[Amended 8-21-2000 by L.L. No. 2-2000]
In any district, accessory buildings, structures and uses shall
be subject to the following:
A. Shall not exceed 50% of the maximum height permitted in the district.
B. Shall not be placed within a required side yard.
C. May be located in, and may occupy, not more than 30% of the area
of any rear yard and shall be located a distance of at least 10 feet
from any lot line with no cornice portion overhanging more than six
inches and at least 10 feet from any dwelling or main building.
D. Shall not project nearer to a fronting street than the main building
or the front yard setback, whichever is greater.
E. Shall not be used for habitable space except in compliance with §
172-48.3.
F. Shall not have a floor area greater than 400 square feet or 10% of
the floor area of the main building, whichever is greater.
G. A private garage may be constructed as part of a dwelling, provided
that the interior garage walls shall be regarded as dwelling walls
in applying front, rear and side yard requirements.
H. An access driveway may be located within a required front or side
yard.
I. Shall, together with all other buildings on the lot, not occupy more
than the permitted lot coverage of the district in which it is located.
The following shall be exceptions to the yard requirements:
A. Chimneys, arbors, open trellises, unroofed steps or terraces not
higher than one foot from the ground level.
B. Window sills or belt course not to exceed six inches; cornices and
eaves not to exceed three feet.
C. Awnings or movable canopies not to exceed 10 feet.
D. Retaining walls, fences or masonry walls; fences shall not exceed
6 1/2 feet in height.
E. Overhanging roof not in excess of 10% of the required yard setback.
F. Open or lattice-enclosed fireproof fire escapes or stairways, required
by law, projecting into a yard not to exceed four feet when placed
so as not to obstruct light and ventilation.
G. For lots where the natural slope of the ground within 25 feet of
the street line is more than 12%, the minimum required front yard
shall be 20 feet.
H. Access ramps required to permit access by physically challenged individuals
to the building or structure.
[Added 4-17-2000 by L.L. No. 1-2000]
I. Notwithstanding §
172-38C, storage sheds may be located less than 10 feet but in no event closer than three feet from a lot line provided that:
[Added 7-2-2007 by L.L. No. 2-2007]
(1) Trees, shrubbery or other natural landscaping material or a fence
is placed within the area between the storage shed and the lot line
so as to screen the storage shed from view; and
(2) Nothing is stored outside the shed between the shed and the lot line;
and
(3) All other provisions of §
172-38 are complied with.
Where lots extend through from street to street, the applicable
front yard regulations shall apply on both street frontages.
[Amended 8-21-2000 by L.L. No. 2-2000]
The height limitations for the following structures attached
to a principle building (but not when located upon an accessory structure)
may be waived, provided that the height does not exceed 10% of the
total roof area to which they are a part, and provided that the same
does not exceed the building height limitations by more than 15 feet:
flagpole, spire or belfry, chimney or smokestack, radio or television
aerial, skylight and elevator.
Requirements for private stables shall be as follows:
A. The minimum area shall be four acres, inclusive of the principal
use on the lot, and shall be restricted to a maximum of three horses.
B. There shall be no stable or the storage of manure or other substances
within a distance of 50 feet of any lot line.
C. On the lot where such use is located, no manure shall be stored near,
be discharged or drain into any stream or be discharged into the Village
sewer system or a private sewage disposal system or be in close proximity
to the Village water supply system or a private water supply system.
D. If outdoor lighting or spotlighting is provided, such shall not throw
any rays beyond the bounds of the lot where the stable is located.
Requirements for private tennis courts shall be as follows:
A. There shall be no private tennis court within a distance of 50 feet
of any lot line.
B. If outdoor lighting or spotlighting is provided, such shall not throw
any rays beyond the bounds of the lot where the tennis court is located.
C. A private tennis court shall not be used between the hours of 10:00
p.m. and 7:00 a.m.
[Added 7-28-1980 by L.L. No. 3-1980]
At no time shall any premises be used in such a manner as to
cause the emanation therefrom of offensive or noxious odors, vapors,
fumes, glare, dust, smoke, gas, vibration, noise or radiation or be
used in such a manner as to cause injury, annoyance or disturbance
to any of the surrounding properties, their owners or occupants.
