[Amended 11-26-1985; 5-14-1991; 6-27-1995; 3-12-1996; 7-27-1999; 9-26-2000; 3-13-2001]
A.
Purpose. The purpose of the B-1 Central Commercial
District is to legitimize, support and preserve the central commercial
district in Glen Cove and help preserve the sense of place associated
with the District. By establishing this District, the City intends
to encourage a wide range of uses that reflects the importance of
downtown as a well-designed, pedestrian-friendly, community-wide business,
government, entertainment center with uses that service the entire
community and surrounding area.
B.
Permitted principal uses. The following uses shall
be permitted, providing that such uses shall be located in fully enclosed
structures:
[Amended 8-24-2010]
(1)
Retail stores and shops.
(2)
Pharmacies.
(3)
Repair shops except for motor vehicle and heavy equipment repair.
(4)
Professional dry-cleaning and laundry dropoff and pickup service.
(5)
Rental of apparel, such as tuxedos and formal wear.
(6)
Florist shops with no outdoor storage.
(7)
Photography and art galleries.
(8)
Photography or art studios.
(9)
Medical, professional and business offices.
(10)
Travel agencies.
(11)
Real estate and real estate brokers offices.
(12)
Financial institutions, and drive-throughs accessory to the
financial institutions.
(13)
Government offices.
(14)
Professional tailors.
(15)
Custom printing shops not involved in the printing of periodicals,
books, catalogs or similar items requiring frequent delivery or shipment
of large quantities of materials, and further provided that such printing
shop shall consume not more than 2,500 square feet.
(16)
Stationery stores.
(17)
Schools for the instruction of personal artistic or physical
skills such as fine arts, performing arts, martial arts, crafts, dance,
and music to patrons in sessions not to exceed two hours each.
(18)
Museums, concert halls and performing arts theaters.
(19)
Fully enclosed personal service shops, such as barber shops, hairdressers,
nail salons, tanning salons and other similar personal services, provided
that such uses shall be located no closer than 150 feet to a similar
establishment and shall have 40 feet or less of ground-story frontage.
[Added 7-26-2022 by L.L. No. 05-2022]
D.
Lot area and building requirements for principal uses.
(1)
Minimum lot area: none.
(2)
Minimum lot width: 20 feet.
(3)
Minimum setback from front property line: 10 feet.
(4)
Minimum rear yard: 10 feet.
(5)
Minimum interior side yards: none, except if side
yards are provided, each side yard shall be six feet. Such side yard
shall be properly landscaped in accordance with a landscape plan to
be approved by the Planning Board as part of site plan approval. Where
such side yard is designated to provide access to the rear of the
property, a three-and-one-half-foot sidewalk shall be provided.
(6)
Minimum corner side yard: 10 feet.
(7)
Maximum height: three stories, and in no event to
exceed 45 feet.
(8)
Maximum coverage: 80%.
F.
Lot and building requirements for accessory uses shall be the same as for principal uses denoted in § 280-65D.
[Amended 8-24-2010]
G.
Special uses permitted at the discretion of the Planning
Board.
(3)
Public utility installations, buildings and structures,
provided that the same are suitably located and planned as to site,
lot area, height, yards and exterior appearance.
(6)
Restaurants, fast-food restaurants or take-out restaurants, provided that there is adequate parking in accordance with Subsection G (Parking and loading) and subject to the following conditions:
[Amended 8-24-2010]
(a)
In the interest of preserving the balance of businesses and ensuring the success of restaurant business starts in downtown Glen Cove, the applicant shall prepare a narrative that demonstrates the following: the market potential for the proposed use, location of stores within the B-1 Business District that offer similar services, peak times of service and similar businesses within 500 feet of the proposed restaurant. This information shall be used to estimate the likelihood of success and potential economic viability for the new restaurants. The Planning Board shall consider this in conjunction with criteria in § 280-20 before a permit may be issued.
(b)
Plan for policing trash/litter pickup around
the site.
(c)
Comment from BID regarding the consistency with
the overall marketing plan for the CBD, where practicable.
(7)
Theaters, subject to the following conditions:
[Amended 8-24-2010]
(a)
Drive-in theaters shall not be permitted.
(8)
Telephone exchange, funeral home, fire station, electric substation,
taxi office.
[Amended 8-24-2010]
(9)
Educational institutions, including colleges, universities, junior
colleges; business, banking, business management, secretarial and
office services schools; computer and data processing schools, art
and drafting schools; barber, beauty and cosmetology schools; commercial
or noncommercial food preparation schools; photography schools; schools
for fashion design, under the following conditions:
[Amended 8-24-2010]
(a)
The curriculum shall be approved by the New York State Department
of Education, if applicable.
(b)
Where housing accommodations for students are provided, they
shall meet the requirements for multifamily and residential mixed-use
buildings as otherwise regulated within the B-1 District.
(c)
No music or noise shall be audible beyond the immediate premises.
(d)
All other provisions of this District shall apply.
(10)
(11)
Dance hall, bowling alley, skating rink, lodge or assembly hall,
radio station studio.
[Added 8-24-2010]
(12)
Billiard parlor, club, discotheque, bar, subject to the following
conditions:
[Added 8-24-2010]
(a)
In order to ensure public safety and provide visual interest,
windows facing the street shall be transparent glass, and clear unimpeded
view into the premises shall be afforded from the street;
(b)
Establishments shall be open to the general public;
(c)
In order to promote a variety of uses within the downtown, and
to preserve the traditional character of the B-1 District as an environment
appropriate to persons of all ages, no such establishment shall be
located closer than 400 feet to a similar establishment;
(13)
Multiple dwellings and residential mixed-use buildings, provided
that the following conditions are satisfied:
[Amended 8-24-2010]
(a)
Minimum parcel size is 40,000 square feet for exclusively residential
structures. Residential mixed-use buildings shall meet the minimum
lot size requirement for the nonresidential uses contained within
the buildings but in no case shall be located on a lot of less than
5,000 square feet. Lot sizes for nonresidential uses are as determined
elsewhere in this Code.
(b)
Each dwelling unit shall have no more than three bedrooms. No
more than 1/3 of the units proposed within a structure shall be one-bedroom
or efficiency units.
(c)
Minimum livable floor area for residential uses shall be as
follows:
(d)
The minimum lot area per residential unit shall be as follows;
provided, further, that all coverage, height and setback requirements
are satisfied:
(e)
In order to preserve the linear continuity of commercial ground
floor spaces within the downtown, no residential units shall be permitted
within a building story affording direct exterior access to grade
and within 80 feet of Bridge Street, School Street or Glen Street
between School Street and Pulaski Street.
(f)
Maximum coverage shall be 65% for exclusively residential structures;
80% for all other structures including mixed-use residential.
(g)
Minimum interior side yards for any exclusively residential
structure shall be 15 feet. Such side yard shall be properly landscaped
in accordance with a landscape plan to be approved by the Planning
Board as part of site plan approval. Where such side yard is designated
to provide access to the rear of the property, a three-and-one-half-foot
sidewalk shall be provided. All other yard and setback requirements
of the District shall apply.
(h)
Required open space. There shall be provided not less than 200
square feet of usable open space for each efficiency unit; 300 square
feet of usable open space for each one-bedroom unit; 350 square feet
of usable open space for each two-bedroom unit; and 400 square feet
of usable open space for each unit containing three or more bedrooms
therein. For any development containing 15 or more units, such usable
open space shall be devoted to improved and landscaped play and sitting
areas for the use of the residents thereof. The design, layout and
equipment of such usable open space areas shall be subject to the
approval of the Planning Board.
(i)
All residential units shall be accessible by an operational
elevator(s) appropriately sized to serve the number of units proposed.
(k)
Adjustment of parking requirements for mixed-use buildings.
