Table IV-1: Table of Permitted Uses
| |||||||
---|---|---|---|---|---|---|---|
PK
|
AP
|
RR
|
MFR
|
R2
|
LI
|
Regulatory Reference
| |
P Permitted Use | SP Special Use Permit | — Not Permitted
| |||||||
AGRICULTURAL USES
| |||||||
Commercial farming
|
P
|
P
|
P
|
—
|
SP
|
SP
|
§ 225-13
|
Retail agricultural sales
|
—
|
P
|
P
|
—
|
SP
|
SP
| |
Livestock and animal husbandry
|
—
|
P
|
P
|
—
|
SP
|
SP
|
§ 225-13
|
RESIDENTIAL USES
| |||||||
Residential living
| |||||||
Single-family detached
|
P
|
P
|
P
|
—
|
P
|
—
| |
Temporary housing (single-family)
|
—
|
SP
|
SP
|
SP
|
SP
|
—
|
§ 225-14B
|
Single-family attached
|
—
|
—
|
P
|
SP
|
P
|
—
| |
Multi-unit building
|
—
|
—
|
SP
|
P
|
SP
|
—
|
§ 225-14B
|
Group living
| |||||||
Assisted-living facility
|
—
|
—
|
P
|
P
|
—
|
—
|
§ 225-14B
|
Nursing home
|
—
|
—
|
SP
|
P
|
—
|
—
|
§ 225-14B
|
Personal care home (under 7 residents)
|
—
|
—
|
SP
|
P
|
—
|
—
|
§ 225-14B
|
Personal care home (7+ residents)
|
—
|
—
|
SP
|
SP
|
—
|
—
|
§ 225-14B
|
Temporary group housing
|
—
|
—
|
SP
|
—
|
—
|
—
|
§ 225-14B
|
Transitional/Rehabilitation housing
|
—
|
—
|
SP
|
SP
|
—
|
—
|
§ 225-14B
|
INSTITUTIONAL USES
| |||||||
Cemetery
|
—
|
—
|
SP
|
—
|
—
|
—
| |
Club or lodge
|
SP
|
—
|
SP
|
—
|
SP
|
—
| |
Educational services
| |||||||
School
|
—
|
—
|
P
|
P
|
SP
|
—
| |
Business or trade school
|
—
|
—
|
P
|
P
|
SP
|
—
| |
Municipal services
|
P
|
P
|
P
|
P
|
P
|
P
| |
Place of worship
|
P
|
P
|
P
|
P
|
P
|
—
| |
Medical services (small-scale)
|
—
|
—
|
SP
|
—
|
SP
|
—
|
§ 225-15B
|
Sports and recreation
| |||||||
Small indoor (less than 100 occupants)
|
SP
|
—
|
SP
|
SP
|
SP
|
—
|
§ 225-15B
|
Large indoor (more than 100 occupants)
|
SP
|
—
|
SP
|
SP
|
SP
|
—
|
§ 225-15B
|
Outdoor
|
SP
|
—
|
—
|
SP
|
SP
|
—
|
§ 225-15B
|
Public utility
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |
Telecommunication facilities
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |
5G facilities
|
P
|
P
|
P
|
P
|
P
|
P
| |
Hotels and motor lodges
|
—
|
—
|
SP
|
—
|
—
|
—
| |
COMMERCIAL USES
| |||||||
Day care
|
—
|
—
|
SP
|
P
|
SP
|
—
| |
Library/Cultural exhibits
|
P
|
P
|
P
|
P
|
P
|
—
| |
Drive-through facility
| |||||||
Primary use
|
—
|
—
|
—
|
—
|
—
|
—
| |
Accessory to any use
|
—
|
—
|
—
|
—
|
—
|
—
| |
Eating and drinking establishments
| |||||||
Restaurant
|
P
|
SP
|
SP
|
—
|
—
|
P
| |
Brewpub
|
P
|
SP
|
SP
|
—
|
—
|
P
| |
Craft brewery/distillery/winery
|
P
|
SP
|
SP
|
—
|
—
|
P
| |
Entertainment/Spectator sports
| |||||||
Indoor
|
P
|
SP
|
SP
|
—
|
—
|
—
| |
Outdoor
|
P
|
SP
|
SP
|
—
|
—
|
—
| |
Financial services
| |||||||
Bank, credit union, brokerage, investment
|
—
|
—
|
—
|
—
|
SP
|
SP
| |
All other financial services
|
—
|
—
|
—
|
—
|
SP
|
SP
| |
Funeral and mortuary services
|
—
|
—
|
—
|
—
|
SP
| ||
Lodging
| |||||||
Bed-and-breakfast
|
P
|
P
|
P
|
P
|
SP
|
—
|
§ 225-15B
|
Short-term rental/AirBnB
|
P
|
P
|
P
|
—
|
P
|
—
|
§ 225-15B
|
Vacation camps and summer colonies
|
SP
|
SP
|
SP
|
—
|
—
|
§ 225-15B
| |
Commercial office
|
SP
|
SP
|
—
|
—
|
—
|
SP
| |
Parking
| |||||||
Municipal
|
P
|
P
|
P
|
P
|
P
|
P
| |
Private
|
—
|
SP
|
—
|
—
|
—
|
—
| |
Retail sales and services
| |||||||
Retail Ag complimentary products
|
P
|
P
|
P
|
—
|
SP
|
SP
| |
Artisan retail sales
|
P
|
P
|
P
|
—
|
SP
|
SP
| |
General retail sales
|
P
|
—
|
—
|
—
|
SP
|
SP
| |
Personal services
|
—
|
—
|
SP
|
—
|
SP
|
SP
| |
Firework sales
|
—
|
—
|
—
|
—
|
—
|
—
| |
General liquor sales
|
—
|
—
|
—
|
—
|
—
|
—
| |
Vape shop or other tobacco sales
|
—
|
—
|
—
|
—
|
—
|
—
| |
