building(s) or structure(s) must also comply with the requirements for yards and open spaces of this chapter in the district in which the lot is located. Additional principal building(s) or structure(s) are subject to subdivision review to ensure that this requirement is met.
[Amended 5-8-1997 by L.L. No. 4-1997[1]]
[1]
Editor's Note: This local law also provided that it shall supersede any inconsistent provision of the Town Law.
E. 
Nothing contained in this chapter shall require any change in the plans, construction or designated use of a building or structure complying with the existing law, a permit for which shall have been duly issued and the construction of which shall have been started before 90 days before the date of the passage of this chapter.
F. 
Within each district, the regulations set by this chapter shall apply uniformly to each kind of building, structure or land.
G. 
Nothing contained herein shall be construed to modify the provisions relating to nonconforming uses as set forth in Article IV.
H. 
Any use not specifically listed as permitted in the Table of Use Regulations shall be deemed a prohibited use. With respect to accessory uses only, the Planning Board or Zoning Board of Appeals, as applicable, may determine that a use is a permitted reasonable and typical accessory use. This subsection applies to nonstructural uses as well as uses within a structure. In addition to and not in lieu of the above, the following are also deemed prohibited uses:
[Amended 5-13-2004 by L.L. No. 3-2004]
(1) 
Any trade, business, industry or process which is noxious or offensive by reason of the production or emission of smoke, noise, gas, odor, dust, refuse matter, radio activity, electrical emanations, vibration or excessive light beyond the limits of its lot, so as to be dangerous or prejudicial to the public health, safety or general welfare.
(2) 
Billboard(s).
I. 
A use authorized by a use variance is deemed a nonconforming use.
[Added 10-21-2010 by L.L. No. 1-2010]
A. 
The Table of Dimensional Regulations shall apply to the use of land in the zoning districts.[1]
[1]
Editor's Note: The Table of Dimensional Regulations is included as an attachment to this chapter.
B. 
The Business Park (BP) zoning district shall have two distinct Tables of Dimensional Regulations. The table designated as BP-Hamlet shall apply to all property in the BP Zoning District that is also situate in the Town sewer district and water district. A map showing the boundaries of the sewer district and water district is annexed to this subsection[2] and is on file in the Town Clerk's office. The dimensional regulations applicable to land situate in both the sewer district and water district are set forth in the Table of Dimensional Regulations titled "BP-Hamlet."[3] If the boundaries of the sewer district and/or water district is extended such that land is situate in both the sewer district and water district and that land is in the BP Zoning District, then the BP-Hamlet dimensional requirements shall become applicable to such land.
[Added 6-19-2014 by L.L. No. 5-2014[4]]
[2]
Editor's Note: Said map is on file in the Town offices.
[3]
Editor's Note: The Table of Dimensional Regulations is included as an attachment to this chapter.
[4]
Editor's Note: A complete copy of this local law, which sets forth the legislative intent regarding the changes to the dimensional regulations in the Business Park (BP) Zoning District in the Pine Bush Hamlet Area, is on file in the Town offices.
[Added 5-8-2003 by L.L. No. 2-2003]
A. 
BP (Business Park) Zoning District. The following requirements and regulations shall apply to all uses and development in the BP Zoning District:
(1) 
Coordinated site development is encouraged, including but not limited to coordinated site layout, access, parking, building design and landscaping.
(2) 
One of the primary purposes of the BP district is to avoid the creation of multiple curb cuts onto existing public roads and, instead, encourage and require wherever practicable the use of internal service roads and connections to link nearby properties, uses and parking areas. Provision shall also be made, when considering coordinated access to an area, for access to other lands in the rear which might otherwise become landlocked. Coordinated signage is encouraged in order to reduce the number of signs necessary. Signage should be appropriately scaled to the surrounding neighborhood.
(3) 
Strong consideration shall be given to aesthetic, screening, landscaping, and lighting in order to convey an attractive business appearance that is consistent with the rural community character and to avoid adverse or inconsistent effect on the public and on private properties where businesses will be visible from public streets, parks or adjoining residential properties or districts. The design and appearance of nonagricultural uses, whether discrete or located within a business park, shall be harmonious with adjoining uses where visible from the adjoining use. The appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, shall be reviewed by the Planning Board as to their compatibility with community character and to avoid unnecessary or abrupt contrast with surrounding structures. As a means of promoting consistency with the rural character of the community, the renovation and reuse of existing buildings is expressly encouraged as a preferred option to demolition and removal.
