In Planned Development Districts (PDD), land and buildings may be used for any lawful purpose in any districts as authorized by the Town Board in specific instances. The purpose of the PDD is to provide flexible land use and design regulations through the use of performance criteria and land impact considerations so that developments incorporating individual building sites, common property, singular land use and/or mixed land uses may be planned and developed as a unit. Where deemed appropriate, the Town Board may consider a proposed planned development through an approval process requiring a zoning district change from the original district to PDD, in which the approved plan and a complete set of use and dimensional regulations become the basis for continuing land use controls.
In order to carry out the purpose of this article, a PDD shall achieve at least the following objectives. It shall:
A. 
Work as a concentrated whole unit, being self-contained and nonconducive to expansion outside its boundaries at a future date, unless such expansion, when added to the original PDD, can act with it to create a larger self-contained unit.
B. 
Provide open space as an integral part of the plan.
C. 
Provide convenient location of commercial and service areas.
D. 
Preserve trees, outstanding natural topography and geologic features under legal option to purchase by the applicant, who may be a single person, corporation or a group of individuals or corporations. An application shall be filed by the owner or jointly by the owners of all property included in a project. In the case of multiple ownership, the approved plan shall be binding on all owners.
E. 
Make creative use of land and related physical development which allows an orderly transition of land from rural to more urban uses.
F. 
Make efficient use of land resulting in smaller networks of utilities and streets and thereby lowering costs for construction, maintenance and housing.
G. 
Provide a development pattern in harmony with the objectives of the Town and County Master Plans.
H. 
Provide a more desirable environment for dwelling, working and/or recreation than would be possible through the strict application of the regulations in this chapter.
A. 
Minimum area. Under normal circumstances, the minimum area requirements for a PDD shall be five contiguous acres of land, unseparated by existing streets, highways or other properties.
B. 
Ownership. The tract of land for the PDD shall be owned or under legal option to purchase by the applicant, who may be a single person, corporation or a group of individuals or corporations. The application shall be filed by the owner or jointly by the owners of all property included in the PDD. In the case of multiple owners, the approved plan shall be binding on all owners.
C. 
Location. The PDD shall be applicable to any area of the Town of Owasco where the applicant can demonstrate that the characteristics of his holdings will meet the objectives of this article and the spirit of this chapter. A PDD proposal must demonstrate compatibility with the surrounding land uses, neighborhood character and traffic pattern, capacity and volume.
D. 
Permitted uses. The use of land and buildings in a PDD may be for any lawful purpose as authorized by the Town Board in accordance with the procedures of this article. The following general uses, or combinations thereof, may be considered:
(1) 
Residential uses. Residences may be a variety of types. In developing a balanced community, the use of a variety of housing types and densities shall be deemed most in keeping with the objectives of this article, and the applicant shall demonstrate that he is reaching as broad an economic market as possible.
(2) 
Commercial, service and other nonresidential uses in a primarily residential PDD. These uses may be permitted (or required) where such uses are scaled primarily to serve the residents of the residential PDD. Consideration shall be given to the project as it exists in its larger setting in determining the appropriateness of such uses. In no case shall more than 25% of the gross site area be permitted for commercial uses, services or nonresidential uses other than open space and nonprofit recreation.
(3) 
Commercial uses. If designed and organized toward the purposes and objectives of this article, a PDD with commercial uses as the major land use may be approved. All proposed shopping centers in the Town shall be subject to approval through the PDD procedures. (See § 150-15B.)
(4) 
Industrial uses. If designed and organized toward the purposes and objectives of this article, a PDD with industrial uses as the major land use may be approved. All proposed industrial developments for the Town of Owasco shall be subject to approval through the PDD procedures. Industrial uses shall not be permitted in combination with any residential uses.
E. 
Intensity of land use. Relatively high land-use intensity or dwelling-unit density may be permitted if it is demonstrated that a good overall dwelling, working and/or recreational environment is thereby produced. In determining the suitability of land-use intensity or dwelling-unit density proposed for a PDD, each case shall be considered separately. Proposed land-use intensity ratings and/or dwelling-unit densities shall be completely documented by all facts, opinions and judgments used to justify the selection of the intensity rate or unit density.
F. 
Common property. Common property in a PDD is a parcel or parcels of land, together with the improvements thereon, the use and enjoyment of which is shared by the owners and occupants of the individual building sites. When common property exists (and such may be required), the ownership of such common property may be either public or private; when common property exists in private ownership, satisfactory arrangements shall be made for the improvement, operation and maintenance of such common property and facilities thereon, including but not limited to private streets, drives, service and parking areas, open space and recreation areas.