Sexually oriented business
|
—
|
—
|
—
|
—
|
—
|
SP
|
§ 225-15B
|
Cannabinoid hemp products sales
|
—
|
SP
|
SP
|
S
|
—
|
SP
| |
Vehicle equipment, sales and services
| |||||||
Agricultural sales and repair
|
—
|
P
|
SP
|
—
|
—
|
SP
|
§ 225-15B
|
Gasoline sales
|
—
|
—
|
—
|
—
|
—
|
SP
|
§ 225-15B
|
Vehicle sales
|
—
|
—
|
—
|
—
|
—
|
SP
|
§ 225-15B
|
Vehicle rental
|
—
|
—
|
—
|
—
|
—
|
SP
|
§ 225-15B
|
Vehicle repair (retail/commercial)
|
—
|
SP
|
SP
|
—
|
—
|
SP
|
§ 225-15B
|
Vehicle cleaning station
|
—
|
—
|
—
|
—
|
—
|
SP
|
§ 225-15B
|
Tattoo parlors
|
—
|
—
|
—
|
—
|
—
|
—
| |
Junk/Salvage yard
|
—
|
—
|
—
|
—
|
—
|
—
| |
EV charging stations (commercial)
|
—
|
—
|
—
|
SP
|
SP
|
SP
| |
Animal services
| |||||||
Boarding/Kennels
|
—
|
SP
|
SP
|
—
|
—
|
—
|
§ 225-15B
|
Grooming
|
—
|
SP
|
SP
|
—
|
—
|
—
|
§ 225-15B
|
Veterinary
|
—
|
SP
|
SP
|
—
|
—
|
SP
|
§ 225-15B
|
Breeders/Dealers
|
—
|
SP
|
SP
|
—
|
—
|
—
|
§ 225-15B
|
Consumer/Personal Services
|
—
|
—
|
—
|
—
|
—
|
SP
| |
INDUSTRIAL USES
| |||||||
General fabrication and production
| |||||||
Agricultural equipment
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Artisan
|
—
|
SP
|
SP
|
SP
|
SP
|
P
| |
General
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Agricultural processing and production
| |||||||
Food-based
|
—
|
P
|
P
|
—
|
—
|
P
| |
Liquor-based
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Cannabinoid hemp products sales
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Storage, distribution and wholesale distribution
| |||||||
Equipment and material storage
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Self-service storage
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Trucking and transportation terminal
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Warehouse
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Outdoor storage
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Wholesale sales and distribution
|
—
|
SP
|
SP
|
—
|
—
|
P
| |
Utility scale solar/wind systems/storage
|
—
|
SP
|
SP
|
—
|
—
|
SP
|
Chapter 172
|
ACCESSORY USES
| |||||||
Accessory buildings and structures
|
—
|
P
|
P
|
P
|
P
|
P
| |
Accessory dwelling units (ADU)
|
—
|
P
|
P
|
P
|
P
|
—
|
§ 225-14
|
Home occupations
|
—
|
P
|
P
|
P
|
P
|
P
|
§ 225-35
|
Mobile food units
|
P
|
P
|
P
|
SP
|
—
|
P
| |
Residential scale solar/wind systems/storage
|
P
|
P
|
P
|
P
|
P
|
P
|
Chapter 172
|
Hobby farming
|
P
|
P
|
P
|
SP
|
P
|
—
|
§ 225-16
|
Farm stands
|
P
|
P
|
P
|
SP
|
P
|
—
|
§ 225-16
|
Table 1
Summary of Building and Area Requirements
| ||
---|---|---|
Building or Area Requirement
|
Regulation
|
Reference Standard in § 225-12
|
Front yard building setback
|
0 to 20 feet on street; 11 to 20 feet with approved public open
space on street; 0 to 20 feet on other streets
|
Subsection B(2)(a)[3]; Subsection B(2)(a)[4]
|
Side yard building setback
|
0 to 20 feet combined width without driveways; 45 feet maximum
with side yard driveway
|
Subsection B(2)(a)[8]; Subsection B(2)(a)[9]
|
Rear yard building setback
|
20 feet minimum where lot abuts district boundary
|
Subsection B(2)(a)[5]; Subsection F(2)(a)[9]
|
Parking/driveway setback
|
5 feet minimum side yards; 5 feet minimum rear yards; 10 feet
minimum from right-of-way in side yards
|
Subsection D(2)(a)[1] and [2]
|
Building height
|
Minimum two usable stories; 36 feet maximum
|
Subsection F(2)(a)[6] through [10]
|
Building transparency
|
40% minimum between 3 feet and 10 feet above grade for first
floors
|
Subsection F(3)(a)[3]
|