One required residential parking space may be eliminated for each
1,500 square feet of retail space proposed, and one required residential
parking space may be eliminated for each 750 square feet of office
space proposed.
(l)
The City of Glen Cove finds that safe and attractive environs
are critical to the ongoing viability of Glen Cove's B-1 Zoning District
and that residential use of the B-1 is only compatible with the commercial
environment if kept in a safe and well-maintained state. To ensure
the ongoing safety of residents and visitors to the downtown and City's
commercial areas and to ensure a well-maintained exterior appearance,
any residential structure or contiguous structures in common ownership
that contain more than six units shall be supervised by a superintendent.
Structures with units whose residents are members of a common condominium
or homeowners association shall be deemed to be in common ownership
for purposes of this provision. Guarantees shall be provided to the
Planning Board that the superintendent will be given adequate authority
and resources to properly maintain the structure and grounds, and
that the superintendent will be authorized to act on behalf of the
owner in fulfilling the requirements of the City of Glen Cove.
(14)
Senior citizen congregate housing, provided that the following
conditions are satisfied:
(a)
Minimum parcel size shall be 40,000 square feet.
(b)
Units shall be limited to efficiency and two-room suites. Food
storage and service areas may be permitted, but no cooking facilities
shall be permitted except for microwaves.
(c)
Units shall be occupied by persons at least 65 years of age,
except that up to 10% of the total number of occupants may be less
than 65 years of age, but not less than 55 years of age.
(d)
In any single development, not more than 20% of the units shall
be occupied by two persons; no unit may be occupied by more than two
persons.
(e)
Construction shall meet handicapped standards of the New York
State Uniform Fire Prevention and Building Codes, i.e., doorways and
corridors shall be designed to accommodate wheelchairs, bathroom grab
bars shall be included, built-in furniture shall be designed to accommodate
handicapped persons, entrances and elevators shall be handicapped
accessible, etc.
[Amended 8-24-2010]
(f)
Structure(s) shall include facilities for common eating.
(g)
Facility shall include community room for meeting and recreation
purposes.
(h)
The development may include other facilities such as offices
for medical, diagnostic or emergency services, counseling and similar
functions, store for sale of convenience goods, medical supplies and
products made by residents.
(i)
No senior citizen congregate housing facility is permitted in
any structure fronting on School Street between Highland Road and
Glen Street or on Glen Street between School Street and Cove Street.
[Amended 8-24-2010]
(j)
Off-street access shall be provided for emergencies and deliveries;
a loading zone shall be designated.
[Added 8-24-2010[6]]
[6]
Editor's Note: This ordinance also repealed former Subsection
G(11)(j), regarding height limitations of structures, former Subsection
G(11)(k), regarding minimum coverage of structures, and former Subsection
G(11)(l), regarding interior side yard regulations.
(k)
Required open space. There shall be provided in each congregate
housing development not less than 100 square feet of usable open space
for each residential unit; the design, layout, landscaping and furnishing
of such usable open space areas shall be subject to the approval of
the Planning Board.
[Added 8-24-2010]
H.
Parking and loading.
(1)
Off-street parking requirements.
Use
|
Required Spaces
| |
---|---|---|
Retail business
|
1 for each 250 square feet of gross floor area
| |
Service business
|
1 for each 200 square feet of customer service
area
| |
Banking office
|
3 for each person employed therein as a teller
| |
Restaurant
|
1 for each 3 seats plus 1 for each 2 persons
employed therein
| |
Professional or business
|
1 for each 200 square feet
| |
office not for a doctor or dentist
|
exclusive of bulk storage and utility areas
or 1 employee, whichever is greater
| |
Office of doctor or dentist
|
1 for each 150 square feet of office space,
or 4 for each doctor or dentist, plus 1 per employee, whichever is
greater
| |
Theater or other place of public assembly
|
1 for each 4 seats
| |
Membership clubs and fraternal lodges
|
1 for each 2 employees, plus 1 for each 300
square feet of floor area or each 5 seats within the dining room or
the principal meeting room, whichever is most appropriate to the customary
use thereof
| |
Bowling alley
|
4 per alley
| |
Hotel or motel
|
1 for each guest room plus 1 for each 2 employees
| |
Colleges, universities, etc.
|
1 space for each staff member plus .75 space
for each student, plus 1 space for each 5 seats in the largest assembly
hall
| |
Multiple residences and townhouses
|
2 for each 1-or-more bedroom unit; 1 for each
efficiency unit
| |
Senior citizen congregate housing
|
1 per two 2 dwelling units
| |
Uses not listed
|
1 per 250 square feet or as determined by the
Planning Board to be needed. See also Note B below.
| |
Fast food or take-out restaurants
|
1 per 2 seats or 1 for each 40 feet of customer
service areas, whichever is greater
|
NOTES:
| ||
---|---|---|
A.
|
All or portions of the off-street parking requirement
may be waived by the Planning Board, provided that:
| |
(1)
|
The proposed use is within 300 feet of a municipally
operated off-street parking facility.
| |
(2)
|
The Planning Board shall, at the time of its approval
of a site development plan, certify on such plan that the municipally
operated off-street parking facility has adequate capacity for storage
of passenger vehicles generated by activities proposed to be conducted
on the subject lot in addition to those generated by any other lots
already serviced by such off-street parking facility. In determining
the existence of such adequate capacity, the Planning Board shall
consider the need for preventing frequent parking on the street by
persons visiting or connected with each use which is proposed to be
served by such off-street municipal parking facility.
| |
B.
|
Where two or more uses are on the same lot, the total
amount of parking spaces to be provided shall be the sum of the requirements,
if any, for each individual use on the lot; the Planning Board may
vary this requirement if the Board finds that the variation in the
probable time of maximum use by employees and/or patrons of such establishments
is such as to permit a variation; however, once one or more of the
uses terminates, the property owner shall be responsible for assuring
adequate parking in conformance with the standards set herein.
| |
C.
|
The Planning Board may also approve the joint use of
a parking lot for uses of contiguous parcels as long as the Board
is satisfied that the total number of spaces is adequate as computed
above.
|
(2)
Off-street loading requirements.
I.
Other provisions and requirements.
(1)
Whenever an off-street parking area of three or more
spaces faces a street, a planting area with a minimum width of three
feet shall be provided between the parking area and the sidewalk.
The planting plan for this strip shall be approved by the Planning
Board as part of the site plan review. Plantings shall be a minimum
of three feet high, planted three feet on center.
(2)
Where a permitted use or special permit use in this
District is proposed to be located adjacent to a residential district,
a side yard shall be provided consistent with the requirement of said
residential district. Likewise, no accessory structure shall be permitted
in a side yard or within 10 feet of a rear property line where a use
is adjacent to a residential district. A planting screen at least
four feet wide, eight feet high, adequate to block the view of the
nonresidential use shall be required.
[Added 8-24-2010]
A.
The purpose of the CBD Overlay District is to provide a core concentration
of commercial uses that will serve to provide a critical mass of cross-patronizing
pedestrian-oriented businesses as a pedestrian-scale destination in
the heart of the City. The City Master Plan sets forth a number of
recommendations for Glen Cove's downtown, including maintaining the
downtown's scale and character; enriching the mixed-use character
of the downtown; creating an arts and entertainment district; enhancing
walkability and amenities; supporting the business community's revitalization
efforts; addressing perceived and actual parking problems; and improving
connections to the rest of Glen Cove. The CBD Overlay District outlines
the core area that is traditionally considered to comprise Glen Cove's
downtown. It is the purpose of this district to continue and enhance
the traditionally built environment of the downtown that is and should
continue to be dominated by pedestrian-friendly streets and building
scales. Further, it is the purpose of this district to promote businesses
that will promote cross-patronization through providing a wide variety
of retail, restaurant, arts, and entertainment and by maintaining
a regular rhythm of storefronts along School, Bridge and Glen Streets
that will encourage visitors to the downtown to explore the district
and all its potential offerings. The area to be included in the CBD
Overlay Commercial District is reflected on the CBD Overlay Map, prepared
by the Turner Miller Group, dated August 23, 2010, on file in the
office of the Glen Cove City Clerk.