A. 
For full approval of a proposed PDD, the applicant shall secure a zoning district change for his property from its present district to a Planned Development District, which process shall be that of amending this chapter and the Zoning Map to include the proposed PDD plan and all the related specifications and use and dimensional regulations specific thereto; after the zoning district change, it shall be required that the subdivision and platting of all lands in the proposed PDD be subject to § 150-14 of this chapter; and before construction and occupancy of buildings or land, the proper permits shall be secured by the applicant in accordance with Article IX of this chapter.
B. 
When any PDD is proposed, before any permit for erection of a permanent building in such PDD shall be granted and before any subdivision plat or any part thereof may be filed in the Cayuga County Clerk's office, the applicant or his authorized agent shall apply for and secure approval of such PDD in accordance with the following specific procedures:
(1) 
Preapplication discussion stage. Prior to formal application, the applicant shall present the proposed PDD to the Town Planning Board in rough sketch and written descriptive form to get the initial opinions concerning the suitability of the concepts and general elements of the development and to make sure the required procedures for the PDD application are fully understood by the applicant. In this stage, it is advised that most of the items in § 150-13B(2) be addressed at least in rough form by the applicant. No approval at this stage shall be considered binding.
(2) 
Application for PDD zoning. Application for the establishment of a PDD shall be made to the Town Board in plan (drawn to scale) and written report form. Prior to the Town Board action, to ensure that the proposed PDD is within the intent of the comprehensive planning activities of the Town, the Town Board shall immediately after receiving the application refer it, for the purpose of review and recommendations, to the Town Planning Board, which shall have 30 days from its next regularly scheduled meeting within which to report. As deemed appropriate, either the Town Board or the Town Planning Board may submit the PDD application to the Cayuga County Planning Board for an informal review. As applicable in accordance with §§ 239-l and 239m of Article 12-B of the New York State General Municipal Law, the Town Board shall refer the PDD application for formal review and recommendations to the Cayuga County Planning Board, which shall have 30 days or an agreed-upon longer period from its next regularly scheduled meeting within which to submit its report. If either Planning Board does not report to the Town Board within the specified time period, their inaction shall be construed as them having no recommendations.
(3) 
Public hearing. Within 45 days after receiving a report from the Town Planning Board, the Town Board shall schedule and conduct a public hearing for the purpose of considering the change in zoning district to PDD for the applicant's plan in accordance with the procedures required under § 265 of the New York State Town Law.
(4) 
Town Board action. Within 45 days after a public hearing, the Town Board shall render its decision on the PDD application. If the Town Board grants the PDD zoning, the Zoning Map shall be so notated, and this chapter shall be amended in order to define the legal boundaries of the PDD, but such action shall have the effect only of granting permission for development of the specific proposed land uses in accordance with the use and dimensional specifications, plans and related materials filed with the Town Board and related to the specific PDD; such specification, plans and related materials to include, if deemed necessary by the Town Board to protect the public health, safety and welfare of the Town, any conditions and requirements for the applicant to meet. The approved plan and the related attachments shall be deemed an amendment to this chapter and shall serve as continuing land use controls for the specific Planned Development District.[1] The first such zoned PDD shall be designated "PDD 1," with subsequent unrelated Planned Development Districts to be numbered in continuing sequence.
[1]
Editor's Note: Approved plans and related attachments for specific PDD's are on file in the office of the Town Clerk and may be examined there during regular office hours.
(5) 
Annual review of PDD. During the development stages, the Town Board shall review the PDD annually in order to determine the amount and quality of the progress made by the developer toward fulfilling the specifications and plans and any attached conditions. Based upon the progress made by the developer, the Town Board may reconsider the PDD and further amend this chapter in relation to it if progress is not to the satisfaction of the Town Board or not in keeping with the staging approved by the Town Board.
(6) 
Minimum plan requirements. In order for the Town Board to adequately evaluate the PDD proposal, the application, in its plan and written report form, shall address the following areas, and the information shall be furnished therein in a reasonably complete manner:
(a) 
Project particulars, which shall include the name and location of the project, name(s) and address(es) of the owner(s), a legal description of the property and the names of the owners of abutting properties.
(b) 
Type of development: The type of development shall be fully described, including at least the following information:
[1] 
Residential: total acreage of residential area and each residential portion of the development; total number of dwelling units and number in each residential portion; percentage and number of dwelling units by type (single-family, garden apartments, townhouses, etc.); dwelling-unit density per gross site acreage; and the estimated population of the development and estimated number of school-age children.