Site planning and design standards provide guidance
on several topics related to the placement and orientation of buildings,
entrances, parking, pedestrian connectivity and circulation patterns.
When appropriately combined, these elements foster a vibrant and pedestrian-friendly
environment, as reflected in Figures 1 through 4.
|
Appropriate
|
Figure 13: The provision of shared entrances (1) rather
than individual drives reduces the number of turning movements onto
busy corridors, and can enhance internal circulation, especially when
used in tandem with cross access between adjacent rear parking lots
(2).
|
Inappropriate
|
Figure 14: The arrows highlight the issues associated
with individual access points and a lack of cross access between properties
along primary roadways. The numerous turning movements reduces transportation
safety, while the constant break in the street line hinders the rhythm
of the streetscape and degrades the pedestrian experience.
|
Appropriate
|
Inappropriate
| |
Figure 15: Efforts should be made to integrate stormwater
management into the numerous small green spaces within the urban environment
adjacent to driveways and parking lots, consistent with the most current
New York State Stormwater Management Design Manual.
|
Figure 16: The use of open water detention ponds is
not an appropriate stormwater management technique for the urban environment
of Eden's Mixed Use Districts.
|
Appropriate
| ||
Figure 17 depicts a loading and refuse area positioned
at the rear of the building, just out of view of primary pedestrian
and circulation routes.
|
Appropriate
| ||
Figure 19: The above detached refuse enclosure is placed
at the rear of the building and is composed of like materials as found
in the principal structure.
|
Appropriate
| ||
Porous pavements are encouraged to further facilitate
infiltration and slow stormwater runoff. These materials are especially
useful along the periphery of parking areas and/or adjacent to bioretention
areas (below).
|
Appropriate
| ||
Figure 21: Where appropriate, bioretention areas and
bioswales similar to the above may be used to promote the infiltration
of stormwater. These installations would be appropriate in parking
lot medians or in linear strips along drive aisles or behind parking
lots in lieu of large, unsightly retention facilities.
|
Appropriate
|
Figure 22: When required to be placed within view of
the public, ground-mounted utility boxes should be screened or designed
as an integral element within the site.
|
Appropriate
|
Inappropriate
|
Inappropriate
|
Figure 27: Parking lots located in the rear of buildings
connected to the primary street via dedicated walkways improve the
vitality of the streetscape and preserve the appearance of the districts.
|
Figure 28: Vehicular parking in front yards detracts
from the overall character of the streetscape and the pedestrian experience.
|
Figure 29: Large, front-loaded parking lots and buildings
with deep setbacks foster a development pattern out of scale with
the Town.
|
Appropriate
|
Vehicular parking lots shall be placed in the rear
of the structure. In limited instances, side yard parking will also
be permitted subject to conditions and approval as determined by the
Planning Board {Subsection D(2)(a)[2]}.
|
Appropriate
|
Figure 45: Renovation and modernization has allowed
these Main Street buildings to complement the historic character while
providing design cues for future projects, including new builds, maintaining
the charm of active storefronts and prominent entrances {Subsection
F(3)(a)[1]}.
