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.
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. 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.
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
(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.