[2] 
Commercial: total acreage of commercial area; gross leasable floor area in square feet; and a general description of commercial types and their general requirements for receiving and delivering goods.
[3] 
Industrial: the total acreage of industrial area; types of industry and industrial processes involved; source, type, general quantities and method of shipment for raw materials; general quantities and method of shipment for products; and types of wastes and residuals.
(c) 
Staging of development: a description of the plan and, in written report, of the planned staging of the project (and such staging may be required).
(d) 
Natural site: a description of the natural site with at least the following information: soil characteristics and limitations; extent of and treatment intended for the site's vegetative cover, especially trees; topographical features, on a topographic map at ten-foot contour intervals; existing and proposed site drainage; foreseeable needs of the site for construction precautions; the projected effects upon the ground- and surface waters of the site and community; and possible air-pollution hazards.
(e) 
Site planning and design considerations: descriptions and illustrations of the following: site ingress and egress; parking; on-site pedestrian and vehicular circulation; general landscaping treatment; general location and arrangement of buildings and other structures; refuse storage and removal facilities; locations of all facilities, including public and private; and general visual description.
(f) 
Transportation and traffic: descriptions of at least the following: existing streets serving the area; level of service provided by existing streets in terms of traffic counts and street traffic capacities; expected modifications for existing street systems required by project; estimated daily automobile trips generated by the residential and other uses; availability of public transportation to the site; and design considerations for deterring on-site and area traffic congestion.
(g) 
General market information: a description of the need for the proposed land uses in their proposed locations and their proposed quantities and the intended market structure for the residential units (prices and rents; describe whether low-income, middle-income, luxury, etc.).
(h) 
Projected fiscal impacts on the Town: calculations of projected Town revenues and costs to be expected by the Town as a result of the proposed development.
(i) 
Utilities and related services: a description of the following and details of their intended locations on the plan(s): the method and projected quantities of wastewater (sewage) from the development; demand and source of supply for water; level of service needed and available for fire protection; demands for and availability of gas and electricity; and projected quantities of and method of disposal for solid wastes.
(j) 
General effects of development on neighborhood and community appearance and land use: a description of the effects on the appearance and the relationship of the project to predominant character and land use in the area (compatibility).
(k) 
Relationship of proposed PDD to official Town and county development policies: information on how the proposed PDD relates to the local and area-wide goals and policies as stated in plans and regulations.
(l) 
Development, operation and maintenance of open space and common properties: a general statement concerning the responsibility for these and proposed methods for their implementation.
(m) 
Developer competence: evidence in the applicant's behalf to demonstrate his competence to carry out the plan and his awareness of the scope of the project, physical and financial.
(n) 
Other: any other such information as the Town Board deems to be reasonably pertinent to the adequate consideration and evaluation of the proposed project.
If any portion of a PDD property is intended for sale or other form of transfer, whether immediate or future, the development shall be considered a subdivision of land and shall be subject to the Subdivision Regulations of the Town of Owasco.[1] Where the requirements and the specifications of the Subdivision Regulations are in conflict with the PDD plan approved by the Town Board, the approved plan shall take precedence.
[1]
Editor's Note: See Ch. 126, Subdivision of Land.
The following uses shall be permitted in the Town of Owasco only in accordance with the procedures of this article; and, in addition to the other provisions of this article, the following requirements shall apply to the specific planned developments:
A. 
Mobile home park, subject to the following provisions:
(1) 
A mobile home park shall comprise an area of not less than 10 acres, and no mobile home office or service building shall be closer than 100 feet to any street, road or highway line nor closer than 100 feet to any property line.
(2) 
A mobile home park shall be located on a well-drained site suitable for the purpose.
(3) 
A mobile home park shall have an internal street system adequate for access of each mobile home lot. All parks shall have access from two points along a street, road or highway, or, if bordering on two street roads or highways or combinations thereof, access may be one from each. Access points shall be separated by at least 100 feet. The surfaces of all streets in a mobile home park shall be paved.
(4) 
The total number of mobile home lots shall not exceed six per gross acre.
(5) 
Mobile home parks accommodating or capable of accommodating 25 or more mobile homes shall have at least one recreation area of at least 8% of the gross site area of the mobile home park.
(6) 
All utility lines, including water, sewer, electric and telephone, shall be installed underground.
(7) 
A mobile home park shall have buffer strips along the margins of the front, side and rear property lines, provided that such buffer strips shall not interfere with the vision of motorists at intersections and the access points for the mobile home park; and such buffer strips shall be at least six feet in depth and shall consist of interlocking trees and foliage acceptable to the Town Board and subsequently to the enforcement officer.