(a) 
The Planning Board may seek architectural review input and advice as it deems necessary. The Planning Board shall require architectural elevations, construction materials and signage that respect the local architectural identity and avoid "cookie-cutter" franchise design, layout and finishes. To this end, the Planning Board shall also require that no changes in signage, roofing, windows, or exterior building coloration, finish or trim take place without the prior review and approval by the Planning Board pursuant to these provisions. Side and rear building elevations shall receive a comparable level of finish and ornamentation as the front elevation. Nothing in these regulations shall prohibit flat roofs where the size of the building renders a pitched roof impracticable, but mitigating measures may be required in order to reduce the visual mass of the building and avoid a monotonous appearance. Site lighting shall be shielded and directed to prevent glare or spillover off the property or on to residential properties. Accessory parking shall be located so as to avoid adverse visual impact on adjoining land uses, and shall incorporate native landscaping elements. Site plans shall be laid out to avoid creating harmful visual effects on any adjacent residential property or residential use in all directions. All dumpsters shall be screened and sited so as to be visually unobtrusive. Stormwater management facilities shall be designed and constructed such that the facilities, including landscaping, shall appear to the maximum extent practicable as a naturally existing pond or site feature, and such facilities shall not be excessively deep or abrupt in grade change.
(b) 
A minimum buffer area of 50 feet or twice the height of a structure, whichever is greater, shall be provided between any nonagricultural use and/or structure in the BP District and any residential district or residentially used property. A minimum one-hundred-foot buffer area shall be provided between any nonagricultural use and/or structure in the BP District and the top of the bank of the Shawangunk Kill. Buffer areas are intended to remain free of uses, buildings, structures, roads and impervious surfaces. However, a driveway, sign or required utility facilities may be constructed in the buffer area where approved by the Planning Board, provided that it is constructed and sited so as to avoid creating harmful impacts on the Shawangunk Kill and the buffer area, and on adjoining residential districts or properties in regard to lighting, traffic, noise and vibration and other considerations. Buffer areas shall incorporate either retained or new vegetation and features in order to enhance the appearance of the use and property itself and also to screen residential uses and properties from nonagricultural uses in the BP District.
(c) 
All screening features and landscaping plantings provided pursuant to this section shall be required to be maintained for the life of the use, and shall be replaced and/or restored as necessary in order to maintain their effectiveness. Any losses due to storm damage, disease, or other factors shall be replaced in kind within a period not more than six months. In the event that in-kind replacement is deemed to be impracticable, the user shall return to the Planning Board in order to modify the approved landscape/screening component of the plan accordingly.
(4) 
Utility distribution systems serving new uses and structures shall be coordinated such that the extension of electric, cable and other utility lines, uses and structures does not cause unnecessary disruption to developed parcels.
(5) 
Except for permitted truck parking at warehouse/distribution centers, no van, box truck, tractor-trailer truck or any component thereof, or other similar vehicle may be stored, parked, or otherwise placed on a lot, except briefly during the course of a delivery or as may otherwise be permitted pursuant to this chapter. For warehouse/distribution centers, truck parking and circulation shall take place only in areas designated on the approved site plan, and shall be sited and screened as needed in order to avoid adverse visual impacts, noise or vibration to adjacent residential uses or districts and to avoid adverse visual impacts to any public roadway.
(6) 
Accessory parking areas shall be located and/or screened so as to prevent any adverse or inconsistent effect on any adjacent residential property or residential use in all directions.
(7) 
Accessory outside use, storage, display or placement of materials, vehicles, equipment and/or any item ("storage area") shall be permitted only as specifically shown on an approved site plan and as expressly permitted by the Planning Board. The Planning Board may impose specific limitations relating to such storage area. Any storage area shall be limited to the rear yard and shall be laid out to avoid or limit visibility to adjoining properties and public roadways, to maintain a neat and orderly appearance, to avoid any potential hazard or nuisance, and to prevent unintended movement of materials off the site. Retained vegetation, screened plantings, fencing and/or other screening or containment measures may be required by the Planning Board. The Planning Board may also restrict the size, height and location of such storage area. An outside storage area shall be located at least 100 feet from the lot line of any property zoned for residential use or used by a residential use. Outside storage as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(8) 
Opaque fencing over six feet in height shall require special permit and site plan approval.
(9) 
The sale of used cars is permitted as an accessory use only to auto repair facilities and auto body shops. No more than five used cars may be displayed or stored outside at any time. Sale of used cars is not a permitted accessory use to gasoline stations or any use other than auto repair facilities and auto body shops. Any display, parking, impoundment and storage areas, and signs must be specifically shown on an approved site plan and expressly approved by the Planning Board. No such area or sign shall be constructed or used without express Planning Board approval.
(10) 
All automotive repair and/or maintenance work and machinery and equipment repair and/or maintenance work shall be performed in a building.
(11) 
Outdoor vending machines shall not be permitted unless specifically shown on an approved site plan, and are permitted as an accessory use only to a gasoline station.
(12) 
Sale of gasoline and automotive fuels shall not include filling of propane tanks unless specifically shown and expressly approved as part of a site plan.
(13) 
When determining the appropriate parking demand and classification of a restaurant, the Planning Board shall consider the percentage of the use that is retail or takeout as compared to provided seating.
(14) 
[1]An agricultural or silvicultural operation, horse farm or horseback riding academy that lawfully exists on October 17, 2013, may expand without obtaining a variance otherwise required for the expansion of a nonconforming use.
[Added 10-17-2013 by L.L. No. 3-2013]
[1]
Editor's Note: Former Subsection A(14), regarding site plan approval for other than agricultural operations and horse farms, was repealed 8-14-2008 by L.L. No. 2-2008.