B.
Relation to underlying zoning. The requirements of the CBD Overlay
Commercial District are intended to supplement the requirements of
the underlying zoning. Where competing standards exist in the CBD
and underlying districts, the CBD standards shall govern.
C.
Special conditions applicable to permitted principal uses of the
underlying zoning:
(2)
To retain the most important ground floor spaces for uses which
generate high pedestrian traffic and thereby ensure the greatest opportunity
for the success of the Central Business District as a whole, medical,
professional and business offices shall not be permitted in ground
floor spaces. They shall require a special use permit. The continuance
of an office in existence on the effective date of this section and
located within the CBD Overlay District or the relocation of an office
in existence on the effective date of this section to another ground
floor space within the CBD Overlay District shall be a permitted use.
(3)
To ensure a variety of uses appealing to a wide range of patrons,
the following uses shall be located no closer than 150 feet to a similar
establishment and shall have 40 feet or less of ground story frontage,
which is consistent with the current scale of the Central Business
District:
(4)
To ensure continuous visual interest throughout the Central
Business District, and to encourage pedestrian traffic throughout
the district, schools for the instruction of personal artistic or
physical skills such as fine arts, performing arts, martial arts,
crafts, dance, and music shall provide internal reception or instructional
areas visible from the street.
D.
In addition to uses prohibited by the underlying zoning, the following
uses are also specifically prohibited within the CBD Overlay District:
E.
Special conditions applicable to accessory uses permitted by the
underlying zoning:
F.
Additional criteria applicable to special use permits allowed by
the underlying zoning:
(1)
In order to ensure that those uses that generate significant
vehicular traffic do not interfere with pedestrian traffic, and to
ensure a variety of uses appealing to a wide range of patrons, the
following uses shall be designed in a manner that locates structures,
access points, parking and curb cuts in a manner that does not conflict
with pedestrian traffic or the continuous linear procession of commercial
ground floor spaces within the downtown:
(a)
Hotels, including accessory conference facilities.
(b)
Theaters.
(c)
Institutions for higher learning, including colleges, universities,
junior colleges; business, banking, business management, secretarial
and office services schools; computer and data processing schools,
art and drafting schools; barber, beauty and cosmetology schools;
commercial or noncommercial food preparation schools; photography
schools; schools for fashion design.
(2)
To ensure a variety of uses appealing to a wide range of patrons,
the following uses shall be located no closer than 150 feet to a similar
establishment and shall have 40 feet or less of ground-story frontage,
which is consistent with the current scale of the Central Business
District:
[Amended 7-26-2022 by L.L. No. 05-2022]
(a)
Dance hall, bowling alley, skating rink, billiard parlor, radio
station studio, lodge or assembly hall, club, discotheque, or bar.
G.
Additional special use permits permitted in the CBD Overlay District:
(1)
Core-density residential mixed-use development. In order to
introduce a population of resident patrons and to increase the vibrancy
of the Central Business District during a greater time period throughout
the day, the Planning Board may allow mixed-use residential developments
at residential densities of up to 50 units per acre (725 square feet
per residential unit) where the following provisions are met:
(a)
Residential mixed-use developments are special use permits in
the underlying zoning district and the proposed development satisfies
all criteria of the residential mixed-use development special permit
with the exception of density and open space requirements;
(b)
At least 175 square feet of commercial floor area is proposed
for each unit proposed;
(c)
At least one off-street parking space per three residential
units is provided within a parking structure integrated with the principal
structure not substantially visible from any public right-of-way;
(d)
At least 50 square feet of usable contiguous open space per
unit is provided. Such open space may be available to the general
public and may be dedicated to the City of Glen Cove subsequent to
site plan approval and shall thereafter continue to satisfy this requirement.
(e)
In addition to the open space requirement, at least 30 square
feet per unit of improved parkland available to the general public
is provided. This improved parkland may be located off-site but must
be located within 750 feet of the proposed site. In lieu of providing
this improved parkland, money in lieu of parkland may be provided
consistent with the established recreational fee of the City of Glen
Cove, which money must be used for the acquisition and/or improvement
of land located within 750 feet of the proposed site for parkland
purposes available to the general public.
(f)
The total site comprises at least 2 1/2 acres (100,000
square feet).
(g)
The Planning Board shall request a recommendation from the City
Council as to the appropriateness of the proposed density in the CBD
district, given the recommendations of the proposed Master Plan, and
other relevant City land use policies. The City Council shall provide
its recommendation within 60 days of receipt of a complete application,
indicating whether the proposed density is anticipated to result in
significant positive benefits to the downtown business district by
nature of the proposal's location; proposed mix of commercial and
residential floor area; architectural appearance; introduction of
patron populations to the downtown due to the design of the units
and structures or other relevant features intended to attract young
adults, empty nesters or other groups with generally significant amounts
of disposable income supportive of local economic activity; proposed
public improvements both on-site and off-site, if any; and any other
relevant and appropriate considerations the City Council wishes to
include. Such time period for recommendation may be extended by mutual
consent of the applicant and the City Council. The Planning Board
shall consider the recommendations of the City Council in determining
whether or not to authorize the special permit, the density to be
permitted and any site features or elements to require as part of
the proposal.
(2)
Uses permitted by the underlying zoning with floor areas exceeding
20,000 square feet per establishment.
(a)
The frontage of the establishment along Glen Street, School
Street or Bridge Street shall not exceed forty feet.
(b)
No curb cut providing vehicular access for the site shall be
permitted along Glen Street, School Street or Bridge Street.
(c)
The full off-street parking requirement shall be provided on
site in a structure not visible from Glen Street, Bridge Street or
School Street. The Planning Board shall not waive any portion of the
parking requirement but may accept a fee in lieu of parking. In the
interest in promoting the viability of the downtown as a whole and
encouraging cross-patronizing of multiple downtown businesses, all
off-street parking facilities provided shall be available to the public,
and no limitations shall be posted or enforced on the use of off-street
parking for persons frequenting other uses within the downtown.
(3)
Medical, professional and business offices located within ground
floor spaces, provided that the following conditions are satisfied:
(a)
Evidence shall be provided that at the time of application at
least two vacant ground-floor spaces in separate ownership exist within
the CBD Overlay District, each having at least 75% of the gross floor
area of the proposed office space.
(b)
A letter from the Business Improvement District (BID) shall
be provided stating that market conditions support the use of valuable
prime downtown frontage for office use.
H.
Lot area and building requirements for principal uses. The following
requirements replace the requirements of the underlying zoning:
(1)
Maximum setback from front property line (replaces minimum setback
requirement): 10 feet, unless a greater setback is required in order
to provide a plaza fully accessible to the public.
(2)
Maximum height:
(a)
Three stories and 45 feet,
(b)
Upon application therefor, and after public hearing, the Planning
Board may allow four stories and 55 feet subject to the following:
[1]
The proposed structure is located immediately adjacent
to structures that are at least three stories and 40 feet in height.
[2]
One of the following applies:
[a]
The proposed structure is located within 100 feet
of an intersection along Glen Street.
[b]
Because of the topography of the site, the facades
facing Glen Street or School Street would be no higher than three
stories and 45 feet, but other facades would be up to four stories
and 55 feet.
[c]
The proposed structure is eligible for a gold certification
from the US Green Buildings Council under their Leadership in Energy
and Environmental Design (LEED) Green Buildings rating system as determined
by the Director of the Building Department.