(8) 
Suitable landscaping, including at least lawns and plantings, shall be installed and maintained in all mobile home parks.
(9) 
A sufficient supply of pure, healthful drinking water approved by the Cayuga County Health Department or such Health Department having jurisdiction shall be provided in a mobile home park. If the water is from a private source, periodic tests shall be made as requested by the Cayuga County Health Department or other such agency having jurisdiction.
(10) 
Sewage from each mobile home shall be removed into a public sewer system approved by the Cayuga County Health Department or other such agency having jurisdiction or into a private sewer system with disposal plant or septic tank approved by the same Health Department.
(11) 
All mobile homes installed in mobile home parks shall be constructed and installed in compliance with the applicable provisions of the New York State Executive Law (Uniform Fire Prevention and Building Code[1]
[1]
Editor's Note: See Ch. 50, Building Construction and Fire Prevention.
(12) 
Storage space within a permanent, enclosed structure shall be provided in an amount equal to at least 100 square feet for each mobile home in the mobile home park.
(13) 
One garbage receptacle of metal with a tight-fitting cover shall be provided for each mobile home, and one large metal receptacle for trash shall be provided for every two mobile homes. These receptacles shall be kept in sanitary condition and emptied weekly by the licensee or his agent.
(14) 
Individual mobile home lots in a mobile home park shall have an area of not less than 6,000 square feet with a minimum width of 60 feet.
(15) 
No mobile home or portion thereof shall be placed closer to any other mobile home or building or portion thereof than 35 feet.
(16) 
The approach area to each entrance of a mobile home or addition thereof shall have the minimum dimensions of 4 feet by 8 feet with construction of concrete, crushed stone, cinderblock, flagstone or equivalent, such to provide for a reasonable dry surface.
(17) 
Each mobile home shall be placed upon a reinforced pad with minimum dimensions of the size of the mobile home.
(18) 
Parking spaces shall be provided at the rate of at least two car spaces for each mobile home, plus an additional car space for each four lots.
(19) 
Each mobile home shall be provided with skirting of attractive, fireproof material. The entire base of the mobile home shall be enclosed, and a three-foot door panel shall be provided in the skirting to permit access.
(20) 
No addition to a mobile home shall be constructed which would increase the living floor space of that mobile home. Additions for the purposes of storage space, protection from sun and weather or other similar purpose, including but not limited to awnings, covered patios and carports, may be permitted only upon approval of the park operator and the enforcement officer.
B. 
Shopping center. A shopping center is comprised of a group or groups of integrated structures designed as an architectural unit within which retail trade and related service activities shall wholly be conducted in an enclosed building; planned, developed, owned and managed as a unit; subject to the following provisions:
(1) 
The minimum lot size for such use shall be 10 acres.
(2) 
Off-street parking space shall be provided in an amount of at least 5.5 parking spaces per 1,000 square feet of floor area in the building(s).
(3) 
Along any adjoining lot line, a buffer strip shall be provided which shall not be less than 25 feet in thickness and shall be planted with at least grass, shrubs and trees (to attain an average height of at least 12 feet) along the entire length of the lot line to serve as a barrier to visibility, airborne particles, glare and noise. Such screen planting shall be located within at least the exterior 10 feet of the buffer strip.
(4) 
All parking, loading, access and service areas shall be adequately illuminated at night. Such lighting, including sign lighting, shall be arranged in order to protect the highway and adjoining property from direct glare or hazardous interference of any kind.
(5) 
All utility lines servicing a shopping center shall be placed underground.
(6) 
A shopping center shall have its frontage on a state or county road, and ingress and egress for the site shall be designed so as not to constrict the flow of traffic on the public road.
C. 
Golf course and country club, subject to the following provisions:
(1) 
Minimum lot size shall be 40 acres.
(2) 
All buildings shall be not less than 100 feet from any lot line.
(3) 
Such use shall not be permitted in the L Lakeshore District and shall be permitted in the R Residential District only when planned as a part of a residential development.
D. 
Multiple-family dwellings, subject to the following provisions:
(1) 
Lot area. Any parcel of land development under the terms of this chapter shall contain a total minimum lot area of five acres with a width of not less than 400 feet at the building setback line and street line.
(2) 
Density. The overall density of occupancy in any permitted multiple-family dwelling development shall not exceed four dwelling units for each acre of lot area.
(3) 
Floor area. A minimum of 1,200 square feet of floor area shall be required for each dwelling.
(4) 
Open space and recreation space. Open space and recreation space shall meet the requirements of the Town of Owasco Subdivision Code.[2]
[2]
Editor's Note: See Ch. 126, Subdivision of Land.