B. 
O-R (Office-Residence) Zoning District. The following requirements and regulations shall apply to all uses and development in the O-R Zoning District:
(1) 
Strong consideration shall be given to aesthetics, screening, landscaping and lighting during site plan review of any nonresidential use. The appearance, color, material, and design of structures, including window and door openings and roof pitch, shall be reviewed by the Planning Board as to their conformity and compatibility with surrounding structures and community character and so that the structure is compatible with a residential appearance. Any lighting provided on the site shall be shielded and directed so that there is no glare or spillover on to residential properties. Accessory parking areas shall be located and/or screened to prevent any adverse or inconsistent effect on adjacent residential properties and uses. All dumpsters shall be screened and sited so as to be visually and olfactorily unobtrusive. Stormwater management facilities shall be designed and constructed such that the facilities, including landscaping, shall appear to the maximum extent practicable as a naturally existing pond or site feature, and such facilities shall not be excessively deep or abrupt in grade change.
(2) 
No van, box truck, tractor-trailer truck or any component thereof or other similar vehicle may be stored, parked, or otherwise placed on a lot, except briefly during the course of a delivery or except as may otherwise be permitted pursuant to this chapter.
(3) 
Accessory outside storage, display or placement of materials and/or items ("storage area") shall be permitted only as specifically shown on an approved site plan and as expressly permitted by the Planning Board. The Planning Board may impose specific limitations relating to such storage area. Any storage area shall be limited to the rear yard and shall be laid out to avoid or limit visibility to adjoining properties and public roadways, to maintain a neat and orderly appearance, to avoid any potential hazard or nuisance, and to prevent unintended movement of materials off the site. Retained vegetation, screened plantings, fencing and/or other screening or containment measures may be required by the Planning Board. The Planning Board may also restrict the size, height and location of such storage area. Outside storage as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(4) 
Opaque fencing over six feet in height requires special permit and site plan approval.
C. 
I (Industrial) Zoning District. The following requirements and regulations shall apply to all uses and development in the I Zoning District:
(1) 
Coordinated site development is encouraged, including but not limited to coordinated site layout, access, parking, building design and landscaping.
(2) 
The creation of multiple curb cuts onto existing public roads shall be avoided where possible. This provision is intended to encourage and require wherever practicable the use of internal service roads and connections to link nearby properties, uses and parking areas. Provision shall also be made, when considering coordinated access to an area, for access to other lands in the rear which might otherwise become landlocked. Coordinated signage is encouraged in order to reduce the number of signs necessary. Signage should be appropriately scaled to the surrounding neighborhood.
(3) 
Strong consideration shall be given to aesthetic, screening, landscaping, and lighting in order to convey an attractive business appearance that is consistent with the rural community character and to avoid adverse or inconsistent effect on the public and on private properties where businesses will be visible from public streets, parks or adjoining residential properties or districts. The design and appearance of nonagricultural uses, whether discrete or located within an industrial park, shall be harmonious with adjoining uses where visible from the adjoining use. The appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, shall be reviewed by the Planning Board as to their compatibility with community character and to avoid unnecessary or abrupt contrast with surrounding structures. As a means of promoting consistency with the rural character of the community, the renovation and reuse of existing buildings is expressly encouraged as a preferred option to demolition and removal.
(a) 
The Planning Board may seek architectural review input and advice as it deems necessary. The Planning Board shall require architectural elevations, construction materials and signage that respect the local architectural identity and avoid "cookie-cutter" franchise design, layout and finishes. To this end, the Planning Board shall also require that no changes in signage, roofing, windows, or exterior building coloration, finish or trim take place without the prior review and approval by the Planning Board pursuant to these provisions. Side and rear building elevations shall receive a comparable level of finish and ornamentation as the front elevation. Nothing in these regulations shall prohibit flat roofs where the size of the building renders a pitched roof impracticable, but mitigating measures may be required in order to reduce the visual mass of the building and avoid a monotonous appearance. Site lighting shall be shielded and directed to prevent glare or spillover off the property or on to residential properties. Accessory parking shall be located so as to avoid adverse visual impact on adjoining land uses, and shall incorporate native landscaping elements. Site plans shall be laid out to avoid creating harmful visual effects on any adjacent residential property or residential use in all directions. All dumpsters shall be screened and sited so as to be visually unobtrusive. Stormwater management facilities shall be designed and constructed such that the facilities, including landscaping, shall appear to the maximum extent practicable as a naturally existing pond or site feature, and such facilities shall not be excessively deep or abrupt in grade change.
(b) 
All screening features and landscaping plantings provided pursuant to this section shall be required to be maintained for the life of the use, and shall be replaced and/or restored as necessary in order to maintain their effectiveness. Any losses due to storm damage, disease, or other factors shall be replaced in kind within a period not more than six months. In the event that in-kind replacement is deemed to be impracticable, the user shall return to the Planning Board in order to modify the approved landscape/screening component of the plan accordingly.
(4) 
Utility distribution systems serving new uses and structures shall be coordinated such that the extension of electric, cable and other utility lines, uses and structures does not cause unnecessary disruption to developed parcels.
