Town of Ulysses, NY Article XII HC — Hamlet Center Zone

§ 212-69 Purpose.

The purpose of the HC1 — Hamlet Center Zone is to provide opportunities for village- and hamlet-scale residential and small-scale, pedestrian-oriented, commercial development to serve the varied needs of local residents, to encourage redevelopment of the Town's hamlet, and to provide the Town with the ability to assert reasonable controls over such development consistent with the Ulysses Comprehensive Plan and the goals of organized and logical growth, increased employment opportunities and an increased tax base.

§ 212-70 Permitted uses.

In the HC — Hamlet Center Zone, no building or structure shall be erected, altered or extended, and no land or building thereof shall be used for any purpose or purposes other than the following:

A. Single-family residence and their accessory buildings.

B. Two-family residence and their accessory buildings.

§ 212-71 Permitted accessory uses.

Such necessary uses as are customarily incidental to the above uses:

A. Accessory building for business.

B. Accessory dwelling unit, subject to the provisions of Article XX, § 212-128.

C. Bed-and-breakfast establishments.

D. Elder cottages, subject to the provisions of Article XX, § 212-139.5.

E. Family child care.

F. Family adult care.

G. Home occupations.

H. Minor solar collection system subject to the provisions of Article XX, § 212-139.2.

I. Off-street loading areas.

J. Professional offices, where such office is part of the residence property and no more than three persons not residing on the premises are employed.

K. Signs as regulated under Article XX, § 212-122; also note Article XX, § 212-122F.

L. Temporary buildings as defined in Article IV.

M. Vehicle parking, pursuant to the provisions of Article XX, § 212-121. Limited parking is permitted between the facade of a primary building and the street; most parking must be located to the side or behind primary buildings.

§ 212-72 Uses permitted by site plan approval.

The following uses are allowed upon approval of a site plan by the Planning Board pursuant to Article III, § 212-19, subject to the design standards set forth in relevant sections of Article XX:

A. Adult care centers.

B. Adult group care.

C. Banks and other financial institutions, provided that there is no drive-through window.

D. Child-care centers, group child care.

E. Churches, mosques, synagogues, temples and other places of worship, convents, rectories, parish houses.

F. Clinics.

G. Community centers.

H. Fire stations and other public buildings necessary for the protection or servicing of a neighborhood.

I. Clubhouse, hall, post, temple and other facilities associated with the activities of social organizations, except that the on-premises sale of alcoholic beverages is prohibited.

J. Funeral homes.

K. Gasoline and other retail vehicle fuel sales, subject to the standards set forth in Article XX, § 212-131, and subject to the requirement that no gasoline or other retail vehicle fuel sales business locate within one mile of any existing gasoline or other retail vehicle fuel sales business.

L. Inn.

M. Libraries, museums.

N. Life-care facilities.

O. Major solar collection system subject to the provisions of Article XX, § 212-139.2.

P. Multiple-family residence, subject to the provisions of Article XX, § 212-133.

Q. Outdoor dining facilities, excluding any permanent structures within any required setback areas.

R. Places of amusement, such as theatres, including bowling alleys, game arcades, and skating rinks.

S. Professional offices.

T. Public and private schools, nursery schools and institutions of higher education.

U. Public and private community parks and preserves.

V. Residential care/assisted living/rehabilitation facilities.

W. Restaurants, bars and other places for serving food and beverages, and provided that there is no drive-through window.

X. Repair shop, personal services, provided the establishment does not exceed 5,000 gross square feet in floor area, with the exception of basement storage areas.

Y. Retail use, provided the establishment does not exceed 5,000 gross square feet in floor area, with the exception of basement storage areas, and provided that there is no drive-through window.

§ 212-73 Lot area and yard requirements.

A. There shall be no more than one principal building on any lot in the HC — Hamlet Center Zone.

B. Minimum lot area shall be 10,000 square feet.

C. Minimum lot width at front lot line setback shall be 50 feet.

D. Minimum lot depth shall be 120 feet.

E. Minimum front yard setback shall be 10 feet for all single-family and two-family residences, bed-and-breakfast establishments and adult- and child-care facilities, and zero feet for all other uses.

F. Minimum side yard setback shall be five feet, except in the instance where two or more single-family dwellings are attached with a common wall, or two or more commercial structures are attached with a common wall, in which case the setback may be zero feet. Property owners are encouraged, but not required, to minimize driveway impacts by creating shared driveway easements.

G. Minimum rear yard setback shall be 10 feet, except for detached garages and other accessory buildings or parking lots, in which case the minimum setback shall be five feet.

H. Maximum building height for any building or structure shall be 40 feet above average grade measured at the building perimeter.

I. Maximum lot coverage of all buildings shall be 50% of the lot area unless otherwise noted.

J. Maximum floor area of a new building shall be 5,000 square feet except accessory dwelling units (see § 212-128).

§ 212-74 Form requirements.

A. All primary buildings must include a primary entrance facing the street. Primary entrances should be architecturally detailed, incorporating a porch, stoop, or lightwell for single-family homes and porch, stoop, lightwell, canopy, awning or marquis entries for all other primary buildings.

B. New buildings and any new lots should be designed so that buildings fill a minimum of 50% of the lot width in the Hamlet Center.

C. Buildings including commercial uses must include transparent windows with a view to the building interior covering least 50% of the street facing facade area between three feet and eight feet above grade.

D. New multiple-family residences and nonresidential buildings on lots larger than 10,000 square feet must include at least one entry facing the street for every 60 feet of frontage.

E. New buildings must include architectural features such as peaked roofs, architectural brackets supporting a flat roof or an architectural cornice facing the street.

F. New buildings may not have blank walls longer than 30 feet facing any street.

§ 212-75 Buffer areas.

Buildings or other structures or parking areas are required to be setback from perennial and intermittent streams and any state, federal or locally designated wetlands as provided in § 212-124.