Elbridge Town City Zoning Code
ARTICLE IV
Floating Districts
§ 265-19 Planned Commercial (P-C) District.
Purpose. In order to carry out the purpose of this section, Planned Commercial (P-C) Districts shall promote and accomplish the following objectives:
Provide better designed, more appropriately located open space areas;
Conserve natural resources and outstanding land landscape features;
Utilize land more efficiently by creating less extensive networks of utilities and streets;
Create more desirable commercial retail or service areas than would be possible without applying the provisions of this section;
Allow the grouping of buildings in such a manner as to constitute a convenient and efficient shopping center or professional office complex;
Create a land use and development pattern consistent with the goals, objectives and policies of the Town Comprehensive Plan.
General requirements.
No area of less than 10 contiguous acres may be zoned as a P-C District.
The entire area of the P-C District shall be owned or controlled by the same entity.
Dimensional regulations for the district shall be as determined and specified by the Planning Board upon site plan approval.
Signage for the district shall be as determined and specified by the Planning Board and shall generally conform to the provisions of Article VII. The applicant may request a change to the allowed signage, in which case it shall demonstrate special circumstances and the Planning Board shall make specific findings to approve such changes in the allowed signage.
Application and approval procedure.
Application. All applications for a zone change to a P-C District shall be initiated at the discretion of the Town Board.
Concept plan. If the Town Board determines to allow an application to be initiated, such application shall be referred to the Planning Board for its review. The developer shall submit a concept plan of his proposal to the Planning Board. The concept plan shall be approximately to scale, although it need not be to the precision of a finished engineering drawing and it shall clearly show the following information:
The location of the various buildings and their area in square footage;
The general outlines of the interior roadway system and all existing rights-of-way and easements, whether public or private;
Any interior open space system;
The overall drainage system;
If grades exceed 3% or portions of the site have soils which have a moderate-to-high susceptibility to erosion or a moderate-to-high susceptibility to flooding and ponding, a topographic map with contours at intervals of not more than five feet of elevation shall be provided along with an overlay portraying the above susceptible soil areas;
Uses and ownership of contiguous lands.
Additional documentation. The following documentation shall accompany the concept plan:
A complete long environmental assessment form (EAF);
Evidence of the existing and future community demand for proposed uses;
Evidence that the proposal is compatible with the Town Comprehensive Plan;
General statement as to how open space is to be maintained;
If the development is to be phased or sectioned, a general indication of how the phasing or sectioning is to proceed. Whether or not the development is to be phased or sectioned, the concept plan shall show the entire project;
Statement regarding the availability of water supply and sewage disposal;
A general description of the public safety services which will be required and whether such services are presently available;
Evidence demonstrating the applicant's competence to carry out the plan.
Planning Board review of the concept plan. The Planning Board shall review the concept plan and its accompanying documents and shall make a recommendation to the Town Board within 60 days of receipt of the referral. The Planning Board may call upon any Town department and any other public agencies or private consultants that it feels are necessary to provide a sound review of the proposal. The following matters shall be addressed in the referral report:
The consistency of the plan with the Town Comprehensive Plan;
The consistency of the plan with the purposes and objectives of P-C Districts;
Whether the plan meets all of the applicable general requirements;
Whether the plan is conceptually sound in that it meets local and area-wide needs and conform to accepted design principles in the proposed functional roadway system, land use configuration, open space system, pedestrian system and drainage system;
Whether there are adequate services and utilities available or proposed to be made available for the site;
Whether the proposed phasing or sectioning, if any, is feasible and appropriate to the purposes and circumstances of the project. The Planning Board shall consider whether the phasing or sectioning proposed will have an adverse impact upon the completion of the entire project or negative impact in the event that the entire project isn't completed as contemplated.
Town Board action. Upon receipt of the Planning Board's referral report, the Town Board may then determine in its own discretion whether to proceed further with consideration of the application.
Town Board approval. Establishment of a P-C District is a change to the Zoning Map and shall be undertaken in accordance with the provisions of Article XV.
§ 265-20 Kester Homestead Planned Commercial District.
[Added 8-22-2019 by L.L. No. 1-2019]
The district only applies to the 9.2 +-acre parcel designated as Tax Map No. 036.-02-08.0 located at 5606 Kester Road.
Permitted buildings and uses.
This district is designed to create a unified facility to accommodate special events such as weddings, group gatherings, celebrations and similar short term invitation only public assemblies.
Home occupation subject to special permit restrictions set forth in § 265-86D(3) of the Code of the Town of Elbridge, except that up to two employees are allowed and the entire third floor of the main residence may be used.
Other specific event upon approval of the Town Board by resolution after receipt of a request therefore the owner.
