The Town Board of the Town of Orangetown hereby determines that
portions of the Town of Orangetown located in the Hamlet of Tappan
and in the Hamlet of Palisades are of such historic value, by reason
of places, buildings and other objects which relate to the early colonial
history of the Town of Orangetown and the County of Rockland, to the
days of the American Revolution, to the development of the Town of
Orangetown and of Rockland County through the 19th century and to
the end of World War I, that these areas should be protected by action
of the Town Board. The historic buildings, places and other objects
within these areas are symbols of this rich heritage, giving them
an aspect and appearance reminiscent of an earlier time. It is the
purpose and intent of this local law to protect these places, buildings
and other objects and thereby preserve the overall historic look and
character within the Tappan and Palisades Historic Areas for future
generations.
The areas of the Town of Orangetown to be included within the
boundaries of the historic areas of the Hamlets of Tappan and Palisades
are delineated on maps of each hamlet which are on file in the Town
Clerk's office of the Town of Orangetown, to which reference
is hereby made. Said maps shall remain on file in the office of the
Town Clerk where they shall be available for any interested person
at all times.
As used in this local law, the following terms shall have the
meanings indicated:
ALTERATION
Any act or process that changes one or more exterior feature
of a structure or building.
ARCHITECTURALLY SIGNIFICANT STRUCTURE
Regarding a structure built after 1918; an architecturally
significant structure is one which represents a rare or early example
of a design that has become a widely known style associated with a
particular architectural period.
CONSISTENT WITH
Used in reference to alterations, it means that added exterior
architectural features and building materials shall be compatible
and harmonious with, but not necessarily identical to, those of the
existing structure or original structure.
CONSTRUCTION
Any act of erecting an addition to an existing structure
or the erection of a new principal or accessory structure on a lot
or property.
HARMONIZE or HARMONIOUS
Where used to characterize a structure with relation to surrounding
structures, refers to, but is not limited to, congruity in features
such as building height, width, square footage, position on site and
architectural style.
MONUMENT SIGN
A freestanding sign that is detached from a building and
having a support structure that is a solid-appearing base constructed
of a permanent material, such as concrete block or brick.
[Added 8-15-2017 by L.L.
No. 8-2017]
REPAIR
Replacement in kind or refurbishment of materials on a structure.
STRUCTURE
Any assembly of materials forming a construction framed of
component structural parts for occupancy or use, including buildings.
Only existing R-15, LO and CS zoning uses, as defined in the
Orangetown Zoning Code, shall be permitted within the Tappan Historic
Area. The Table of General Use Regulations of the Orangetown Zoning
Code shall apply to the above districts within the Tappan Historic
Area with the following specific additions, exceptions or modifications:
A. In CS Districts:
(1) To the uses permitted in Column 2 of the Table of General Use Regulations,
there shall be:
(a)
Added: one-family residences, public libraries and museums,
parks, antique and art shops, restaurants serving alcoholic beverages,
provided that a restaurant operation approved by the New York State
Liquor Authority is conducted at all times, handcraft shops and china,
earthenware, porcelain and glassware shops.
(b)
Excluded: outdoor newsstands, automobile sales rooms, auto supply
stores and department stores.
(2) Permitted: all uses described in Columns 3 and 4 of the Table of
General Use Regulations, except that hotels and motels shall not exceed
two stories in height, subject to the approval of the appropriate
board, i.e., Town Board, Zoning Board of Appeals or Planning Board.
(3) Permitted: all uses and regulations described and permitted in Columns
5, 6, and 7 of the Table of General Use Regulations, except that signs
shall conform to the requirements of R-15 District monument signs,
if permitted, and would not exceed 20 square feet.
[Amended 8-15-2017 by L.L. No. 8-2017]
B. In R-15 Districts, all uses described in Columns 2 through 7 of the
Table of General Use Regulations shall be permitted, except that the
uses permitted in Columns 3 and 4 shall be subject to the approval
of the appropriate board, i.e., Town Board, Zoning Board of Appeals
or Planning Board.
C. In LO Districts:
(1) Single-family detached residences shall be added to the uses permitted
in Column 2 of the Table of General Use Regulations.