(5) 
Except for permitted truck parking at warehouse/distribution centers, no van, box truck, tractor-trailer truck or any component thereof, or other similar vehicle may be stored, parked, or otherwise placed on a lot, except briefly during the course of a delivery or as may otherwise be permitted pursuant to this chapter. For warehouse/distribution centers, truck parking and circulation shall take place only in areas designated on the approved site plan, and shall be sited and screened as needed in order to avoid adverse visual impacts, noise or vibration to adjacent residential uses or districts and to avoid adverse visual impacts to any public roadway.
(6) 
Accessory parking areas shall be located and/or screened so as to prevent any adverse or inconsistent effect on any adjacent residential property or residential use in all directions.
(7) 
Accessory outside use, storage, display or placement of materials, vehicles, equipment and/or any item ("storage area") shall be permitted only as specifically shown on an approved site plan and as expressly permitted by the Planning Board. The Planning Board may impose specific limitations relating to such storage area. Any storage area shall be laid out to avoid or limit visibility to adjoining properties and public roadways, to maintain a neat and orderly appearance, to avoid any potential hazard or nuisance, and to prevent unintended movement of materials off the site. Retained vegetation, screened plantings, fencing and/or other screening or containment measures may be required by the Planning Board. The Planning Board may also restrict the size, height and location of such storage area. An outside storage area shall be located at least 100 feet from the lot line of any property zoned for residential use or used by a residential use. Outside storage as a principal use is prohibited.
[Amended 8-14-2008 by L.L. No. 2-2008]
(8) 
Opaque fencing over six feet in height shall require special permit and site plan approval.
(9) 
Outdoor vending machines shall not be permitted unless specifically shown on an approved site plan, and are permitted as an accessory use only to a gasoline station.
(10) 
Sale of gasoline and automotive fuels shall not include filling of propane tanks unless specifically shown and expressly approved as part of a site plan.
(11) 
When determining the appropriate parking demand and classification of a restaurant, the Planning Board shall consider the percentage of the use that is retail or takeout as compared to provided seating.
(12) 
[2]An agricultural operation that lawfully exists on October 17, 2013, may expand without obtaining a variance otherwise required for the expansion of a nonconforming use.
[Added 10-17-2013 by L.L. No. 3-2013]
[2]
Editor's Note: Former Subsection C(12), regarding site plan approval for other than agricultural operations, was repealed 8-14-2008 by L.L. No. 2-2008.
D. 
TR (Thompson Ridge) Zoning District. The following requirements and regulations shall apply to all uses and development in the TR Zoning District:
[Added 10-18-2008 by L.L. No. 4-2008]
(1) 
Strong consideration shall be given to aesthetic, screening, landscaping, and lighting in order to convey an attractive business appearance that is consistent with the rural community character and to avoid adverse or inconsistent effect on the public and on private properties where businesses will be visible from public streets, parks or adjoining residential properties or districts. The design and appearance of nonagricultural uses shall be harmonious with adjoining uses where visible from the adjoining use. The appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, shall be reviewed by the Planning Board as to their compatibility with community character and to avoid unnecessary or abrupt contrast with surrounding structures. As a means of promoting consistency with the rural character of the community, the renovation and reuse of existing buildings is expressly encouraged as a preferred option to demolition and removal.
(a) 
The Planning Board may seek architectural review input and advice as it deems necessary. The Planning Board shall require architectural elevations, construction materials and signage that respect the local architectural identity and avoid "cookie-cutter" franchise design, layout and finishes. To this end, the Planning Board shall also require that no changes in signage, roofing, windows, or exterior building coloration, finish or trim take place without the prior review and approval by the Planning Board pursuant to these provisions. Side and rear building elevations shall receive a comparable level of finish and ornamentation as the front elevation. Nothing in these regulations shall prohibit flat roofs where the size of the building renders a pitched roof impracticable, but mitigating measures may be required in order to reduce the visual mass of the building and avoid a monotonous appearance. Site lighting shall be shielded and directed to prevent glare or spillover off the property or on to residential properties. Accessory parking shall be located so as to avoid adverse visual impact on adjoining land uses, and shall incorporate native landscaping elements. Site plans shall be laid out to avoid creating harmful visual effects on any adjacent residential property or residential use in all directions. All dumpsters shall be screened and sited so as to be visually unobtrusive. Stormwater management facilities shall be designed and constructed such that the facilities, including landscaping, shall appear to the maximum extent practicable as a naturally existing pond or site feature, and such facilities shall not be excessively deep or abrupt in grade change.
(b) 
All screening features and landscaping plantings shall be required to be maintained for the life of the use, and shall be replaced and/or restored as necessary in order to maintain their effectiveness. Any losses due to storm damage, disease, or other factors shall be replaced in kind within a period not more than six months. In the event that in-kind replacement is deemed to be impracticable, the user shall return to the Planning Board in order to modify the approved landscape/screening component of the plan accordingly.
(2) 
Utility distribution systems serving new uses and structures shall be coordinated such that the extension of electric, cable and other utility lines, uses and structures does not cause unnecessary disruption to developed parcels.