The arrangement layout and design of the improvements on the property are limited to those depicted on the site plan drawn by RZ engineering, PLLC, dated May 28. 2019, revised August, 13, 2019, bearing file number C-1, and lighting plan drawn by NLS Lighting, dated July 11, 2019, all as approved by the Town Board and on file in the Town Clerk's office.
Said plan may be amended from time to time by the Town Board by resolution only after recommendation of the Planning Board.
Specific limitations. The specific limitations hereinafter stated may be amended or modified by the Town Board after review and consideration of a special permit therefor.
The specific limitations are as follows:
No new building may be added.
On site activities will conclude no later than 11:00 p.m. on Friday and Saturdays, and 10:00 p.m. on Sunday through Thursday.
Occupation of the site by guest and employees will be limited to 150.
Live or recorded music will be quiet enough so as to be nonoffensive to neighboring properties, and will terminate no later than 11:00 p.m. on Friday and Saturday, and no later than 9:00 p.m. on Sunday through Thursday.
The owner of the property will have sufficient number of representatives on site at all times to ensure the smooth and nondisruptive use of the premises.
Sufficient sanitary facilities will be provided on site for all invitees and all trash generated will be removed and disposed of promptly.
Permanent or temporary use of the site by recreational vehicles other than the once currently located in the southwest corner of the site shall be limited to three additional vehicles.
No fireworks of any kind will be permitted.
Phasing.
Phase 2. The use of the barn and associated facilities will be permitted only after the ZEO/CEO of the Town determines that the required infrastructure and improvements have been completed and are in compliance with the required governmental regulations. Maximum occupancy will then be determined by the Zoning Enforcement Officer.
§ 265-20.1 Hamilton House Planned Commercial District.
[Added 3-23-2023 by L.L. No. 1-2023]
The district only applies to the 12.7 + acre parcel designated as Tax Map No. 039-02-12.1 located at 4507 Hamilton Road.
Permitted buildings and uses.
This district is designed to create a unified facility to accommodate special events such as weddings, group gatherings, celebrations and similar short-term invitation-only public assemblies.
Commercial indoor lodging for special event guests and/or the general public within the existing dwelling.
Other specific events upon approval of the Town Board by resolution after receipt of a request therefore by the owner.
The arrangement layout and design of the improvements on the property are limited to those depicted on the site plan drawn by Eggleston and Krenzer Architects, PC, revised February 23, 2023, bearing file number DWG 1 of 1, all as approved by the Town Board and on file in the Town Clerk's office.
Said plan may be amended from time to time by the Town Board by resolution only after recommendation of the Planning Board.
Specific limitations. The specific limitations hereinafter stated may be amended or modified by the Town Board after review and consideration of a special permit therefor.
No new building may be added without approval of the Town Board.
On-site event activities will conclude no later than 11:00 p.m. on Friday and Saturdays, and 10:00 p.m. on Sunday through Thursday.
Occupation of the site by guest and employees will be limited to 300.
Live or recorded music will not exceed the decibel levels set forth herein and be nonoffensive to neighboring properties and will terminate no later than 11:00 p.m. on Friday and Saturday, and no later than 10:00 p.m. on Sunday through Thursday.
Decibel maximum. The making or operation of any source of sound in such a manner as to create a sound level that exceeds the particular sound level limits set forth as follows shall be prohibited and any such violations shall be subject to fines, fees and prosecution as set forth in Article XIV and XVI herein: between 7:00 a.m. and 10:00 p.m., 70 dBA, and between 10:00 p.m. and 7:00 a.m., 50 dBA when measured at the adjoining property line.
The owner of the property will have a sufficient number of representatives on site, as determined by the Code Enforcement Officer, at all times during events to ensure the smooth and nondisruptive use of the property.
Sufficient sanitary facilities will be provided on-site for all invitees and all trash generated will be removed and disposed of promptly.
Overnight lodging guests shall have quiet hours between 10:00 p.m. and 7:00 a.m.
No fireworks of any kind will be permitted.
Phasing.
Phase 2. (2024 or thereafter) The use of the dwelling for commercial indoor lodging will be permitted only after the ZEO/CEO of the Town determines that the required infrastructure and improvements have been completed and are in compliance with the required governmental regulations.
§ 265-21 Planned Industrial District.
Purpose. In order to carry out the purpose of this section, Planned Industrial Districts shall promote and accomplish the following objectives:
Provide better designed, more appropriately located open space areas;
Conserve natural resources and outstanding landscape features;
Utilize land more efficiently by creating less extensive networks of utilities and streets;
Create more desirable industrial areas than would be possible without applying the provisions of this section;
Create a land use and development pattern consistent with the goals, objectives and policies of the Town Comprehensive Plan;
General requirements.
No area of less than 10 contiguous acres may be zoned for this district.
