Use
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Conditions
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(all uses below)
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• Special permit: Special permit review and
approval (Planning Board) are required for any of these uses (except
conversion of a non-residential building to a residential use) in
C, AG, LR, LDR, MDR, HDR, and MR base zones.
• Site plan review: Site plan review and approval (Planning Board) are required when provisions in Article XXIII require them.
• Size/floor area: If the base zone also allows
one of the uses in this table, maximum floor area in the base zone
requirements applies. Otherwise, maximum floor area is limited to
the gross floor area of the principal building at the time of Overlay
District creation. Uses that may expand beyond this area (subject
to site plan review and approval) are noted.
• Off-site impacts: Externalities (noise,
vibration, odor, glare) from normal activity must not be detectible
past the property line in C, AG, LR, LDR, MDR, HDR, and MR base zones.
This does not apply to normal outdoor activities (examples: people
arriving and leaving, playing outdoors, maintenance and groundskeeping).
All other related performance standards for the use in the Town Code
also apply.
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1) Residential principal uses
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Dwelling unit
Separate living quarters for living, sleeping, cooking, eating,
bathing, and sanitation by a family.
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• This use does not need a special permit.
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Live-work dwelling unit
Principal dwelling unit, with connected purpose-built space
on the ground floor for an allowed nonresidential use
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• Area: < 500'2 GFA for a nonresidential use, on the 1st story, with a public entrance
separate from living areas.
• Occupancy: The dwelling unit must be the proprietor's
principal residence.
• Time: Business hours > 8:00 a.m.
to < 8:00 p.m.
• Use: A nonresidential use in a live-work unit may only
be one of the uses below as defined elsewhere in this section.
• Day care center
• Personal service
• Professional office
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2) Lodging principal uses
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Inn
Facility with guest rooms for overnight stays by paying guests.
An inn has an owner or manager that lives onsite and is available
to respond onsite within 60 minutes in the event of temporary absences.
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• Guest room occupancy may only be on a daily or longer
basis.
• Number of guest rooms may be 1 for every > 500'2 of habitable floor area (in the
building, rounded down).
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Short-term rental uses
See 270-5 and 270-219.7 for definition and base requirements.
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• Provisions in 270-219.7 that do not apply in the LHC
Overlay District include D(2), E(2)(b), E(2)(e) and Subsection F.
• A principal building may have 1 dwelling unit used for
short term rental use. For example, in the case of two principal buildings,
each may have one dwelling unit used for short-term rental use.
• A unit may be used for unhosted short term rental uses
year-round with no maximum time limit for occupancy, subject to special
permit review and approval.
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3) Commercial principal uses
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Day care center
Any of these services to unrelated children or adults in a protective
setting.
• Child day care (18 NYCRR Subpart 418-1), small day care
(18 NYCRR Subpart 418-2), school aged child care (18 NYCRR Part 414).
• Adult day health care (10 NYCRR Part 425), social adult
day care (9 NYCRR § 6654.20).
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Mixed residential/commercial
Residential and commercial uses sharing the same building or
lot.
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• A residential use must meet the definition and conditions
of a dwelling unit as a principal use. (See table category 1: Residential
principal uses).
• A commercial use is limited to professional office uses
in this table category (3: Commercial principal uses).
• Maximum employees for commercial uses is 1 per 400'2 of gross leasable area, rounded down.
• Business hours for a commercial use may only be > 7:00 a.m. to < 9:00 p.m.
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Personal service
Providing an intangible product or service to the public or
customers onsite.
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Professional office
Business, administrative or professional offices and facilities;
medical, dental, and health and wellness practices not involving any
overnight occupancy; municipal or other governmental offices.
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Retail use
Onsite sale or rental of a physical product to the public.
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• Limited to arts/crafts/design studios or galleries. Other
types of retail uses are not allowed, unless the base zone allows
it.
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Restaurant/cafe/bar
Preparing or serving meals or drinks to customers onsite or
delivery offsite.
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• Allowed only on a lot that fronts a major or minor arterial
road (Tompkins County Highway Functional Classification). Drive-throughs
are prohibited.
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Retreat/event venue
Use of land and designated structures for gatherings or events
(examples: wedding, private party, fundraiser event, training event,
conference reception).
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• Allowed only on a lot that fronts a collector road, or
major or minor arterial road (Tompkins County Highway Functional Classification).
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4) Civic principal uses
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Community workshop
Facility for people to learn, experiment, invent, or make things
using shared tools and resources, in a collaborative setting. (Examples:
makerspace, hackerspace, community kitchen.)
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Cultural facility
Facility for display, performance, or enjoyment of heritage,
history, arts, or sciences. (Examples: museum, non-commercial gallery,
library, visitor center, indoor arts performance venue by a public
or private entity.)
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• May expand beyond the gross floor area of the principal
building at the time of LHC Overlay District creation, subject to
site plan review and approval.
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Place of assembly
Facility used for public/resident assembly for worship, meeting,
government, or community purposes. (Examples: religious or secular
congregation, community center, common house, amenity center.) This
includes typical ancillary uses. (Examples: meeting room, kitchen,
exercise room, laundry room, workshop, day care center, offices.)
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• May expand beyond the gross floor area of the principal
building at the time of LHC Overlay District creation, subject to
site plan review and approval.
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Private club/lodge
Facility of a private club or organization, mostly open only
to club members and their guests. (Examples: service or lodge based
organization, social club, veterans' club, labor union.)
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School: primary/secondary
NYS recognized school for primary or secondary (K-12) education.
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• May expand beyond the gross floor area of the principal
building at the time of LHC Overlay District creation, subject to
site plan review and approval.
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