(3) 
Accessory parking areas shall be located and/or screened so as to prevent any adverse or inconsistent effect on any adjacent residential property or residential use in all directions.
(4) 
Accessory outside use, storage, display or placement of materials, vehicles, equipment and/or any items ("storage area") shall be permitted only as specifically shown on an approved site plan and as expressly permitted by the Planning Board. The Planning Board may also impose specific limitations relating to such storage area. Any storage area shall be laid out to avoid or limit visibility to adjoining properties and public roadways, to maintain a neat and orderly appearance, to avoid any potential hazard or nuisance, and to prevent unintended movement of materials off the site. Retained vegetation, screen plantings, fencing and/or other screening or containment measures may be required by the Planning Board. The Planning Board may also restrict the size, height, and location of such storage area. An outside storage area shall be located in the rear yard and a minimum of eight feet from any lot line adjoining property zoned for residential use or used by a residential use, and shall be located a total of 25 feet from both side lot lines if both side lot lines adjoin property zoned for residential use or used by a residential use. Outside storage as a principal use is prohibited.
(5) 
Opaque fencing over six feet in height shall require special permit and site plan approval.
(6) 
The sale of used cars is permitted as an accessory use only to auto repair facilities and auto body shops. No more than three used cars may be displayed or stored outside at any time. Sale of used cars is not a permitted accessory use to any use other than auto repair facilities and auto body shops. Any display, parking, impoundment and storage areas, and signs must be specifically shown on an approved site plan and expressly approved by the Planning Board. No such area or sign shall be constructed or used without express Planning Board approval.
(7) 
All automotive repair and/or maintenance work and all machinery and equipment repair and/or maintenance work shall be performed in a building.
(8) 
Outdoor vending machines shall not be permitted unless specifically shown on an approved site plan.
(9) 
When determining the appropriate parking demand and classification of a restaurant, the Planning Board shall consider the percentage of the use that is retail or takeout as compared to provided seating.
E. 
CH (Center Hamlet) Zoning District. The following requirements and regulations shall apply to all uses and development in the CH Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) 
The Center Hamlet District comprises the heart of the Town's historic and traditional central business district. This district contains a wide mix of existing buildings, lot sizes and lot coverages, and the bulk of the existing buildings in the district date from the period between the 1850's and the 1930's. The area is serviced by central water and sewer, and parking is provided on street and in municipal lots, while some larger business lots are able to provide their own parking areas. The primary purposes of the CH District are to protect and enhance the appearance and function of the Town's traditional hamlet business district, to encourage the implementation of the design goals of the Main Street Renaissance Plan available at the Town Clerk (hereafter "the Renaissance Plan") where practicable and to implement the goals of the Town of Crawford Master Plan.[3] Most of the properties, although not all properties, within the CH District are included in the Architectural Review Overlay District, and development and alteration of properties within the AR-O District shall be guided by architectural review guidelines (hereafter "guidelines") adopted by resolution of the Town Board. Because the district contains many existing business structures whose use may frequently change, it is also the goal of the district to facilitate such transitions when done in compliance with the intent and guidelines of the district.
[Amended 10-21-2010 by L.L. No. 1-2010]
[3]
Editor's Note: A Master Plan for the Town of Crawford, New York, was adopted by resolution of the Planning Board on February 24, 1988, and approved by resolution of the Town Board on March 10, 1988. Copies are available in booklet form in the office of the Town Clerk.
(2) 
All screening features, including but not limited to fencing and landscaping plantings, shall be required to be maintained for the life of the use and shall be replaced and/or restored as necessary in order to maintain their effectiveness. Any losses due to storm damage, disease, or other factors shall be replaced in kind within a period of not more than six months. In the event that in-kind replacement is deemed to be impracticable, the user shall return to the Planning Board in order to modify the approved landscape/screening component of the plan accordingly.
[Amended 10-21-2010 by L.L. No. 1-2010]
(3) 
All elements of site use within the Center Hamlet District, including nonstructural uses of a site and structures that do not require the issuance of a building permit, require site plan approval.
(a) 
Outside storage of any kind, even if screened or enclosed, is strongly discouraged in the Center Hamlet District. Where accessory outside storage is approved on a site, the Planning Board shall ensure that such storage is in harmony with the character and intent of the CH District. Where any storage structures are approved pursuant to this section, such structures shall be of permanent construction attached to the ground. Moveable sheds or enclosures, truck trailers, metal shipping containers, or any other such storage device shall be prohibited for storage purposes on any lot in the CH District under any circumstances.
(b) 
Outside display: Limited seasonal outside displays of merchandise in the CH District may be appropriate for retail uses. Accordingly, retail uses in the CH District may use up to 50% of the store building's width for limited seasonal outdoor displays of merchandise with Planning Board approval. Such displays shall be strictly limited to those displays of merchandise clearly approved by the Board, and shall not under any circumstances block use of the sidewalk. Displays shall not be made in inclement weather and shall be removed at the end of the business day.