[Added 11-18-1991 by L.L. No. 8-1991]
A. Intent. The purpose of these provisions is to allow for home occupations
and home professional offices which are compatible with the neighborhoods
in which they are allowed.
B. Conditions. A home occupation or home professional office shall be
permitted, subject to the following conditions:
(1)
The establishment and conduct of a home occupation or home professional
office shall not change the principal character, visual appearance,
facade or use of the dwelling unit involved.
(2)
Such use shall not require internal or external alteration or
invoke construction features not customarily in a dwelling.
(3)
The use is clearly incidental and secondary to the principal
residential use of the premises.
(4)
No more than one person other than members of the immediate
family residing on the premises may be employed at any one time.
(5)
No storage or display of materials, goods, supplies or equipment
related to the use shall be visible from the exterior of the premises.
(6)
In order to maintain the residential character of the neighborhood
in which it is located, the use shall not generate excessive noise,
vibration, glare, fumes, odors, deliveries, shipments, electrical
interference or any activity that would suggest a business operation
beyond what normally occurs in the applicable zoning district.
(7)
Traffic shall not be generated by such use in greater volumes
than would normally be expected in a residential neighborhood.
(8)
Parking required by §
172-46B shall be provided on the premises, off the street and other than in a required front, side or rear yard setback area.
(9)
The use shall not involve pets, laboratory animals, livestock,
organisms, viruses or the like.
(10)
The use shall not involve the use of advertising signs visible
from the exterior, other than one nonilluminated nameplate not to
exceed 144 square inches which shall be allowed. It may display the
name of the occupant and/or the name of the home occupation or home
professional office.
C. Permit procedure. No permit shall be required for a home occupation
which complies with the conditions set forth above. A permit shall
be required for a home professional office.
(1)
Application. Application for a home professional office permit
shall be made to the Planning Board and shall be accompanied by a
filing fee set by resolution of the Village Board of Trustees.
(2)
The site plan approval procedures contained in Article
VI of this chapter shall apply to all applications for home professional offices.
(3)
Permit expiration. All permits shall expire one year from the
date of approval.
(4)
Permit renewal.
(a)
Permits may be renewed annually.
(b)
Requests for renewal shall be submitted, in writing, to the
Code Enforcement Officer, accompanied by a renewal fee as set by the
Village Board.
(c)
The request shall be reviewed and an inspection made of the
property by the Code Enforcement Officer to verify continued compliance
with the necessary criteria and conditions established with the initial
approval. The Code Enforcement Officer, upon a determination of compliance,
shall renew the permit for one year.
(5)
Permit revocation.
(a)
Noncompliance with the conditions set forth in the permit approval
shall result in the revocation and/or nonrenewal of any permit issued
under this section.
(b)
Failure of the applicant to renew the permit shall result in
automatic termination of the permit. For reinstatement of an expired
permit, the applicant must pay an initial application fee and reapply
for a new permit.
[Added 7-17-1995 by L.L. No. 2-1995]
A. Purpose. The purpose of these provisions is to regulate the establishment
and operation of bed-and-breakfasts in the Village of Cornwall-on-Hudson
and to ensure the preservation of the character, integrity and property
values of surrounding areas within which such facilities are located
and maintained.
B. Permitted zoning districts. Bed-and-breakfasts shall be permitted
in accordance with the conditions set forth herein, upon site plan
review and approval in any and all of the residentially zoned districts
of the Village.
C. Site plan approval. The application and procedure for site plan approval shall be in accordance with Article
VI of the this chapter.
D. Certificate of occupancy. No premises within the Village may be used
or occupied as a bed-and-breakfast inn or facility prior to site plan
approval and the issuance by the Code Enforcement Officer of a certificate
of occupancy for the bed-and-breakfast use.
E. Conditions for approval. No premises may be used or occupied as a
bed-and-breakfast inn or facility except in compliance with the following
conditions.
(1)
Single-family owner occupied dwellings. Bed-and-breakfast facilities
shall be permitted only in single-family detached, owner occupied
dwellings. The dwelling must be the principal residence of the owner
of the bed-and-breakfast. The principal use of the property shall
remain that of a single-family residential dwelling.
(2)
Number of guest rooms. The number of guest rooms for transient
accommodation shall not exceed four in any building having a habitable
floor area of 4,000 square feet or less. One additional guest room
may be added for each additional 600 square feet of habitable floor
area up to a maximum total number of six guest rooms.