|
Appropriate
| ||
Figure 46: The contemporary modernization development seen in the above figure provides a consistent solid-to-void ratio and street level transparency appropriate for Main Street in Eden {Subsection F(3)(a)[2] and [3]}.
|
Appropriate
| ||
Figure 47: This new building borrows historic design
elements and details, yet is not a strict re-creation of an existing
historic building. Structures such as this are appropriate in scale,
massing and style for the Main Street corridor {Subsection F(3)(a)[1]}.
|
Appropriate
|
Inappropriate
|
Structures such as those found in Figures 48 and 49
do not relate to or complement the traditional architecture of Main
Street {225-12F(3)(a)[1]}.
|
Inappropriate
| ||
Additions such as that depicted in Figure 50 do not
relate to the existing building, and shall be avoided {Subsection
F(3)(a)[1]}.
|
Inappropriate
| ||
The elimination of windows (Figure 51) is not appropriate
for the adaptive reuse of existing structures {Subsection F(3)(a)[2]}.
|
Inappropriate
| ||
Figure 52 depicts an appropriate adaptive reuse of historic structures which retain the commercial storefronts and appropriate transparency along the primary facade {Subsection F(3)(a)[2] and [3]}.
|
Appropriate
| ||
Figure 53 depicts a subtle, yet effective, use of architectural details to provide visual distinction between the first floor and upper stories while maintaining transparency {Subsection F(3)(a)[3] and [5]}.
|
Appropriate
|
Figure 54 provides an appropriate example of new development that is in scale with its surroundings, successfully utilizes historic design cues from traditional architectural styles, and differentiates the first floor from upper stories. {Subsection F(3)(a)[1] and [4]}.
|
Appropriate
|
Inappropriate
| |
Figure 57: Architectural details such as cornice lines,
pilasters, and recessed windows finish a building facade and are extremely
important in developing a sense of place and strengthening the identity
of the Mixed Use Districts as a vibrant and active community center.
|
Figure 58: A lack of architectural detail coupled with
the improper utilization of building materials and design proportions
can reduce the visual appeal and economic value of structures within
the Mixed Use Districts.
|
Appropriate
|
Figure 59: Although subtle, (1) the highlighting of
the building base anchors the structure to the site, and provides
visual distinction between the ground plane and the structure {§ 225-12G(2)(a)[1]}.
Material selection shall complement the architectural style of the
building and those materials commonly found within the region {§ 225-12G(2)(a)[4]}.
|
Appropriate
|
Figure 63: The upper quartile of each structure in Figure 63 provides a high level of detail and ornamentation which caps the structure, while the lower quartile of such structure also defines the break between the ground floor and upper stories {§ 225-12G(4)(a)[1] and [4]}.
|
Appropriate
|
Figure 65: Awnings are a high-quality design element
that define the purpose and volume of outdoor spaces. They also add
visual variety and distinction to building facade components {§ 225-12G(4)(a)[5]}.
The building in Figure 65 also displays a significant amount of transparency
and the successful use of a cornice to differentiate the first floor
from upper stories.
|
Inappropriate
|
Figure 69: The use of inappropriate materials and finishes
(1) diminishes the visual quality of the structure and adjacent buildings.
In this example, although the structure has a high-quality storefront,
the use of vinyl siding over what was likely masonry construction
reduces the overall appeal of the building.