(c)
Upon application therefor, and after a public hearing, the Planning
Board may permit up to five stories and 65 feet in height where a
structure is set back from the public right-of-way to provide a substantial
public plaza or open space of at least 10,000 contiguous square feet
and increases the linear footage of ground-floor retail visible from
School Street, Bridge Street or Glen Street. In such a case, structures
shall not exceed four stories and 55 feet within 100 feet of School
Street, Bridge Street or Glen Street and five stories and 65 feet
thereafter. The design of the public plaza shall be subject to Planning
Board approval and may include amenities accessible to the general
public such as benches, landscaped sitting areas, public exhibition
areas and water features. The public plaza shall be made available
to continuous public use by dedication, covenant, easement, or deed
restriction in favor of the City of Glen Cove.
I.
Parking. Given the prevalence of municipally owned structured parking,
and the economies of shared parking in existence within the CBD, the
following parking requirements replace the parking requirements of
the underlying zoning. Loading requirements of the underlying zoning
continue to apply.
(1)
Off-street parking requirements.
Use
|
Required Spaces
| |
---|---|---|
Retail business
|
1 space per 500 square feet of sales area
| |
Service business
|
1 for each 350 square feet of customer service area
| |
Banking office
|
2 spaces per teller
| |
Restaurant except fast food or take out
|
1 for each 4 seats
| |
Professional or business office
|
1 per 250 square feet of floor area not including storage space
| |
Medical office
|
1 for each 150 square feet of office space, or 4 for each doctor
or dentist, plus 1 per employee, whichever is greater
| |
Theater or other place of public assembly
|
1 per 4 permanent seats for public assembly or 1 per 1,000 gross
square feet of display area
| |
Membership clubs and fraternal lodges
|
1 for each 2 employees, plus 1 for each 300 square feet of floor
area or each 5 seats within the dining room or the principal meeting
room, whichever is most appropriate to the customary use thereof
| |
Bowling alley
|
4 per alley
| |
Hotel or motel
|
1 for each guest room plus 1 for each 2 employees
| |
Colleges, universities, etc.
|
1 space for each staff member plus .75 space for each student,
plus 1 space for each 5 seats in the largest assembly hall
| |
Senior citizen congregate housing
|
1 per 2 dwelling units
| |
Uses not listed
|
1 per 250 square feet or as determined by the Planning Board
to be needed, based upon the recommendations of a parking study prepared
by a licensed engineer.
| |
Fast food or take-out restaurants
|
1 per 2 seats or 1 for each 40 feet of customer service areas,
whichever is greater
|
(2)
Waiver of parking requirements or payment in lieu.
(a)
The Planning Board may waive up to 50% of the required parking
for a particular use where it finds that the parking is not required
given the unique circumstances of the proposed use, including circumstances
of timing of peak demand, availability of municipal parking in the
vicinity, or special nature of the proposed use that reduces parking
demand below typical requirements. Where appropriate, the Board may
require the submission of studies sufficiently demonstrating that
the required amount of parking is unnecessary or may be undesirable.
In determining whether to waive parking requirements, the Planning
Board shall consider the following criteria:
[1]
The granting of the waiver will not cause undue
traffic or on-street parking congestion in the immediate area of the
premises.
[2]
That adequate off-street parking and loading spaces
are provided on premises or in municipally owned parking lots or facilities
within 500 feet of the premises.
[3]
That granting a waiver will not cause detrimental
impacts to other uses in the vicinity of the premises.
[4]
That the parking facilities provided or available
in the vicinity of the premises are sufficient to handle expected
parking demand for the proposed use, and a waiver will not create
a neighborhood nuisance or hazard.
[5]
That adequate measures will be implemented to mitigate
the potential impacts of the waiver, including, but not limited to,
designating employee and patron parking, providing valet service,
providing shuttle service, providing for tandem parking and/or designating
compact car spaces.
[6]
That the proposed waiver will not create conditions
that will be hazardous, conflicting or incongruous to the immediate
neighborhood by reason of excessive traffic, assembly of persons or
vehicles and proximity to travel routes or pedestrian traffic.
(b)
The Planning Board at its discretion may permit payment of a
fee in lieu of providing the required number of spaces if the proposed
use is within 500 feet of a municipally operated parking facility.
The City Council of the City of Glen Cove upon recommendation from
the Planning Board shall accept all or a portion of this fee. The
Planning Board shall, at the time of its approval of a site development
plan, certify on such plan that the municipally operated off-street
parking facility has adequate capacity to accommodate the required
number of spaces. The amount of the fee in lieu required per space
shall be established on an annual basis by the City Council based
on the projected construction cost for municipal provision of the
additional parking spaces, an appropriate percentage of the long-term
maintenance of parking facilities, operating costs where the spaces
are not revenue producing, and any loss in taxes resulting from municipal
provision of such spaces.
J.
CBD design guidelines.
(1)
Purpose and intent.
(a)
While the City's Zoning Code determines what uses are appropriate
as well as the location and density of both residential and nonresidential
development, the manner in which these uses are designed and developed
can be even more important and will have a lasting effect on the City's
appearance, function and the quality of life of its residents. The
downtown area of Glen Cove reflects a heritage that is common to many
Long Island communities and was mainly built before the 1950's automobile-dependent
strip mall. The traditional pedestrian-scale atmosphere along with
buildings which ideally can stand alone as individual jewels or together
as cohesively designed and integrated row-buildings are demonstrative
of this heritage. The preservation of the character and history of
a city is crucial to its continued vitality.
(b)
Design guidelines[2] provide a basis for planning, design and evaluation of
development proposals in the B-1 Zoning District. They are intended
to assist residents, developers, design professionals, and the Planning,
Zoning and Architectural Review Boards with the review and approval
of projects. The guidelines clarify what is expected and acceptable,
thereby simplifying and speeding up the site plan approval process
for both applicants and Boards.
[2]
Editor's Note: The design guidelines are located at the end
of this chapter.
(2)
Prior to or concurrent with approval of any site plan or special
permit for construction, expansion or exterior alteration of a structure
within the CBD Overlay District, the Planning Board shall make a determination
that the proposed site plan or special permit is generally consistent
with the existing character of the CBD and any design guidelines adopted
by the City Council. The Planning Board shall require the applicant
to submit such plans, elevations, and other details as are necessary
to judge the exterior appearance of the site. Only areas visible from
public streets and areas generally accessible to the public shall
be required to meet these design standards.
(3)
The Planning Board is authorized to waive any lot area or building
requirement of the CBD Overlay or underlying zoning district where
doing so will increase a proposal's compliance with the standards
contained within design guidelines adopted by the City Council.
(4)
If a duly authorized Architectural Review Board (ARB) exists
within the City of Glen Cove, the Planning Board shall refer the site
plan or special permit application to the ARB as soon as the application
is sufficient to judge the exterior appearance of the proposed site.
The Architectural Review Board shall review applications for consistency
with the existing character of the CBD and any design guidelines adopted
by the City Council and furnish its report to the Planning Board,
which shall consider the report of the ARB in making its determination
of consistency and any waiver of bulk requirements.
(5)
Where specific standards exist within other chapters of the
Glen Cove Code, such specific standards shall take precedence over
design guidelines.
[Amended 11-26-1985; 6-25-1995; 6-27-1995; 3-12-1996; 9-26-2000; 3-13-2001]
A.
The purpose of the B-2 Peripheral Commercial District
is to supplement and support other commercial uses in the central
business area by permitting commercial uses that provide needed services
to businesses and people that may not be appropriate in the central
business district. These provide opportunity for non-retail service
businesses that typically require larger parcels and tend to be auto-oriented,
as opposed to retail and service businesses that are pedestrian oriented
and generally require smaller parcels. The purpose is to permit commercial
use in well-designed settings to enhance the appearance of the main
travel corridors along the main entrances into the Glen Cove central
business district.