(3)
Minimum lot size. The minimum lot size required for a bed-and-breakfast
shall be the minimum lot size designated in the applicable zoning
district, plus an additional 5,000 square feet for each guest room
for any lot less than one acre.
(4)
Parking requirements. The bed-and-breakfast facility shall provide
off-street parking. In addition to the applicable parking requirements
for the single-family residential use of the premises, one additional
parking space for each guest room and for each employee shall be provided.
The parking areas shall be setback from an adjacent property lines
at least 15 feet. When parking for more then three vehicles is being
provided, it shall be located or substantially screened from the view
of any adjacent residential use by evergreen plantings so as to provide
no variation from the residential character of the property.
(5)
Signs. One single exterior sign or display may be established
on the site which identifies the premises as a bed-and-breakfast.
The sign shall not exceed three feet square in area, shall be set
back a minimum of three feet from the property line and shall contain
no information other than identification of the premises as the named
bed-and-breakfast.
(6)
Transient guests limits. No guest may stay or be registered
for a maximum continuous period in excess of 10 consecutive nights.
The owner shall maintain a guest register open to inspection by the
Code Enforcement Officer and shall preserve all registration records
for a minimum period of two years.
(7)
Amenities. Any meals provided and any amenities (swimming pool,
tennis court, etc.,) shall be solely for the use of the resident owner,
the owner's family and the bed-and-breakfast's registered
guests.
F. Compliance with applicable laws, rules and regulations. All bed-and-breakfasts
shall comply with all applicable provisions of all New York State
and Orange County laws, rules and regulations, including, but not
limited to, the New York State Uniform Fire Prevention and Building
Code and State or County Health Department rules and regulations.
Each bedroom, common area and access hallway shall be equipped with
a properly installed and functioning smoke detector. The Code Enforcement
Officer shall be given access upon request for purposes of making
inspections to ensure compliance.
[Added 2-22-1999 by L.L. No. 2-1999; amended 9-18-2017 by L.L. No. 4-2017]
It is the purpose and intent of this section to allow the establishment of one accessory apartment located entirely within a single-family dwelling in order to provide an opportunity for the development of small rental housing units designed to meet the special housing needs of senior citizens, young adults, single persons and small households; to ensure the retention of single-family neighborhood character; allow the more efficient use of the Village's housing stock with minimal impact on community character and resources; and provide economic support for existing resident families. Consistent with the intent of this section, any owner occupying a single-family dwelling may apply to the Planning Board for site plan approval for an accessory apartment permit to seek the establishment of one accessory apartment. The application and procedure for site plan approval shall be in accordance with Article
VI of this chapter. The Planning Board shall review such application, which requires a public hearing, and shall strictly apply the following standards.
Any application for an accessory apartment shall require submission
of a plan showing the proposed accessory apartment and parcel survey.
The Planning Board is not granted the authority to waive any of the
standards set forth below, unless such authority is specifically provided
for herein.
A. Accessory to the single-family detached dwelling. Subject to the
review and approvals set forth herein, an accessory apartment is allowed
in any zoning district that permits a single-family detached dwelling
as a permitted use subject to site plan review and approval from the
Planning Board.
B. Compliance with district regulations. The lot on which the accessory
apartment is to be located shall meet all bulk requirements applicable
to a single-family detached dwelling as set forth in the schedule
of district regulations for the zoning district in which it is located.
C. Dwelling size. The minimum habitable floor area for an accessory
apartment shall be 450 square feet, but in no case shall such accessory
apartment exceed 30% of the gross floor area of the single-family
detached dwelling in which it is located or 750 square feet of gross
floor area, whichever is less. Any building which proposes an accessory
apartment that exceeds the maximum habitable floor area requirement
shall be deemed a two-family dwelling. The applicant shall submit
a floor plan to scale of the single-family detached dwelling that
illustrates the interior space within which the accessory apartment
will be created.