(4) 
All automotive repair and/or maintenance work and machinery and equipment repair and/or maintenance work shall be performed in a building.
(5) 
Sale of gasoline and automotive fuels shall not include filling of propane tanks unless specifically shown and expressly approved as part of a site plan.
(6) 
When determining the appropriate parking demand and classification of a restaurant, the Planning Board shall consider the percentage of the use that is retail or takeout as compared to seating.
F. 
AR-O (Architectural Review Overlay) District. The following requirements and regulations shall apply to all uses and development in the Architectural Review Overlay Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) 
The Architectural Review Overlay District comprises a portion of the Center Hamlet Zoning District. This area within the Center Hamlet District is the core of the historic Pine Bush hamlet, incorporating the heart of the Town's historic and traditional central business district. This district contains business and some residential buildings, the bulk of which date from the period between the 1850's and the 1930's and are rich in architectural detail and character. The area is serviced by central water and sewer; existing streets are narrow but sidewalks are often present. The purposes of the limited architectural review process in the Architectural Overlay District is to help protect and enhance the appearance and function of the Town's traditional hamlet, to protect the health, safety and welfare of the area, to help provide information and resources to landowners where practicable and to implement the goals of the Town of Crawford Master Plan. The development and alteration of such properties in the Architectural Review Overlay District, therefore, shall be guided by building form and architectural review guidelines (hereafter "guidelines") adopted by resolution of the Town Board.
(2) 
Prior to commencement of any exterior building renovations, alterations, construction, reconstruction, or other exterior building or site alterations, the Planning Board shall review and approve such plans pursuant to the guidelines. The Planning Board shall give strong consideration to architectural design and aesthetic considerations including architectural elevations, facade treatments and building exterior finish and ornamentation, signage, windows, and landscaping and lighting, in order to convey an attractive appearance and to help restore the area to an appearance consistent with that promoted by the guidelines, protect the hamlet's historic and rural community character and promote a sound and harmonious quality of life for hamlet residents. For both new structures and replacements, renovations and alterations, the appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, shall be reviewed by the Planning Board as to their consistency with the guidelines where applicable, and to their compatibility with the hamlet's community character and to avoid unnecessary or inappropriate contrast with surrounding structures. Where facade changes and/or new signs are proposed, the applicant shall consider the use of design elements, color and sign lettering that recreates the lettering styles of 1850 to 1930.
[Amended 1-16-2014 by L.L. No. 1-2014]
(a) 
Notwithstanding the above, any proposed change in only the color or material of any exterior building element (including but not limited to roof, windows and siding) shall first be submitted to the Building Inspector for evaluation. If the proposal is merely to replace the existing color or material substantially in kind, the Building Inspector may approve said proposal without referral to the Planning Board. If the Building Inspector determines that the proposed change in color or material is not merely a replacement substantially in kind, or if he is uncertain, he shall refer the proposal to the Planning Board.
(b) 
The Planning Board may seek architectural review input and advice on the applicant's submission as it deems necessary. The Planning Board shall require architectural elevations, construction materials and signage that respect the local architectural identity. To this end, no material change in signage, roofing, windows, or exterior building coloration, finish or trim take place without the prior review and approval by the Planning Board pursuant to these provisions. Side and rear building elevations shall receive a comparable level of finish and ornamentation as the front elevation. Pitched roofs are strongly encouraged. Flat roofs are permissible where the size of the building renders a pitched roof impracticable, but mitigating measures may be required in order to reduce the visual mass of the building and avoid a monotonous appearance. Site lighting shall be shielded and directed downward to prevent glare or spillover off the property. Where accessory parking areas are proposed, accessory parking shall be sited so as to avoid creating an inconsistent appearance with the adjoining land uses. Landscape and architectural elements such as architectural fencing shall be used and may be required where appropriate to provide screening or separation between land uses.
G. 
SC-O (Scenic Corridor Overlay) District. A scenic corridor is an area adjoining and in the vicinity of a roadway that affords exceptional views determined to be of local, regional or statewide significance. A Scenic Corridor Overlay District in the Town of Crawford is designated by the Town Board following careful study and is shown on the Town Zoning Map. Such corridor may also have been designated as a scenic corridor or scenic roadway by county and/or state agencies. The following requirements and regulations shall apply to all uses and development in the Scenic Corridor Overlay Zoning District:
[Added 5-13-2004 by L.L. No. 3-2004]
(1) 
All uses and development in the Scenic Corridor Overlay Zoning District are subject to site plan review and approval by the Planning Board. Site plan review for lots within the scenic corridor shall include consideration of building aesthetics, massing, shape and location on the lot as well as screening, landscaping, and any exterior site lighting, in order to maintain or enhance the visual characteristics of the scenic corridor and to avoid adverse effects on the public viewshed and on private properties, particularly historic structures, where new structures and/or their accessways or other structural and nonstructural site elements will be visible from the scenic corridor. The design and appearance of sites within the scenic corridor shall be harmonious with the characteristics and features of the appropriate segment of the scenic highway into which the site falls, as described in Subsection D(1)(a) through (f) below. The appearance, color, material, texture, and design of structures, including roof pitch and building mass, and the size, shape, location and number of window and door openings, building trim and decorative architectural elements, including but not limited to window framing, crossheads, pediments, shutters, brackets and the like, shall be reviewed by the Planning Board as to their compatibility with the visual character of the corridor and to avoid unnecessary or abrupt contrast with surrounding structures. The Town Board is authorized to adopt by resolution additional building form and architectural review guidelines. Where any portion of a structure within the scenic corridor is visible to motorists within the scenic corridor, the Planning Board shall require a comparable level of finish on all sides of the building visible from the roadway. The same requirement shall apply to any portion of a structure visible from a structure listed or eligible to be listed on the State or National Register of Historic Places. Any significant exterior changes to a structure, including but not limited to building additions, changes in exterior building and roof material and finishes, changes to architectural trim, and changes to windows, shall require site plan review. All electric, telephone, cable and other utility lines shall be placed underground.