B.
Permitted principal uses: The following uses shall
be permitted, providing that such uses shall be located in fully enclosed
stores:
[Amended 7-26-2022 by L.L. No. 05-2022]
(1)
Apparel and shoe stores.
(2)
Sporting good stores.
(3)
Pharmacies.
(4)
Music, book and stationary stores.
(5)
Camera sales and repair.
(6)
Professional dry-cleaning and laundry drop-off and
pick-up service.
(7)
Formal wear and costume rental.
(8)
Hardware stores and small household appliance sales
and service.
(9)
Computer sales and service.
(10)
Jewelry stores, jewelry repair and watch repair.
(11)
Antique stores.
(12)
Arts and craft supply stores.
(13)
Art galleries.
(14)
Photography studios.
(15)
Graphic art or commercial art studios.
(16)
Shoe repair.
(17)
Hair salons, barbershops, tanning salons and
nail salons.
(18)
Professional and business offices.
(19)
Real estate and brokers offices.
(20)
Travel agencies.
(21)
Financial institutions, excluding drive-through.
(22)
Government offices.
(23)
Professional tailors.
(24)
Custom printing shops not involved in the printing
of periodicals, books, catalogs or similar items requiring frequent
delivery or shipment of large quantities of materials, and further
provided that such printing shop shall consume not more than 2,500
square feet.
(25)
Parking lots as a principal or accessory use
of the lot.
(26)
Auto parts and supply, provided that there is
no outside storage or repair or service provided.
(27)
Funeral homes.
C.
Lot area and building requirements for principal uses.
(1)
Minimum lot area: none.
(2)
Minimum frontage: 50 feet.
(3)
Minimum setback from property line: 10 feet.
(4)
Minimum rear yard: 10 feet.
(5)
Minimum interior side yards: none, except if side
yards are provided, each side yard shall be eight feet. Such side
yard shall be properly landscaped in accordance with a landscape plan
to be approved by the Planning Board as part of site plan approval;
where such side yard is designated to provide access to the rear of
the property, three-and-one-half-foot sidewalk shall be provided.
(6)
Minimum corner side yard: 10 feet.
(7)
Maximum height: three stories, and in no event to
exceed 45 feet.
(8)
Maximum coverage: 80%.
D.
Accessory uses: same as for B-1 District.
E.
Lot and building requirements for accessory uses.
(1)
Minimum distance to front property line: 50 feet.
(2)
Minimum distance to rear property line: 10 feet.
(3)
Minimum distance to side property line: same as for
principal uses.
(4)
Minimum distance to principal building: none, except
if accessory use does not adjoin building it must be at least six
feet away.
(5)
Maximum height: one story, and in no event to exceed
16 feet.
(6)
Maximum coverage: 10%.
F.
Special uses permitted at the discretion of the Planning
Board.
(2)
Motor vehicle, farm or contractor's machinery sales.
(4)
Public or private garages.
(5)
Commercial car wash.
(6)
Experimental laboratories, printing plant and publishing,
shop for assembling articles for retail sales on the premises and
elsewhere, provided that no machinery or process is used which emits
dust, smoke, vibration, fumes, noise or causes any nuisance.
(7)
Wholesale business and/or warehouse, except fuel.
(8)
Veterinary hospitals, boarding and care of small animals,
pet shops subject to the following criteria:
(a)
On-site care shall be limited to household pets
such as dogs, cats, birds, reptiles, rabbits, gerbils, hamsters and
other similar small animals. Domesticated farm animals such as horses,
goats, chickens, cattle, and pigs, and wild animals, such as squirrels,
chipmunks, deer, and other animals, shall not be permitted to be cared
for on-site.
(b)
All services shall be conducted in a completely
enclosed building.
(c)
Noise from animals shall not create a nuisance,
and the applicant shall demonstrate how noise from animals shall be
controlled.
(d)
No on-site cremation of animals shall be permitted.
All dead animals, animal waste, blood and tissue shall be considered
hazardous material and shall be disposed of off-site by an appropriately
licensed contract hauler. Collected hazardous materials shall be contained
in a secure area on premises, and the business owner shall be responsible
for such hazardous material until picked up by such licensed contract
hauler. The owner/operator shall provide proof of such service, and
such proof shall be on placed on file with the Zoning Inspector before
a certificate of occupancy can be issued.
(e)
Any violation of such conditions shall be cause
to revoke the special permit at the Planning Board's discretion following
a public hearing, and the applicant shall be required to reapply for
the special permit or abandon the use on that property.
(9)
Lumber and building material, sales or storage as
long as any open storage (outside of building or shed) is screened
from view by an eight-foot-high fence or evergreen screening, the
design and location of which shall be approved by the Planning Board.
(10)
Motor vehicle service stations, provided that
the Board finds that the area lacks such facilities or is inadequately
served by existing facilities, that proposed station is in the public
interest, will not create undue fire or traffic hazards, impair character
of neighborhood or adversely affect property values, and that the
layout and design of station is reasonably in keeping with character
of neighboring structures; thus tending to promote the stability of
the area and taxes therefrom. Such motor vehicle service station shall
not be within 200 feet of the entrance of any church, hospital, public
library, public or duly licensed private school, nor shall any part
of the building or equipment be within 25 feet of the boundary line
of any residence district nor within 20 feet of any street or building
line, and no pump shall be within 50 feet of said lines. In all cases
where motor vehicle service stations are permitted they shall be adequately
screened with a planting strip five feet wide along all property lines
except where there are curb cuts. Such planting shall be a minimum
of three feet high, planted three feet on center.
(12)
Dance hall, bowling alley, skating rink, billiard
parlor, radio station studio, lodge or assembly hall, club, discotheque,
bar, liquor store, hotel.
(13)
Drive-through facilities as an accessory use
to a primary use.
(14)
Those uses not listed but deemed similar in nature by the Planning Board in accordance with guidelines established in § 280-43G.
(15)
Residential units in second-story apartments subject to the following
criteria:
[Added 8-24-2010]
(a)
The lot must have frontage on Cedar Swamp Road.
(b)
The ground-floor use must conform with the parking requirements for
the B-2 District.
(c)
No more than two bedrooms are permitted for each residential unit.
(d)
Each residential unit must provide at least 650 square feet of livable
floor area.
(e)
Each residential unit shall provide the following off-street parking:
(f)
Required open space. There shall be provided not less than 200 square
feet of usable open space for each unit. Such usable open space shall
be devoted to improved and landscaped play and sitting areas for the
use of the residents thereof. The design, layout and equipment of
such usable open space areas shall be subject to the approval of the
Planning Board.
(g)
The height of the building shall be no taller than two stories and
35 feet.
(16)
Convenience stores.
[Added 7-26-2022 by L.L. No. 05-2022]
(17)
Gourmet food stores.
[Added 7-26-2022 by L.L. No. 05-2022]
(18)
Retail shops that sell drug paraphernalia and/or vape products,
provided they are:
[Added 7-25-2023 by L.L.
No. 4-2023]
(19)
Cannabinoid hemp shops provided they are:
[Added 7-25-2023 by L.L.
No. 4-2023]
(a)
Licensed by the State of New York Cannabis Control Board as
required by Cannabis Law § 125;
(b)
Not located within 1,000 feet of any school;
(c)
Not located within 500 feet of any day-care center, public park,
public playground or religious house of worship; and
(d)
Not located within 500 feet of another cannabinoid hemp shop
or retail shop that sells drug paraphernalia and/or vape products.
G.
Parking and loading.
(1)
Off-street parking requirements.