The entire area of the district shall be owned or controlled by the same entity.
The uses allowed are industrial processes which are conducted entirely within an enclosed building and which do not emit odor, noise, heat, vibration or radiation which is detectable at the property line and do not pose a significant public safety hazard.
Dimensional requirements for the district shall be as determined and specified by the Planning Board upon site plan approval.
Signage for the district shall be as determined and specified by the Planning Board.
Application and approval procedure.
Application. All applications for a zone change to a Planned Industrial District shall be initiated at the discretion of the Town Board.
Concept plan. If the Town Board determines to allow an application to be initiated, such application shall be referred to the Planning Board for its review. The developer shall submit a concept plan of his proposal to the Planning Board. The concept plan shall be approximately to scale, although it need not be to the precision of a finished engineering drawing, and it shall clearly show the following information:
The location of the various buildings and their area in square footage;
The general outlines of the interior roadway system and all existing rights-of-way and easements, whether public or private;
Any interior open space system;
The overall drainage system;
If grades exceed 3% or portions of the site have soils which have a moderate-to-high susceptibility to erosion or a moderate to high susceptibility to flooding and ponding, a topographic map with contours at intervals of not more than five feet of elevation shall be provided along with an overlay portraying the above susceptible soil areas;
Uses and ownership of contiguous lands.
Additional documentation. The following documentation shall accompany the concept plans:
A completed long environmental assessment form (EAF);
Evidence of the existing and future community demand for proposed uses;
Evidence that the proposal is compatible with the Town Comprehensive Plan;
General statement as to how open space is to be maintained;
If the development is to be phased or sectioned, a general indication of how the phasing or sectioning is to proceed. Whether or not the development is to be phased or sectioned, the concept plan shall show the entire project;
Statement regarding the availability of water supply and sewage disposal;
A general description of the public safety services which will be required and whether such services are presently available;
Evidence demonstrating the applicant's competence to carry out the plan.
Planning Board review of the concept plan. The Planning Board shall review the concept plan and its accompanying documents and shall make a recommendation to the Town Board within 60 days of receipt of the referral. The Planning Board may call upon any Town department and any other public agencies or private consultants that it feels are necessary to provide a sound review of the proposal. The following matters shall be addressed in the referral report:
The consistency of the plan with the Town Comprehensive Plan;
The consistency of the plan with the purposes and objectives of district;
Whether the plan meets all of the applicable general requirements;
Whether the plan is conceptually sound in that it meets local and area wide needs and conforms to accepted design principles in the proposed functional roadway system, land use configuration, open space system, pedestrian system and drainage system;
Whether there are adequate services and utilities available or proposed to be made available for the site;
Whether the proposed phasing or sectioning, if any, is feasible and appropriate to the purposes and circumstances of the project. The Planning Board shall consider whether the phasing or sectioning proposed will have an adverse impact upon the completion of the entire project or a negative impact in the event that the entire project is not completed as contemplated.
Town Board action. Upon receipt of the Planning Board's referral report, the Town Board may then determine in its own discretion whether to proceed further with consideration of the application.
Town Board approval. Establishment of a Planned Industrial District is a change to the Zoning Map and shall be undertaken in accordance with the provisions of Article XV.
§ 265-22 Eno Point Planned District.
This district applies only to the lands subject to Eno Point Camper Association, Covenants, Conditions and Restrictions, dated August 19, 1981, and recorded in the Onondaga County Clerk's office on August 19, 1981, in Book of Deeds 2890 at page 180 and as was intended therein was for medium density, seasonal residential use.
Specific district regulations.
Front yard setback: none.
Side yard: two side yards, each one must be five feet in width. All residences shall have a minimum distance of five feet from the side line. However, a deck or an accessory building or structure does not require any set back.
Rear yard setback: none.
None of the foregoing setbacks shall apply to lands owned by Eno Point Campers Association.
Review by Eno Point Campers Association (EPCA). No building permit shall be issued until the application is reviewed and commented upon by the Board of Directors of EPCA. The EPCA shall also comment on the architectural style of any proposed building or structure as well as compliance with the Declaration of Covenants, Conditions and Restrictions, dated August 19, 1981, and the bylaws of the Association.
Proof of sewage disposal and water supply. No building permit shall be issued for an increase in habitable space without certified proof by a competent professional of an adequate sewage disposal system and potable water supply.
§ 265-23 Planned Unit Development (PUD District).