(a) 
Sharp Ridge Zone.
[1] 
Description: land rises sharply from the road to a ridgeline close by the road.
[2] 
Structures built on the ridge will have a looming presence that will dominate the road and act as strong focal points. Exception: long, low agricultural buildings may accent the landform and the structural domination may be experienced by travelers as a manifestation of the agricultural character of the area.
(b) 
Moderate Ridge Zone.
[1] 
Description: land rises somewhat gradually from the road to a ridgeline set back from the road.
[2] 
Structures on the ridge, especially large structures, will draw the attention of travelers.
[3] 
Structures behind or in front of the ridge with no projections rising significantly above the ridgeline may be less visually intrusive.
(c) 
Field and Hedgerow Zone.
[1] 
Description: land falls away from or is nearly level with the road and is flanked in the middle distance by hedgerows or woodlot edges; occasional limited views of significant ridge or hills.
[2] 
Structures built close to each other and/or close to the road create crowded, suburban appearance.
[3] 
Avoid high density, architectural uniformity and placement close by the road.
(d) 
Dense Woods or Hedgerow Zone.
[1] 
Description: dense woods or thick hedgerows extend up to the edge of the road and prevent side vistas.
[2] 
Creates tunnel sensation and a vital contrast to both the field/hedgerow and panoramic view areas; makes panoramic views more dramatic by contrast.
[3] 
Wooded edge should not be disturbed.
(e) 
Panoramic views.
[1] 
Description: land falls away rapidly from the road, with full, long distance views of significant ridge or hills.
[2] 
Structures built up close to the road and side by side effectively block the view and create suburban atmosphere.
[3] 
Avoid building adjacent to the road or narrow lots. Adjacent houses should have staggered setbacks.
(f) 
Intermediate Ridge Zone.
[1] 
Description: in the middle distance of a panoramic view an intermediate ridge serves as a distinct focal point, with the ridge as a prominent background.
[2] 
Structures built on the intermediate ridge should not draw the traveler's eye, clutter the view and upstage or distract from the ridge vista. Agricultural structures will be more in conformity with rural character and therefore less visually intrusive. New structures should be at least partially screened by vegetation.
(2) 
All screening features and landscaping plantings provided pursuant to this section shall be required to be maintained for the life of the use, and shall be replaced and/or restored as necessary in order to maintain their effectiveness. Any diminution of screening or landscaping features due to any reason, including storm damage or disease, shall be replaced in kind within a period of not more than six months. As a condition of site plan approval, this requirement shall be memorialized in the form of a restrictive covenant, approved by the Board or its attorney, and recorded in the County Clerk's office. In the event that in-kind replacement is deemed to be impracticable, the user shall return to the Planning Board in order to modify the approved landscape/screening component of the plan accordingly. In addition, the Planning Board may require an applicant to post a maintenance bond, in the form and amount approved by the Board, to secure the maintenance and replacement of landscaping and screening features for a period of three years after planting or installation.
(3) 
The Planning Board shall have the power to require modifications to buildings and site plan layout so as to avoid or minimize the visual impact of structures in the scenic corridor, so that buildings and plans are designed and laid out to effectuate the purposes, requirements and guidelines for each applicable segment of the scenic corridor. The Board shall have the power to require mandatory setback requirements that are greater than or less than the setbacks set forth in the Table of Dimensional Regulations[4] of this chapter, in addition to having the power to require changes in the building aesthetics, massing, shape and location on the lot as well as screening, landscaping, and any exterior site lighting. It is intended that the Planning Board shall have greater authority and discretion than otherwise to grant approval or approval with conditions and to deny site plans for sites within the scenic corridor.
[4]
Editor's Note: The Table of Dimensional Regulations is included as an attachment to this chapter.
(4) 
The Planning Board may waive the public hearing for buildings, structures, uses and nonstructural site elements of a farm operation on land located in a county agricultural district or land used in agricultural production which is subject to an agricultural assessment. However, in order to protect the Scenic Corridor Overlay District and the purposes of that Overlay District and the scenic qualities of other areas of the Town, the Planning Board may only waive the public hearing requirement if the Board determines that the size, location and appearance of the proposed building, structure, use and nonstructural site element will not have an adverse effect on the Overlay District or its purposes or on the scenic qualities of any other area of the Town.