[Amended 8-24-2010]
Use
|
Required Spaces
| |
---|---|---|
Retail business
|
1 for each 250 square feet of gross floor area
| |
Service business
|
1 for each 200 square feet of customer service
area
| |
Banking office
|
3 for each person employed therein as a teller
| |
Restaurant
|
1 for each 3 seats plus 1 for each 2 persons
employed therein
| |
Professional or business
|
1 for each 200 square feet
| |
office not for a doctor or dentist
|
exclusive of bulk storage and utility areas
or 1 per employee, whichever is greater
| |
Office of doctor or dentist
|
1 for each 150 square feet of office space,
or 4 for each doctor or dentist, plus 1 per employee, whichever is
greater
| |
Funeral home
|
1 for each 60 square feet of floor area available
for public use
| |
Theater or other place of public assembly
|
1 for each 4 seats
| |
Membership clubs and fraternal lodges
|
1 for each 2 employees, plus 1 for each 300
square feet of floor area or each 5 seats within the dining room or
the principal meeting room, whichever is most appropriate to the customary
use thereof
| |
Bowling alley
|
4 per alley
| |
Wholesale business or warehouse
|
1 for each 2 employees
| |
Experimental laboratories
|
1 for each employee on the largest work shift
| |
Hotel or motel
|
1 for each guest room plus 1 for each 2 employees
| |
Uses not listed
|
1 per 250 square feet or as determined by the
Planning Board to be needed. See also Note B below.
|
NOTES:
| ||
---|---|---|
A.
|
All or portions of the off-street parking requirement
may be waived by the Planning Board, provided that:
| |
(1)
|
The proposed use is within 300 feet of a municipally
operated off-street parking facility.
| |
(2)
|
The Planning Board shall, at the time of its approval
of a site development plan, certify on such plan that the municipally
operated off-street parking facility has adequate capacity for storage
of passenger vehicles generated by activities proposed to be conducted
on the subject lot in addition to those generated by any other lots
already serviced by such off-street parking facility. In determining
the existence of such adequate capacity, the Planning Board shall
consider the need for preventing frequent parking on the street by
persons visiting or connected with each use which are proposed to
be served by such off-street municipal parking facility.
| |
B.
|
Where two or more uses are on the same lot, the total
amount of parking spaces to be provided shall be the sum of the requirements,
if any, for each individual use on the lot; the Planning Board may
vary this requirement if the Board finds that the variation in the
probable time of maximum use by employees and/or patrons of such establishments
is such as to permit a variation; however, once one or more of the
uses terminates, the property owner shall be responsible for assuring
adequate parking in conformance with the standards set herein.
| |
C.
|
The Planning Board may also approve the joint use of
a parking lot for uses of contiguous parcels as long as the Board
is satisfied that the total number of spaces is adequate as computed
above.
|
(2)
Off-street loading requirements.
H.
Other provisions and requirements.
(1)
Whenever an off-street parking area of three or more
spaces faces a street, a planting area with a minimum width of three
feet shall be provided between the parking area and the sidewalk.
The planting plan for this strip shall be approved by the Planning
Board as part of the site plan review. Plantings shall be a minimum
of three feet high, planted three feet on center.
(2)
On any lot in this district, which at the adoption
of this chapter is improved with a structure containing living quarters,
the following shall apply:
(a)
No building permit shall be issued for the construction
of a new building containing a permitted use or the construction of
an addition to an existing building containing a permitted use in
this District, unless any residential occupancy of an existing building
on the lot ceases on or before April 8, 1983. Thereafter, no building
permit will be issued where a residential use exists.
(3)
Where a permitted use or special permit use in this
District is proposed to be located adjacent to a residential district,
a side yard shall be provided consistent with the requirement of said
residential district. Likewise, no accessory structure shall be permitted
in a side yard or within 10 feet of a rear property line where a use
is adjacent to a residential district. A planting screen at least
four feet wide, eight feet high, adequate to block the view of the
nonresidential use shall be required.
[Amended 6-27-1989; 6-25-1995; 6-27-1995; 7-23-1996; 7-27-1999; 9-26-2000; 3-13-2001]
A.
The purpose of the B-3 Shopping Center District is
to encourage retail centers to exist in Glen Cove in limited areas
along major corridors where auto traffic needs can be planned for
and satisfied. Also, this District provides for senior citizen housing
which can exist near commercial areas, provided that attention is
paid to harmonious transitions between the two uses, which will create
a beneficial relationship.
B.
Permitted principal uses. The following uses shall
be permitted, providing that such uses shall be located in fully enclosed
stores:
(1)
Apparel and shoe stores.
(2)
Sporting good stores.
(3)
Pharmacies.
(4)
Florist shops or garden shops with no outdoor storage.
(5)
Music, book and stationary stores.
(6)
Furniture and large home appliance stores.
(7)
Office supply stores.
(8)
Camera sales and repair.
(9)
Professional dry-cleaning and laundry drop-off and
pick-up service.
(10)
Formal wear and costume rental.
(11)
Hardware stores and small household appliance
sales and service.
(12)
Computer sales and service.
(13)
Jewelry stores, jewelry repair and watch repair.
(14)
Antique stores.
(15)
Arts and craft supply stores.
(16)
Discount stores.
(17)
Pet supply stores.
(18)
Hair salons, barbershops, tanning salons and
nail salons.
(19)
Art galleries.
(20)
Photography studios.
(21)
Graphic studios.
(22)
Shoe repair.
(23)
Professional and business offices.
(24)
Real estate and brokers offices.
(25)
Financial institutions, excluding drive-through.
(26)
Government offices.
(27)
Professional tailors.
(28)
Custom printing shops not involved in the printing
of periodicals, books, catalogs or similar items requiring frequent
delivery or shipment of large quantities of materials, and further
provided that such printing shop shall consume not more than 2,500
square feet.
C.
Prohibited. The following uses are specifically prohibited:
(1)
Motor vehicle repair shop, public garage, motor vehicle
sales, motor vehicle gasoline stations, motor vehicle service stations,
motor vehicle body shops.
(2)
Live poultry market.
(3)
Bowling alley, roller- or ice-skating rink, sports
arena, billiard parlor or other amusement or entertainment enterprise.
(4)
Diners, refreshment stands and sandwich stands.
(5)
Assembly, manufacture or fabrication of articles.
(6)
Storage warehouse.
D.
Lot area and building requirements for principal uses.
(1)
Minimum lot area: 20,000 square feet.
(2)
Minimum lot width: 200 feet.
(3)
Minimum frontage: 200 feet.
(4)
Minimum setback from front property line: 25 feet.
(5)
Minimum rear yard: 30 feet.
(6)
Minimum interior side yards: 10 feet.
(7)
Minimum comer side yard: 10 feet.
(8)
Maximum height: two stories or 35 feet.
(9)
Maximum coverage: 30%.
E.
Accessory uses: same as the B-1 District.
F.
Lot and building requirements for accessory uses.
G.
Special uses permitted at the discretion of the Planning
Board.
(1)
Public utility installations, buildings and structures,
provided that the same are suitably located and planned as to site,
lot area, height, yards and exterior appearance.
(2)
Restaurants, other than of the drive-in type.
(3)
Animal hospital or veterinary office, subject to the
following conditions:
(a)
On-site care shall be limited to household pets
such as dogs, cats, birds, reptiles, rabbits, gerbils, hamsters and
other similar small animals. Domesticated farm animals such as horses,
goats, chickens, cattle, and pigs; and wild animals, such as squirrels,
chipmunks, deer, and other animals, shall not be permitted to be cared
for on site.
(b)
Overnight boarding of animals shall be permitted
only if necessary for the observation of the animal during medical
care.
(c)
All services shall be conducted in a completely
enclosed building.
(d)
Noise from animals shall not create a nuisance,
and the applicant shall demonstrate how noise from animals shall be
controlled.
(e)
No on-site cremation of animals shall be permitted.