D. Existing single-family detached dwelling. The principal single-family
detached dwelling shall have been lawfully constructed and used as
a single-family detached dwelling for at least 10 years prior to the
date that an application is made for the creation of an accessory
apartment. Evidence of such use shall include the date of a duly issued
certificate of occupancy for the single-family detached dwelling or
other evidence of use that the Planning Board finds adequate to establish
that the single-family detached dwelling has been lawfully established
and maintained for at least 10 years. The Planning Board may waive
the ten-year requirement upon an evidentiary showing by the applicant
establishing that the accessory apartment will enable the owner occupying
the principal dwelling to provide care for an elderly or disabled
relative residing in the accessory apartment.
E. Owner occupancy required. The principal single-family detached dwelling
wherein the accessory apartment is to be located must be occupied
at the time of application and at all times thereafter while the accessory
apartment is established and maintained as the principal domicile
of the record owner of title. Ownership shall be evidenced by the
last deed recorded in the office of the Clerk of the County of Orange.
Evidence that the dwelling is occupied as the principal domicile of
the record owner may be established by an affidavit of the record
owner, supported by voting records or such competent evidence as would
be sufficient to establish domicile for purposes of voting. It shall
be a condition of every certificate of occupancy issued for an accessory
apartment that occupancy of such dwelling unit is valid only if the
unit is located in an owner-occupied single-family dwelling, and the
certificate of occupancy shall prominently display in bold print a
statement that occupancy of such accessory apartment is not lawful
and valid unless the single-family dwelling is owner-occupied. In
the event a certificate of occupancy is issued without such statement,
it shall not prevent enforcement of the condition. Nothing herein
shall permit the establishment of separate ownership, e.g., condominium,
of either dwelling unit.
F. Maximum number of accessory apartments. There shall be no more than
one accessory apartment in any single-family detached dwelling on
any one property. An accessory apartment is not permitted on any lot
where two dwelling units already exist, regardless of whether one
is a prior nonconforming dwelling unit or not.
G. Maximum number of occupants. The maximum occupancy of the accessory
apartment is three persons.
H. The accessory apartment shall comply with all applicable requirements
of the New York State Uniform Fire Prevention and Building Code and
shall be maintained in a neat and orderly manner.
I. Off-street parking shall be provided on the following basis: two
parking spaces per unit. The parking spaces shall be provided with
a backup or turnaround area so that cars which park in the parking
spaces are not required to back out into the street. This requirement
may be waived by the Planning Board during the site plan approval
process, so long as the public street or roadway is not classified
as a state or county highway. The backup or turnaround area shall
not be construed as nor used as a legal parking space.
J. No use shall be permitted accessory to an accessory apartment.
K. Each dwelling unit in the structure shall contain its own separate
and independent bathroom and kitchen entirely located within each
dwelling unit. The accessory apartment shall contain no more than
one bedroom and no other space shall, in the determination of the
Planning Board, be so configured that it could be used as a second
bedroom (e.g., a den, a sewing room, etc.).
L. No exterior changes or expansion which may alter its existing foundation,
existing roofline, or existing facade, may be made to the principal
single-family detached dwelling except for the installation of an
entrance to serve the accessory apartment. The structure in which
the accessory apartment is located shall have only one front entrance
and only one entrance from any other facade of the structure. An exterior
entrance leading to a foyer with interior entrances leading from the
foyer to the dwelling units will be acceptable pursuant to this requirement.
M. The accessory apartment may be serviced by either an on-site septic
system or central sewage facility, by a private well or central water
facility. Adequate water supply and sewage disposal facilities shall
be available as certified by a New York State licensed professional
engineer, except such certification is not required if the building
is connected to public water and sewer services. The adequacy of the
water and sewer facilities must be demonstrated to the satisfaction
of the engineer for the Village during accessory apartment permit
review.
N. Conditions of approval.
(1) In addition to the above standards, the Planning Board shall grant
such application and issue the required accessary apartment permit
only after determining that the issuance of such accessory apartment
permit will not adversely affect adjoining properties and the general
surrounding neighborhood where the accessory apartment is proposed
to be located. In the event that the Planning Board determines a proposed
accessory apartment may adversely affect adjoining properties or the
surrounding neighborhood, it may, as a condition of approving a permit,
require that the applicant establishes and maintains landscaping or
fencing or other mitigation measures, where necessary, to avoid such
adverse effects.