[Added 5-21-2020 by L.L. No. 2-2020]
H. 
R (Residence) District. Notwithstanding any other provision of this chapter or other law or statute, a two-family dwelling is a prohibited use in the R (Residence) Zoning District if that two-family dwelling is created by the conversion of a single-family dwelling to a two-family dwelling.
[Added 7-19-2018 by L.L. No. 3-2018]
[Added 5-8-2003 by L.L. No. 2-2003]
A. 
The following requirements and regulations shall apply to all business development, property and uses on lots fronting on or adjacent to a state highway. Such requirements shall apply in addition to all requirements that apply in the respective zoning district. Where requirements of this section are more stringent than requirements in the zoning district, the requirements of this section shall prevail.
(1) 
Lot width and frontage requirements.
(a) 
Lots shall have a minimum street frontage of 200 feet and minimum lot width of 200 feet at the building setback line. If such lot fronts on and achieves access from a service street or internal driveway running parallel to any of the above state highways, then the minimum street frontage and lot width shall each be 100 feet.
(b) 
Lots in existence on the effective date of this section shall not be required to comply with the two-hundred-foot lot width or street frontage requirement.
(2) 
New roads or streets that intersect a state highway shall have rights-of-way of 60 feet in width for a distance of 200 feet measured from the center line of the intersecting state or county road. Curb radii shall be 34 feet for all such intersections and for all driveways entering a state or county road.
(3) 
The Planning Board shall require, where practical, the interconnection of adjacent properties in order to reduce vehicular turning movements on public roads.
(4) 
Parking spaces shall be set back at least 60 feet from the center lines of adjacent streets, except parking spaces adjacent to new service streets shall be set back at least 15 feet from the edge of the curb or pavement line, whichever is greater. No parking space may be located closer than 15 feet from a property line.
(5) 
The following uses are prohibited:
[Amended 8-14-2008 by L.L. No. 2-2008]
(a) 
Fuel oil storage (unless underground as an accessory use to a permitted or special permit use). Notwithstanding the foregoing, fuel storage tanks of 500 gallons or less may be permitted above ground at the rear of buildings, if screened from other properties with solid fences, walls or landscaping satisfactory to the Planning Board.
(6) 
Performance standards for certain uses and development:
(a) 
Truck terminals, warehouses, distribution centers, wholesale and related businesses. Truck and trailer parking, storage and loading areas, all equipment and other material shall be aligned or screened so as not to be visible from existing and proposed public highways. Screening shall be maintained throughout the life of the use.
(b) 
Automotive repair shops, auto body shops, machinery and equipment repair. Work bay openings shall be aligned or screened so as not to be visible from existing and proposed public highways. Screening shall be maintained throughout the life of the use.
(c) 
Car washes. Car wash bay openings shall be aligned or screened so as not to be visible from existing and proposed public highways. Screening shall be maintained throughout the life of the use.
(d) 
Accessory parking areas shall be sited and landscaped so as to prevent any large, unbroken mass of parking spaces. For every 10 parking spaces, a landscaped island at least nine feet wide shall be incorporated. Low berms and/or plantings up to three feet in height shall be provided as deemed necessary by the Planning Board to screen accessory parking areas from public highways and adjoining land uses. Retaining or relocating existing site features such as stone walls and vegetation is encouraged where practical for screening purposes.
(e) 
Preservation of existing views to the Shawangunk Mountains shall be considered by the Planning Board and shall be preserved to the greatest extent possible consistent with the intended use of the site.
(7) 
The Planning Board may require that utility distribution systems serving new uses, buildings and developments are placed underground or located along the rear of lots and that building service lines are placed underground. On all projects, the owner/applicant/developer shall cooperate with the Town and utility companies to coordinate services so as to protect the appearance of the area while serving the needs of future users. Business park site planning shall provide for extension of electric, cable and other utility lines so as to avoid or reduce disruption to existing uses and buildings and approved plans.
(8) 
Street trees recommended for use are: Red Oak, Red Maple, Thornless Honey Locust, Little Leaf Linden, London Plane and Aristocrat Pear. Other types of trees may be recommended for a particular project. All street trees shall be a minimum caliper of 2 1/2 to 3 inches when planted. Hedge maples or similar low-growing tree varieties shall be located in areas where aboveground utility lines already exist or are approved. Provision shall be made to ensure that the owner/applicant preserves or replaces such street trees and other landscaping, and the Planning Board shall condition site plan approval accordingly.[2]
[2]
Editor’s Note: Former Subsection B, CH (Center Hamlet) Zoning District, Subsection C, AR-O (Architectural Review Overlay) District, and Subsection D, SC-O (Scenic Corridor Overlay) District, which immediately and respectively followed this subsection, were relocated to § 137-11, Subsections E, F and G, respectively, 10-21-2010 by L.L. No. 1-2010.
[1]
Editor’s Note: The title to this section was amended from “General regulations for business development along state highways” to “General site development regulations” 8-14-2008 by L.L. No. 2-2008.