All dead animals, animal waste, blood and tissue shall be considered
hazardous material and shall be disposed of off-site by an appropriately
licensed contract hauler. Collected hazardous materials shall be contained
in a secure area on premises, and the business owner shall be responsible
for such hazardous material until picked up by such licensed contract
hauler. The owner operator shall provide proof of such service, and
such proof shall be on placed on file with the Zoning Inspector before
a certificate of occupancy can be issued.
(f)
Any violation of such conditions shall be cause
to revoke the special permit at the Planning Board's discretion following
a public hearing, and the applicant shall be required to reapply for
the special permit or abandon the use on that property.
(4)
Senior citizens congregate housing, provided that
the following conditions are satisfied:
(a)
Minimum parcel size shall be 40,000 square feet.
(b)
Units shall be limited to efficiency and two-room
suites. Food storage and service areas may be permitted, but no cooking
facilities shall be permitted except for microwaves.
(c)
Units shall be occupied by persons at least
65 years of age, except that up to 10% of the total number of occupants
may be less than 65 years of age, but not less than 55 years of age.
(d)
In any single development, not more than 20%
of the units shall be occupied by two persons; no unit may be occupied
by more than two persons.
(e)
Construction shall meet handicapped standards,
i.e., doorways and corridors shall be designed to accommodate wheelchairs,
bathroom grab bars shall be included, built-in furniture shall be
designed to accommodate handicapped persons, entrances and elevators
shall be handicapped accessible, etc.
(f)
Structure(s) shall include facilities for common
eating.
(g)
Facility shall include community room for meeting
and recreation purposes.
(h)
The development may include other facilities
such as offices for medical, diagnostic or emergency services, counseling
and similar functions, store for sale of convenience goods, medical
supplies and products made by residents.
(i)
No structure containing residential units shall
exceed 45 feet in height, including parking structures.
(j)
Maximum coverage of all structures shall be
65%.
(k)
Minimum interior side yards for any senior citizen
congregate housing structure shall be 15 feet. Such side yard shall
be properly landscaped in accordance with a landscape plan to be approved
by the Planning Board as part of site plan approval. Where such side
yard is designated to provide access to the rear of the property a
three-and-one-half-foot sidewalk shall be provided.
(l)
Off-street access shall be provided for emergencies
and deliveries; a loading zone shall be designated.
(m)
Required open space. There shall be provided
in each congregate housing development not less than 100 square feet
of usable open space for each residential unit; the design, layout,
landscaping and furnishing of such usable open space areas shall be
subject to the approval of the Planning Board.
(n)
In the event of a conflict between the provisions
of this subsection and those another ordinance, the provisions of
this chapter shall control.
(5)
Convenience stores.
[Amended 7-26-2022 by L.L. No. 05-2022]
(6)
Gourmet
food stores.
[Added 7-26-2022 by L.L. No. 05-2022]
(7)
Grocery
stores.
[Added 7-26-2022 by L.L. No. 05-2022]
H.
Parking and loading.
(1)
Off-street parking requirements.
[Amended 8-24-2010]
Use
|
Required Spaces
| |
---|---|---|
Retail business
|
1 for each 250 square feet of gross
floor area
| |
Service business
|
1 for each 200 square feet of customer service
area
| |
Banking office
|
3 for each person employed therein as a teller
| |
Restaurant
|
1 for each 3 seats, plus 1 for each 2 persons
employed therein
| |
Professional or business office not for a doctor
or dentist
|
1 for each 200 square feet exclusive of bulk
storage and utility areas or 1 per employee, whichever is greater
| |
Office of doctor or dentist
|
1 for each 150 square feet of office space,
or 4 for each doctor or dentist, plus 1 per employee, whichever is
greater.
| |
Funeral home
|
1 for each 60 square feet of floor area available
for public use
| |
Places of public assembly
|
1 for each 4 seats
| |
Uses not listed
|
1 per 250 square feet or as determined by the
Planning Board to be needed. See also Note B below.
| |
Fast food or take-out restaurants
|
1 parking space per 2 seats or 1 space for each
40 feet of customer service areas, whichever is greater
|
NOTES:
| ||
---|---|---|
A.
|
All or portions of the off-street parking requirement
may be waived by the Planning Board, provided that:
| |
(1)
|
The proposed use is within 300 feet of a municipally
operated off-street parking facility.
| |
(2)
|
The Planning Board shall, at the time of its approval
of a site development plan, certify on such plan that the municipally
operated off-street parking facility has adequate capacity for storage
of passenger vehicles generated by activities proposed to be conducted
on the subject lot in addition to those generated by any other lots
already serviced by such off-street parking facility. In determining
the existence of such adequate capacity, the Planning Board shall
consider the need for preventing frequent parking on the street by
persons visiting or connected with each use which is proposed to be
served by such off-street municipal parking facility.
| |
B.
|
Where two or more uses are on the same lot, the total
amount of parking spaces to be provided shall be the sum of the requirements,
if any, for each individual use on the lot; the Planning Board may
vary this requirement if the Board finds that the variation in the
probable time of maximum use by employees and/or patrons of such establishments
is such as to permit a variation; however, once one or more of the
uses terminates, the property owner shall be responsible for assuring
adequate parking in conformance with the standards set herein.
| |
C.
|
The Planning Board may also approve the joint use of
a parking lot for uses on contiguous parcels as long as the Board
is satisfied that the total number of spaces is adequate as computed
above.
|
(2)
Off-street loading requirements.
I.
Other provisions and requirements.
(1)
Whenever an off-street parking area of three or more
spaces faces a street, a planting area with a minimum width of three
feet shall be provided between the parking area and the sidewalk.
The planting plan for this strip shall be approved by the Planning
Board as part of the site plan review. Plantings shall be a minimum
of three feet high, planted three feet on center.
(2)
On any lot in this district, which at the adoption
of this chapter is improved with a structure containing living quarters,
the following shall apply:
(a)
No building permit shall be issued for the construction
of a new building containing a permitted use or the construction of
an addition to an existing building containing a permitted use in
this district, unless any residential occupancy of an existing building
on the lot ceases on or before April 8, 1983. Thereafter, no building
permit will be issued where a residential use exists.
(3)
Where a permitted use or special permit use in this
district is proposed to be located adjacent to a residential district,
a side yard shall be provided consistent with the requirement of said
residential district. Likewise, no accessory structure shall be permitted
in a side yard or within 10 feet of a rear property line where a use
is adjacent to a residential district. A planting screen at least
four feet wide, eight feet high, adequate to block the view of the
nonresidential use shall be required.
[Amended 6-27-1995; 3-12-1996; 3-13-2001]
A.
The B-4 Limited Commercial District is designated
to allow a mix of neighborhood-oriented retail service, office and
residential uses that provide for a transitional area to residential
uses. Another purpose of this District is to provide for the establishment
of a small area that generally provides needed commercial uses that
serve higher density areas and can be accommodated on small parcels.
This District encourages adaptive reuse of older housing stock into
viable commercial uses. Retention of original buildings, setbacks
and yards established by the original housing stock along main thoroughfares
will be encouraged.
B.
Permitted principal uses, provided that all such uses
shall be conducted within fully enclosed buildings and provide for
no outdoor storage:
(1)
Apparel and shoe stores.
(2)
Pharmacies.
(3)
Music, book and stationary stores.
(4)
Camera sales and repair.
(5)
Professional dry-cleaning and laundry drop-off and
pick-up service.
(6)
Formal wear and costume rental.
(7)
Hardware stores and small household appliance sales
and Service.
(8)
Computer sales and service.
(9)
Jewelry stores, jewelry repair and watch repair.
(10)
Antique stores.
(11)
Arts and craft supply stores.
(12)
Florist shops with no outdoor storage, not to
exceed 2,500 square feet of floor space.