Purpose. It is the purpose of the Planned Unit Development District to provide flexible land use and design regulations so that sites or portions thereof may be developed within the Town incorporating a variety of residential types and nonresidential uses and which contains both individual building sites and common property which are planned and developed as a unit. Where planned unit development is deemed appropriate through the rezoning of land to a Planned Unit Development District by the Town Board, the uses and the dimensional specifications elsewhere in this chapter are herein replaced by an approval process in which an approved plan becomes the basis for continuing land use controls. The district may be established in any area of the Town where the applicant can demonstrate that the characteristics of his holdings will meet the objectives of this district. In order to carry out the foregoing, Planned Unit Developments shall promote and accomplish the following:
Provide a choice of environments, housing types, lot sizes and community facilities available within a planned neighborhood;
Provide more usable open space and recreation areas and conserve natural resources and outstanding landscape features;
Provide for more conveniently located accessory commercial and service areas;
Allow orderly transition from rural to urban uses through creative use of land and related physical development;
Utilize land more efficiently by creating less extensive networks of utilities and streets;
Create a land use and development pattern consistent with the goals, objectives and policies of the Town Comprehensive Plan;
Create more desirable living, shopping and working environments than would be possible without applying the provisions of this section.
General requirements.
Planned Unit Development (PUD) shall have a minimum area of 20 contiguous acres.
The allowed uses shall be determined by the Town Board upon creation of the district.
All Planned Unit Developments are required to dedicate at least 5% of the total district area to a recreational purpose.
The density of allowed uses shall be determined by the Town Board upon creation of the district.
If the district is predominantly residential uses, the Planning Board may, in its discretion, require that some specified percentage of the residential portion of the Planned Unit Development be completed before the nonresidential portion of the development may be developed.
Dimensional requirements for the district shall be as determined and specified by the Planning Board upon site plan approval.
Signage for the district shall be as determined and specified by the Planning Board and shall conform to the provisions of Article VII. The applicant may request a change to the allowed signage, in which case it shall demonstrate special circumstances and the Planning Board shall make specific findings to approve such changes in the allowed signage.
The PUD shall be managed in such a manner that the entire area of it functions as an integrated site. The Town Board shall approve the management plan upon recommendations of the Planning Board.
Application and approval procedure.
Application. All applications for a zone change to a PUD District shall be initiated at the discretion of the Town Board.
Concept plan. If the Town Board determines to allow an application to be initiated, such application shall be referred to the Planning Board for its review. The developer shall submit a concept plan of his proposal to the Planning Board. The concept plan shall be approximately to scale, although it need not be to the precision of a finished engineering drawing, and it shall clearly show the following information:
The location of the various uses and the subdivision of those areas;
The general outlines of the interior roadway system and all existing rights-of-way and easements, whether public or private;
Any interior open space system;
The overall drainage system;
If grades exceed 3% or portions of the site have soils which have a moderate-to-high susceptibility to erosion or a moderate-to-high susceptibility to flooding and ponding, a topographic map with contours at intervals of not more than five feet of elevation shall be provided along with an overlay portraying the above susceptible soil areas;
Uses and ownership of contiguous lands.
Additional documentation. The following documentation shall accompany the concept plan:
A completed long environmental assessment form (EAF);
Evidence of the existing and future community demand for proposed uses;
Evidence that the proposal is compatible with the Town Comprehensive Plan;
General statement as to how open space is to be maintained;
If the development is to be phased or sectioned, a general indication of how the phasing or sectioning is to proceed. Whether or not the development is to be phased or sectioned, the concept plan shall show the entire project;
Statement regarding the availability of water supply and sewage disposal;
A general description of the public safety services which will be required and whether such services are presently available;
Evidence demonstrating the applicant's competence to carry out the plan.
Planning Board review of the concept plan. The Planning Board shall review the concept plan and its accompanying documents and shall make a recommendation to the Town Board within 60 days of receipt of the referral. The Planning Board may call upon any Town department and any other public agencies or private consultants that it feels are necessary to provide a sound review of the proposal. The following matters shall be addressed in the referral report:
The consistency of the plan with the Town Comprehensive Plan;
The consistency of the plan with the objectives of PUD Districts;
The proposed uses and the density of such uses within their intended areas;
Whether the plan is conceptually sound in that it meets local and area-wide needs and conforms to accepted design principles in the proposed functional roadway system, land use configuration, open space system, pedestrian system and drainage system;
Whether there are adequate services and utilities available or proposed to be made available for the site;
Whether the proposed phasing or sectioning, if any, is feasible and appropriate to the purposes and circumstances of the project. The Planning Board shall consider whether the phasing or sectioning proposed will have an adverse impact upon the completion of the entire project or a negative impact in the event that the entire project is not completed as contemplated.
Town Board action. Upon receipt of the Planning Board's referral report, the Town Board may then determine in its own discretion whether to proceed further with consideration of the application.
Town Board approval. Establishment of a PUD District is a change to the Zoning Map and shall be undertaken in accordance with the provisions of Article XV.