(2) It shall be a condition of the accessory apartment permit, whether
or not specifically incorporated therein, that:
(a) The owner shall maintain the accessory apartment use in conformance
with the requirements of this section and all applicable provisions
of the Uniform Fire Prevention and Building Code, including, but not
limited to, the Property Maintenance Code of New York State; and
(b) The accessory apartment permit shall be valid for a period of one
year from the date that a certificate of occupancy is issued for the
accessory apartment, and that it shall be automatically renewed annually
by the Building Inspector upon submission by the record owner of an
annual certification for renewal to be provided by the Village, attesting
that the principal single-family dwelling is maintained as the owner's
domicile, and payment of a renewal fee in such amount as established
by resolution of the Village Board, provided the Building Inspector,
after an inspection, if necessary, determines such use has been maintained
in accordance with all requirements herein and any applicable conditions
of approval.
(3) If the Building Inspector determines at any time prior to renewal
that the use has not been maintained in accordance with the requirements
herein or any applicable conditions of approval, the Building Inspector
shall give notice of such determination to the record owner and the
Planning Board shall approve, disapprove, or approve with conditions
the accessory apartment permit subject to renewal. The Planning Board
shall consider the Building Inspector's findings in evaluating whether
to renew the accessory apartment permit; and if it determines that
it intends to deny such renewal or to impose additional conditions
on such renewal, the Planning Board shall give written notice of its
intent to the record owner at the most recent address shown on the
tax roll of the Village and provide an opportunity for the record
owner to be heard on the matter, and shall consider any evidence submitted
by the record owner in support of the renewal of the accessory apartment
permit. The Planning Board shall thereafter approve, approve with
conditions or deny the accessory apartment permit, stating the reasons
for its decision.
(4) Transfer of title. Within 60 days after the record owner transfers title to premises for which a accessory apartment permit has been granted for an accessory apartment, the new record owner shall provide such evidence to the Building Inspector as may be necessary to demonstrate that the principal residential structure is occupied by the new record owner in accordance with §
172-48.3E of this section. In the event that the new record owner fails to do so, the Building Inspector shall serve a written notice upon the owner or occupant to do so by a date certain. In the event that the record owner fails to do so, the Building Inspector shall give notice of such noncompliance to the record owner and the Planning Board, and the Planning Board shall consider the Building Inspector's findings in considering whether to renew the accessory apartment permit; and if it determines that it intends to deny such renewal or to impose additional conditions on such renewal, the Planning Board shall give written notice of its intention to the record owner at the most recent address shown on the tax roll of the Village and provide an opportunity for the record owner to be heard on the matter, and shall consider any evidence submitted by the record owner in support of the renewal of the accessory apartment permit. The failure of the Planning Board to take any action required by this section shall not constitute a waiver of such requirement. The Planning Board shall thereafter approve, approve with conditions or deny the accessory apartment permit, stating the reasons for its decision.
(5) Effect of denial of renewal. The Planning Board shall direct that
the accessory apartment created pursuant to this section be vacated,
its use as an accessory apartment created pursuant to this section
be discontinued, and that all improvements installed to allow its
use as an accessory apartment be removed.
O. Inspections. The applicant shall agree and acknowledge, in writing, to the Village of Cornwall-on-Hudson the understanding that, should the parcel be sold, the Building Inspector is authorized to conduct a site visit to verify that the accessory apartment is in compliance with the conditions of the accessory apartment permit issued for the property. The Building Inspector, or a duly authorized designee of the Building Inspector, may perform a fire, safety and property maintenance inspection of the accessory apartment upon the request of the owner of the property to be inspected or an authorized agent of such owner, or the occupant. In the event that the Building Inspector has a reasonable basis to believe that the accessory apartment or principal structure does not comply with applicable provisions of the accessory apartment permit, §
172-48.3 or the Uniform Fire Prevention and Building Code, and the owner or an authorized agent or occupant does not consent to such inspection, the Building Inspector may apply for a warrant to permit such inspection. Nothing in this subsection shall permit such inspection in such circumstances unless such warrant has been obtained.
P. Fees.
An application fee shall be paid in an amount set forth in a fee schedule
established by resolution of the Board of Trustees.
[Added 12-15-2003 by L.L. No. 1-2003]
Group-care facilities shall in all cases comply fully with the
licensing requirements of the State Department of Mental Hygiene,
State Department of Social Services or other entity designated under
New York State Law.