(13)
Beauty shops, barbershops and nail salons.
(14)
Art galleries.
(15)
Photography studios.
(16)
Graphic studios.
(17)
Shoe repair.
(18)
Professional and business offices.
(19)
Real estate and brokers offices.
(20)
Medical offices.
(21)
Financial institutions, excluding drive-through.
(22)
Government offices.
(23)
Professional tailors.
D.
Lot area and building requirements for principal uses.
(1)
Minimum lot area: 5,000 square feet.
(2)
Minimum lot width: 50 feet.
(3)
Minimum setback from front property line: 20 feet.
(4)
Minimum rear yard: 20 feet, except setbacks may be
10 feet when existing structure is retained.
(5)
Minimum interior side yards: none, except if side
yards are provided each side yard shall be eight feet. Such side yard
shall be properly landscaped in accordance with a landscape plan to
be approved as part of site plan approval. Where such side yard is
designated to provide access to the rear of the property, a three-and-one-half-foot
sidewalk shall be provided. If a new structure is built on the site,
a minimum side yard of 8 feet shall be provided.
(6)
Minimum building width: 12 feet.
(7)
Minimum corner side yard: 10 feet.
(8)
Maximum height: two stories, and in no event to exceed
35 feet.
(9)
Maximum coverage: 50%, except 40% if a new structure.
E.
Accessory uses.
(1)
Off-street parking or loading.
(2)
Advertising signs or lettering showing only the name
of the establishment and products or services available therein; such
sign shall not exceed 16 square feet in area, and if more than one
sign, the total area of all signs per occupant shall not exceed 16
square feet; no freestanding signs shall be permitted unless the proposed
building is set back at least 30 feet from the front property line
in which case one freestanding self-illuminated sign may be permitted,
set back at least 15 feet from the property line. The top of such
sign shall be no higher than 15 feet from the ground and no larger
than 16 square feet; any advertising signs shall meet all other applicable
provisions of the City of Glen Cove sign regulations.[1]
F.
Special uses permitted at the discretion of the Planning
Board.
(2)
Public utility installations, buildings and structure,
provided that the same are suitably located and planned as to site,
lot area, height, yards and exterior appearance.
(3)
Restaurants, other than restaurants of the drive-in
type.
(4)
Telephone exchange, mortuary, office, fire station,
electric substation, taxi office.
(5)
Residential use, subject to the following conditions:
(a)
In order to encourage the adaptive reuse of
the original housing within the B-4 Limited Commercial District, residential
uses may only be established in buildings that were previously used
as residences, and no new residential buildings shall be considered.
(b)
The number of units shall be determined by the
Planning Board, based on the following criteria:
[1]
All residential units shall be self-contained,
and have a working kitchen and bathroom, and no shared kitchens and
bathrooms shall be permitted.
[2]
In any case, no residential unit shall have
a living space of less than 500 square feet.
[3]
All residential units shall have at least one
off-street parking space for studio apartments and two spaces for
one or more bedroom apartments.
(c)
Parking in front yards, if permitted, shall
be adequately designed and landscaped in such a manner that headlights
from cars coming in and out of driveways do not directly shine into
windows of a dwelling or oncoming traffic.
(d)
Residential use may be permitted within a building
used for business, provided that, in the judgment of the Planning
Board, such business use shall not interfere with the livability of
such residential unit and separate entrances and exits for both uses
shall be provided, and all previously mentioned conditions can be
satisfied.
(6)
Convenience stores limited to 2,500 square feet.
(7)
Gourmet food stores limited to 2,500 square feet.
(8)
Laundromats.
(9)
Coffee shops, bakeries, bagel shops with less than
2,500 square feet of floor space.
(10)
Bed-and-breakfasts subject to the following
criteria:
(a)
The caretaker or operator of the business shall
live on premises.
(b)
A maximum of five rooms for overnight guests
shall be permitted.
(c)
A maximum of two adult guests and accompanying
children shall be permitted per room.
(d)
The caretaker may only provide the breakfast
meal, and no other meals.
(e)
The length of stay shall be characterized by
transient guests, and not permanent residents.
(f)
Each room should be equipped with a working
smoke detector.
(g)
A minimum of two off-street parking spaces shall
be provided for the caretaker's dwelling, and at least one space per
room. Landscaping shall be provided along the edge of the parking
in order to screen headlights from adjoining properties.
(h)
Landscaping should be required to screen the
parking from adjoining residential properties, if required.
G.
Parking and unloading.
(1)
Off-street parking requirements:
[Amended 8-24-2010]
Use
|
Required Spaces
| |
---|---|---|
Retail business
|
1 for each 250 square feet of gross floor area
| |
Service business
|
1 for each 200 square feet of customer service
area
| |
Banking office
|
3 for each person employed therein as a teller
| |
Restaurant
|
1 for each 3 seats plus 1 for each 2 persons
employed therein
| |
Professional or business office not for a doctor
or dentist
|
1 for each 200 square feet exclusive of bulk
storage and utility areas or 1 per employee, whichever is greater
| |
Office of doctor or dentist
|
1 for each 150 square feet of office space,
or 4 for each doctor or dentist, plus 1 per employee, whichever is
greater
| |
Uses not listed
|
1 per 250 square feet or as determined by the
Planning Board to be needed. See also Note B below.
|
NOTES:
| ||
---|---|---|
A.
|
All or portions of the off-street parking requirement
may be waived by the Planning Board, provided that:
| |
(1)
|
The proposed use is within 300 feet of a municipally
operated off-street parking facility.
| |
(2)
|
The Planning Board shall, at the time of its approval
of a site development plan, certify on such plan that the municipally
operated off-street parking facility has adequate capacity for storage
of passenger vehicles generated by activities proposed to be conducted
on the subject lot in addition to those generated by any other lots
already serviced by such off-street parking facility. In determining
the existence of such adequate capacity, the Planning Board shall
consider the need for preventing frequent parking on the street by
persons visiting or connected with each use which is proposed to be
served by such off-street municipal parking facility.
| |
B.
|
Where two or more uses are on the same lot, the total
amount of parking spaces to be provided shall be the sum of the requirements,
if any, for each individual use on the lot; the Planning Board may
vary this requirement if the Board finds that the variation in the
probable time of maximum use by employees and/or patrons of such establishments
is such as to permit a variation; however, once one or more of the
uses terminates, the property owner shall be responsible for assuring
adequate parking in conformance with the standards set herein.
| |
C.
|
The Planning Board may also approve the joint use of
a parking lot for uses on contiguous parcels as long as the Board
is satisfied that the total number of spaces is adequate as computed
above.
|
(2)
Off-street loading requirements.
H.
Other provisions and requirements.
(1)
Whenever an off-street parking area of three or more
spaces faces a street, a planting area with a minimum width of three
feet shall be provided between the parking area and the sidewalk.
The planting plan for this strip shall be approved by the Planning
Board as part of the site plan review. Plantings shall be a minimum
of three feet high, planted three feet on center.
(2)
On any lot in this District, which at the adoption
of this chapter is improved with a structure containing living quarters,
the following shall apply:
(a)
No building permit shall be issued for the construction
of a new building containing a permitted use or the construction of
an addition to an existing building containing a permitted use in
this District, unless any residential occupancy of an existing building
on the lot ceases on or before April 8, 1983. Thereafter, no building
permit will be issued where a residential use exists.
(3)
Where a permitted use or special permit use in this
District is proposed to be located adjacent to a residential district,
a side yard shall be provided consistent with the requirement of said
residential district. Likewise, no accessory structure shall be permitted
in a side yard or within 10 feet of a rear property line where a use
is adjacent to a residential district. A planting screen at least
four feet wide, eight feet high, adequate to block the view of the
nonresidential use shall be required.