The PMRD is applicable in the AR and ARA Zoning Districts.
One-unit, two-unit, and multiunit uses and their accessory uses as specified in §
217-20, Use Regulation Table, are permitted subject to site plan review and approval.
Any development proposal to be considered as a PMRD allowing
such density increases as outlined in this article shall conform to
the following standards, which are regarded as minimum requirements,
in addition to applicable standards in other sections of this chapter:
A. Lot area. The minimum lot area required to qualify for a PMRD designation
shall be 10 acres in size.
B. Access. A minimum of two vehicular access points shall be required.
Such access shall be provided from a road with a minimum classification
as a secondary road.
C. Buffer yard requirements. All PMRD developments shall have buffer
yard areas the entire perimeter of the parcel that shall meet the
following minimum standards:
(1) Buffer yards shall be at least equal to twice the minimum front,
side and rear yard setbacks, as appropriate for the underlying district(s),
except that in no instance shall the buffer yard be less than 50 feet.
The buffer yards shall be designed to form a minimum six-foot visual
barrier through the use of man-made materials and/or natural plantings.
No man-made barrier shall exceed six feet in height.
(2) No principal or accessory structures, paved areas parking, or other
accessory use(s) shall be located within the minimum buffer yard.
(3) The Planning Board may, during the site plan review process, require greater buffer yards and/or building setbacks than the minimum provided for in Subsection
C(1) above.
D. Water and sewer service. All PMRDs shall be serviced by community
water and public sanitary sewer systems.
E. Density. The Planning Board shall determine in each case the appropriate
dwelling unit density and placement of such units on the parcel. The
gross density shall be calculated using the total acreage. Such gross
density shall in no instance exceed 10 dwelling units per acre.
F. Single-family dwelling units. The dimensional requirements for single-family
dwelling units shall be as established by the Planning Board in the
site plan review process, except that in no instance shall they be
less than the following standards:
(1) Maximum lot coverage: 40%.
(2) Maximum number of units. The maximum number of single-unit dwellings
in a PMRD shall be no more than 10% of the total allowable dwelling
units.
(3) Minimum lot size: 6,000 square feet.
(4) Minimum habitable space: 900 square feet, with all exterior dimensions
greater than or equal to 20 feet.
(5) Minimum lot width: 50 feet.
(6) Minimum setback requirements.
(a)
Front yard (from interior roads and drives): 15 feet.
(7) Parking shall be in conformance with §
217-62.
(8) All accessory buildings, including unattached garages, shall meet
the following minimum standards:
(a)
Side and rear yard: 10 feet.
(b)
Accessory buildings shall not be located in any required front
yard.
(c)
Maximum size: 200 square feet.
G. Townhouses and multifamily dwelling units shall comply with the standards
as specified below; these standards shall be regarded as minimum requirements.
(1) Townhouse developments shall meet the following standards:
(a)
There shall be no more than eight townhouse units in any contiguous
group.
(b)
Minimum setback requirements from interior roads and drives.
[3]
Side yard (at ends of buildings): minimum of 10 feet.
(c)
Maximum building height shall be three stories or 35 feet, whichever
is less.
(d)
Maximum lot coverage shall be not more than 40% of the total
gross acreage included in the project site plan.
(e)
Parking shall be in conformance with §
217-62.
(f)
All accessory buildings, including unattached garages, shall
be located no less than 10 feet from any rear or side yard and shall
not be located in any required front yard.
(2) Multifamily developments shall meet the following standards:
(a)
Minimum setback requirements.
[1]
The principal building setback from any dedicated road peripheral
to the site shall be 40 feet.
[2]
The principal building setback from any interior project road
shall be 30 feet.
(b)
No principal building shall be located less than 30 feet from
any interior lot line.
(c)
All accessory buildings, including unattached garages, shall
be located no less than 10 feet from any rear or side lot line and
shall not be located in any required front yard.
(d)
Maximum building height shall be three stories or 35 feet, whichever
is less, unless the design and construction of the building conforms
to more stringent fire safety requirements.
(e)
Minimum dwelling unit size shall be as set forth in the Density
and Bulk Control Schedule.
(f)
Maximum lot coverage shall be not more than 40% of the total
gross acreage included in the project site plan.
(g)
Parking shall be in conformance with §
217-62.
H. Recreation requirements. All development proposals shall have a minimum
of 10% of all lands set aside and developed for recreational uses.
Any development proposal to be considered as a senior housing
PMRD allowing such density increases as outlined in this article shall
conform to the following standards, which are regarded as minimum
requirements, in addition to applicable standards in other sections
of this chapter, as well as the requirements of the Federal Fair Housing
Act:
A. Lot area. The minimum lot area required to qualify for a PMRD designation
shall be 12 acres in size.
B. Access. A minimum of two vehicular access points shall be required.
Such access shall be provided from a road with a minimum classification
as a secondary road.
C. Buffer yard requirements. All PMRD developments shall have buffer
yard areas the entire perimeter of the parcel that shall meet the
following minimum standards:
(1) Buffer yards shall be at least equal to twice the minimum front,
side and rear yard setbacks, as appropriate for the underlying district(s),
except that in no instance shall the buffer yard be less than 50 feet.
The buffer yards shall be designed to form a six-foot visual barrier
through the use of man-made materials and/or natural plantings. No
man-made barrier shall exceed six feet in height.
(2) No principal or accessory structures, paved areas parking, or other
accessory use(s) shall be located within the minimum buffer yard.