(2) All uses and regulations described and permitted in Columns 3, 4,
5, 6 and 7 of the Table of General Use Regulations shall be permitted,
except that the uses permitted in Columns 3 and 4 shall be subject
to the approval of the appropriate board, i.e., Town Board, Zoning
Board of Appeals or Planning Board; and provided that airports, heliports,
manufacturing, standpipes, water tanks and satellite dish antennas
shall be excluded; and further provided that all signs shall conform
to the requirements of an R-15 District unless otherwise permitted
by the Board of Review.
D. Bulk regulations. The Table of General Bulk Regulations of the Orangetown
Zoning Code in effect at this time shall apply to the above districts (R-15, LO and CS) within
the historic area, except that with respect to one-family residences
in LO and CS Zones, R-15 bulk regulations, with exceptions, shall
apply.
E. Nonconforming uses. Existing nonconforming uses within the historic
area, if any, shall fall under the provisions of the Orangetown Zoning
Code.
F. Excluded uses. Airports and heliports, high-tension transmission
lines and accessory poles and towers are excluded in the Tappan Historic
Area, except that high-tension transmission lines may be installed
completely underground.
Only existing R-80, R-40, R-15 and CS zoning uses, as defined
in the Orangetown Zoning Code, shall be permitted within the Palisades Historic Area.
The Table of General Use Regulations of the Orangetown Zoning Code shall apply to the above districts within the Palisades
Historic Area with the following specific additions, exceptions or
modifications:
A. In CS Districts:
(1) To the uses permitted in Column 2 of the Table of General Use Regulations,
there shall be:
(a)
Added: one-family residences, public libraries and museums,
parks, antique and art shops, restaurants serving alcoholic beverages,
provided that a restaurant operation approved by the New York State
Liquor Authority is conducted at all times, handcraft shops and china,
earthenware, porcelain and glassware shops.
(b)
Excluded: outdoor newsstands, automobile sales rooms, auto supply
stores and department stores.
(2) Permitted: all uses described in Columns 3 and 4 of the Table of
General Use Regulations subject to the approval of the appropriate
board, i.e., Town Board, Zoning Board of Appeals or Planning Board,
except airports and heliports, high-tension lines and accessory poles
and towers; and provided that hotels and motels shall not exceed two
stories in height; and further provided that high tension transmission
lines may be installed completely underground.
(3) All uses and regulations described and permitted in Columns 5, 6,
and 7 of the Table of General Use Regulations shall be permitted,
except that signs shall conform to the requirements of R-15 District
monument signs, if permitted, and would not exceed 20 square feet.
[Amended 8-15-2017 by L.L. No. 8-2017]
B. In R-15 Districts, all uses described in Columns 2 through 7 of the
Table of General Use Regulations shall be permitted, except airports
and heliports, high-tension transmission lines unless installed completely
underground, accessory poles and towers; and except that the uses
permitted in Columns 3 and 4 shall be subject to the approval of the
appropriate board, i.e., Town Board, Zoning Board of Appeals or Planning
Board.
C. In R-40 Districts: same as Subsection
B of this section.
D. In R-80 Districts: same as Subsection
B of this section.
E. Bulk regulations. The Table of General Bulk Regulations of the Orangetown
Zoning Code in effect at this time shall apply to the above districts (R-80, R-40, R-15 and
CS) within the historic area; except that, with respect to one-family
residences in CS Zones, R-15 bulk regulations, with exceptions, shall
apply.
F. Nonconforming uses. Existing nonconforming uses within the historic
area, if any, shall fall under the provisions of the Orangetown Zoning
Code.
Each of the foregoing provisions of this local law has been
adopted in an endeavor to preserve and extend the public welfare by
preserving the characteristics of the historic areas in the Hamlets
of Tappan and Palisades. In the event that any portion of this local
law shall be determined to be invalid, such determination shall not
affect or result in the invalidity of any other provision contained
in this local law.
In the event that any of the provisions of this local law shall
be in conflict with the provisions of any other local law or ordinance
of the Town of Orangetown, the provisions of this local law shall
control.