|
Appropriate
|
Inappropriate
|
---|---|
Full cutoff fixtures
|
Drop lens and sag lens fixtures with exposed bulb
|
Fully shielded wallpacks and wall-mounted fixtures
|
Unshielded wallpacks and wall-mounted fixtures
|
Fully shielded period style or contemporary fixtures
|
Unshielded period style or contemporary fixtures
|
Full cutoff streetlights
|
Unshielded streetlights
|
Shielded/properly-aimed PAR floodlights
|
Unshielded or poorly shielded streetlights
|
Lit bollards
|
Single tube fluorescent fixtures
|
Goose-necks, soffit, and lantern-style
|
Regulation
|
District
| ||||
---|---|---|---|---|---|
AP
|
RR
|
MFR
|
R2
|
LI
| |
Minimum Lot Area (Acres)
| |||||
Public water/sewer
|
5
|
5
|
—
|
5
|
—
|
No public water/sewer
|
5
|
5
|
—
|
5
|
—
|
Minimum Lot Frontage (feet)
|
300
|
200
|
—
|
125
|
—
|
Minimum Building/Structure Setbacks (feet)
| |||||
Front
|
50
|
50
|
—
|
50
|
—
|
Side (each)
|
35
|
35
|
—
|
35
|
—
|
Rear
|
35
|
35
|
—
|
35
|
—
|
Minimum Accessory Building/Structure Setbacks (feet)
| |||||
Front
|
50
|
50
|
Not permitted in front yards
| ||
Side (each)
|
35
|
50
|
—
|
50
|
—
|
Rear
|
35
|
50
|
—
|
50
|
—
|
Maximum Lot Coverage
|
35%
|
35%
|
—
|
35%
|
—
|
Maximum Building Height (feet)
| |||||
Principal building
|
35
|
35
|
—
|
35
|
—
|
Accessory buildings/structures
|
35
|
35
|
—
|
35
|
—
|
Regulation
|
District
| ||||
---|---|---|---|---|---|
AP
|
RR
|
MFR
|
R2
|
LI
| |
Minimum Lot Area (Acres)
| |||||
Public water/sewer
|
4
|
1
|
2
|
0.33
|
200
|
No public water/sewer
|
4
|
2
|
—
|
0.75
|
—
|
Minimum Lot Frontage (feet)
|
300
|
200
|
300
|
751
1252
|
—
|
Minimum Building/Structure Setbacks (feet)
| |||||
Front
|
50
|
40
|
50
|
30
|
—
|
Side (each)
|
35
|
25
|
35
|
5
|
—
|
Rear
|
35
|
35
|
35
|
20
|
—
|
Minimum Accessory Building/Structure Setbacks (feet)
| |||||
Front
|
Not permitted in front yards
| ||||
Side (each)
|
35
|
35
|
35
|
5
|
—
|
Rear
|
35
|
35
|
35
|
20
|
—
|
Maximum Lot Coverage
|
20%
|
35%
|
75%
|
75%
|
—
|
Maximum Building Height (feet)
| |||||
Principal Building
|
35
|
35
|
35
|
35
|
—
|
Accessory Buildings/Structures
|
35
|
35
|
35
|
35
|
—
|
Minimum Size Primary Residence
|
900 SF
|
Notes:
| |
1 75 feet with water and sewer.
| |
2 125 feet without water and sewer.
|
Regulation
|
District
| |||
---|---|---|---|---|
AP
|
RR
|
MFR
|
LI
| |
Minimum Lot Area (Acres)
| ||||
Public water/sewer
|
4
|
2
|
—
|
0
|
No public water/sewer
|
4
|
2
|
—
|
0
|
Minimum Lot Frontage (feet)
|
300
|
250
|
—
|
0
|
Minimum Building/Structure Setbacks (feet)
| ||||
Front
|
50
|
30
|
50
|
0
|
Side (each)
|
35
|
35
|
35
|
10
|
Rear
|
35
|
35
|
35
|
20
|
Minimum Accessory Building/Structure Setbacks (feet)
| ||||
Front
|
Not permitted in front yards
| |||
Side (each)
|
35
|
50
|
50
|
10
|
Rear
|
35
|
30
|
50
|
20
|
Maximum Lot Coverage
|
35%
|
50%
|
80%
|
80%
|
Maximum Building Height (feet)
| ||||
Principal Building
|
35
|
35
|
35
|
35
|
Accessory Buildings/Structures
|
35
|
35
|
35
|
35
|
Type of Pool
(class)
|
Maximum Area
(square feet)
|
Minimum Setback From Any Property Line
(feet)
|
---|---|---|
A
|
Over 3,500
|
175
|
B
|
2,501 to 3,500
|
150
|
C
|
1,501 to 2,500
|
125
|
D
|
801 to 1,500
|
100
|
E
|
800 or less
|
Refer to § 225-35.1.
|
Type of Facility
|
Minimum Setback From Any Property Line
(feet)
|
---|---|
Handball courts
|
100
|
Basketball courts
|
60
|
Baseball diamond (not outfield)
|
100
|
Volleyball courts
|
60
|
Concession stands
|
100
|
Casino buildings
|
100
|
Concentrated picnic areas (tables, barbecue pits, etc.)
|
100
|
Outfield relative to baseball or softball
|
50
|
Parking areas
|
25
|
Picnic grounds (not improved)
|
50
|
Games normally involving fewer than 10 people, such as horseshoe
pits, nature trails, etc.
|
50
|
Golf course fairways, disc/frisbee golf, miniature golf, or
related activities
|
50
|
Tennis courts
|
40
|