(3) The Planning Board may, during the site plan review process, require greater buffer yards and/or building setbacks than the minimum provided for in Subsection
C(1) above.
D. Water and sewer service. All PMRDs shall be serviced by public water
and public sanitary sewer systems.
E. Density. The Planning Board shall determine in each case the appropriate
dwelling unit density and placement of such units on the parcel. The
gross density shall be calculated using the total acreage. Such gross
density shall in no instance exceed the following standards:
(1) Multiunit dwellings shall be permitted at a density of 12 units per
acre.
(2) One-unit and two-unit dwellings shall be permitted at a density of
3.5 units per acre.
(3) No dwelling units in a senior housing PMRD shall have more than two
bedrooms, with the exception of a caretaker's or manager's dwelling
unit which may have up to four bedrooms.
F. One-unit and two-unit dwelling unit standards. The dimensional requirements
for one-unit and two-unit dwellings shall be as established by the
Planning Board in the site plan review process, except that in no
instance shall they be less than the following standards:
(1) Maximum lot coverage: 40%.
(2) Maximum density: 3.5 units per acre.
(3) Minimum lot size: 4,000 square feet.
(4) Minimum habitable space: 900 square feet, with no single outside
dimension less than 20 feet.
(5) Minimum lot width: 40 feet.
(6) Minimum setback requirements.
(a)
Front yard (from interior roads and drives): 10 feet.
(7) Parking shall be in conformance with §
217-62.
(8) All accessory buildings, including unattached garages, shall meet
the following minimum standards:
(a)
Side and rear yard: 10 feet.
(b)
Accessory buildings shall not be located in any required front
yard.
(c)
Maximum size: 200 square feet.
G. Townhouses and multifamily dwelling units shall comply with the standards
as specified below; these standards shall be regarded as minimum requirements.
(1) Townhouse developments shall meet the following standards:
(a)
There shall be no more than eight townhouse units in any contiguous
group.
(b)
Minimum setback requirements from interior roads and drives.
[3]
Side yard (at ends of buildings): minimum of 10 feet.
(c)
Maximum building height shall be three stories or 35 feet, whichever
is less.
(d)
Maximum lot coverage shall be not more than 40% of the total
gross acreage included in the project site plan.
(e)
Parking shall be in conformance with §
217-62.
(f)
All accessory buildings, including unattached garages, shall
be located no less than 10 feet from any rear or side yard and shall
not be located in any required front yard.
(2) Multiunit developments shall meet the following standards:
(a)
Minimum setback requirements.
[1]
The principal building setback from any dedicated road peripheral
to the site shall be 40 feet.
[2]
The principal building setback from any interior project road
shall be 30 feet.
(b)
No principal building shall be located less than 30 feet from
any interior lot line.
(c)
All accessory buildings, including unattached garages, shall
be located no less than 10 feet from any rear or side yard and shall
not be located in any required front yard.
(d)
Maximum building height shall be three stories or 35 feet, whichever
is less, unless the design and construction of the building conforms
to more stringent fire safety requirements.
(e)
Minimum dwelling unit size shall be as set forth in the Density
and Bulk Control Schedule.
(f)
Maximum lot coverage shall be not more than 40% of the total
gross acreage included in the project site plan.
(g)
Parking shall be in conformance with §
217-62.
H. Recreation requirements. All development proposals shall have a minimum
of 5% of all lands set aside and developed for recreational uses.
I. Other permitted uses. In the interest of meeting the objectives of
the PMRD, and providing for housing and health-care developments located
and designed to meet the special needs, habits and health-care requirements
of senior citizens, the Town of Elmira herein establishes and permits
the following additional principal and accessory uses:
(1) Principal uses. The following principal uses shall also be permitted
in a senior housing PMRD. Each such use shall be required to have
a minimum lot area of one acre. The Planning Board shall determine
at the time of site plan review if a larger lot area is required to
support the use.
(a)
Assisted-care living units, which for the purposes of this chapter
shall be living units that do not constitute the definition of a "dwelling
unit," but may contain separate living and sleeping space, and include
central eating facilities at which residents take meals.
(b)
Nursing home, convalescent home, health-care services facility,
home for the aged and other health-care-related facilities in combination
with assisted-care living units with central facilities duplicating
those centrally provided for congregate-care units and assistance
with daily living services, including but not limited to bathing,
dressing, mobility and medication supervision.
(c)
Any combination of the above.
(2) Accessory uses. Certain related ancillary facilities shall be permitted,
either in a separate building or in combination with assisted- and/or
congregate-care units. Such ancillary facilities are deemed to be
and shall function as accessory uses and shall be compatible with
the residential character of the development.
(f)
Exercise or multipurpose room.
(i)
Sauna/Spa, exercise room, whirlpool.
(j)
Medical and/or emergency medical center, physical and speech
therapy areas, first aid station, principally for the benefit of residents
of the development.
(k)
Community and smaller private dining rooms, cocktail lounge,
restaurant, coffee shop, and/or lounge areas.
(l)
Small retail store, convenience store, beauty parlor, barber
shop, bank, post office, areas for crafts, games and other activities.
(n)
Rental units and/or guest rooms for visitors.
(o)
Social services office. (NOTE: Such office shall be for use
by social service providers or others offering direct assistance to
residents only to the extent that they meet the needs of the residents
of the development.)
(p)
Playground (outdoor and/or indoor).
(r)
Twenty-four-hour security.