Cato Town City Zoning Code
ARTICLE V
Uses Subject to Special Conditions
§ 114-8 General regulations for uses subject to special conditions.
No zoning permit or building permit shall be issued by the Code Enforcement Officer for any land use or activity listed in § 114-7 as having special conditions applicable (SC), until the Code Enforcement Officer is satisfied that the applicable regulations set forth below have been complied with as well as any other relevant requirements of this chapter.
§ 114-9 Accessory dwelling units.
Accessory dwelling units shall be subordinate in area to the principal dwelling unit. The accessory dwelling unit shall not exceed a maximum of 1,500 square feet.
A maximum of one accessory dwelling unit shall be allowed on any one lot.
No accessory dwelling unit shall contain more than two bedrooms.
Accessory dwelling units shall utilize common water and septic facilities with the primary dwelling unit, unless otherwise approved by the Cayuga County Health Department.
All accessory dwelling units shall comply in all other respects with the provisions of local, state, and federal laws, ordinances, rules, and regulations, specifically including the New York State Uniform Fire Prevention and Building Code.
§ 114-10 Bed-and-breakfast.
In order to protect the residential character of the district in which it is located, a bed-and-breakfast facility shall be limited by the following criteria:
A bed-and-breakfast shall only be permitted in a single-family, detached dwelling.
The residential character of the dwelling shall be preserved and no structural alterations, construction features, or site features of a nonresidential nature shall be incorporated. No accessory buildings shall be used for lodging.
The owner/operator of the bed-and-breakfast shall live full-time on the premises.
No more than two nonresidents of the premises shall be engaged as employees of the operation.
A bed-and-breakfast shall have a maximum of five guest rooms.
The maximum length of stay for any guest is 14 consecutive calendar days.
The owner/operator of the bed-and-breakfast shall keep a daily register of all guests staying at the facility.
§ 114-11 Farm stand.
A farm stand shall be permitted as a seasonal accessory use related to an agricultural activity occurring on either a farm or a non-farm parcel, subject to the following regulations:
The farm stand shall be portable and capable of being dismantled or removed from the sales site.
The floor area devoted to the sales of homemade handcrafts items shall not exceed 50% of the total sales area. No commercially packaged handicrafts or commercially processed or packaged foodstuffs shall be sold at a farm stand.
The farm stand will be setback a minimum of 20 feet from any street line and must meet the requirements for traffic visibility across corners and maintain safe sight triangle distances at road intersections in accordance with § 114-16I.
A vehicle not exceeding 10,000 pounds gross weight may be considered a permitted farm stand. However, a vehicle, or any part thereof, customarily known as a tractor-trailer or any containerized storage unit shall not be permitted.
Parking for vehicles shall be provided off of the street pavement.
The total floor area of the stand shall not exceed 400 square feet.
Non-farm parcels. The farm stand shall be solely used for the seasonal display and sale of agricultural and value added products grown or produced on the premises.
§ 114-12 Home occupations.
The home occupation may be conducted in the principal building or in an accessory building, but in either case shall not occupy a floor area greater than that of 25% of the area of the first floor of the principal building or 500 square feet, whichever is less.
The home occupation shall be carried on wholly indoors and within the principal building or within a building or other structure accessory thereto.
There shall be no use of show windows or commercial display or advertising outside the premises to attract customers or clients, except for a home occupation announcement sign or small professional nameplate.
There shall be no exterior storage of materials.
No external alterations, additions or changes to the structure shall be permitted in order to accommodate a home occupation.
No articles shall be sold or offered for sale except as may be produced on the premises or are incidental to a main occupation.
No repetitive servicing by truck for supplies and material shall be required.
The home occupation shall be carried on only by members of the immediate family residing in the dwelling unit plus not more than two additional employees.
§ 114-13 Recreational vehicle, habitation.
One recreational vehicle may be set up on a separate lot or as an accessory structure to an existing dwelling, and used for occupancy in accordance with the following:
A recreational vehicle may be occupied for a period of up to six months per calendar year. Recreational vehicles shall not be rented for on premise habitation.
Location of occupied recreational vehicle on lot must meet all setback requirements.
No decks, porches, roofs, or sheds shall be affixed to any recreational vehicle.
An unoccupied recreational vehicle shall be stored no closer than 20 feet to any rear or side lot line and no closer than 20 feet to the road right-of-way. The recreational vehicle shall not obscure the view by neighbors or oncoming traffic. When so stored, no connections shall be permitted except electrical.
§ 114-14 Accessory slaughterhouse.
The facility must have all necessary federal, state and county licenses and approvals, and comply with all state and federal health and safety regulations.
Slaughter of animals shall take place inside a closed building in a confined area to prevent the transmission of sound associated with the slaughter to the outside.
Off-street parking sufficient to handle all customers, employees, trucks or transport vehicles shall be provided. Parking for all traffic utilizing the business shall be provided for on-site and public roads, and other easements.
A waste management plan for the facility shall be provided and approved, in writing, by the Cayuga County Health Department.
Waste slaughter by-products shall be disposed of in accordance with all applicable federal, state, county, and local regulations. At a minimum, waste shall be disposed of within 48 hours of being produced. Waste shall be stored in airtight containers and shall be confined in fully enclosed structures. Manure from holding areas shall be removed from the site daily or stored in a manner to control odor.
Exterior storage areas, including animal storage areas, and vehicle and trailer storage, shall be fenced and screened from adjacent property and public rights-of-way. Fencing shall be sufficient to provide adequate screening and contain animals securely on the owner's property at all times. Based on site-specific conditions, including topography adjacent structures, and roadways, reasonable efforts shall be made to minimize visual impacts by preserving and/or enhancing natural vegetation, and providing landscape screening to abutting properties and roads.