Endicott City Zoning Code
PART 3
Overlay and Special Purpose Districts
§ 300-30.1 Purpose.
The Office Overlay District protects and enhances the existing residential neighborhoods in close proximity to commercial and institutional activity centers and along major thoroughfares. The existing activity level and traffic volumes in these areas provide an environment suitable for certain small-scale office uses that can exist in close proximity to neighborhoods without adversely affecting the residential environment. The OO District permits mixed residential and limited small-scale office-type uses on properties that are large enough to accommodate sufficient off-street parking and screening requirements. The preservation and rehabilitation of sound residential structures while accommodating increased use options is the primary function of the district. The OO District is to be overlaid upon the existing residential zoning district.
§ 300-30.2 Permitted and specially permitted uses.
A.
The following uses and structures are permitted in the OO District in existing structures only. The initial conversion is subject to site plan approval:
§ 300-30.3 Lot, area, and bulk requirements.
§ 300-31.1 Purpose.
The purpose of the Hooper Road Overlay District is to encourage smaller-scaled commercial development that reflects the scale and character of adjacent residential neighborhoods, and to support the goals and objectives contained in the Unified Comprehensive Plan. This district allows for conversions of residential properties to neighborhood commercial operations along Hooper Road.
§ 300-31.2 Permitted and specially permitted uses.
§ 300-31.3 Lot, area, and bulk requirements.
§ 300-31.4 Additional requirements.
A.
Parking between the principal building and the street is prohibited.
B.
Internally lit signs are prohibited.
C.
Building design. All development within the HRO District shall employ building and site design standards to ensure compatibility with adjacent residential development. To the maximum extent practicable, development shall employ the following techniques:
(1)
Ensure that all buildings are residential in scale. An enlargement of existing buildings beyond a fifty-percent expansion of the existing footprint is prohibited.
(2)
Roof shapes must incorporate traditional residential designs, such as peaked or hipped roofs. Flat roofs are prohibited.
(3)
Exterior materials are limited to traditional residential siding materials, such as horizontal clapboard, brick, or stone. Metal siding is prohibited.
§ 300-32.1 Purpose.
The Open Space (OS) District preserves and enhances the Town's and Villages' open spaces and recreational areas by protecting these natural amenities and restricting development that does not respect these environmentally sensitive areas and does not conform to the Unified Comprehensive Plan. Open Space Districts are intended to apply to all publicly owned or accessible parks, squares, recreational areas, natural wildlife areas, the waterfront and cemeteries.
§ 300-32.2 Permitted uses.
The following uses are permitted uses:
A.
Publicly owned parks, squares, recreational areas, natural wildlife areas and other open areas.
B.
Cemeteries, including associated facilities, such as mausoleums, columbariums, crematories and chapels, provided that no such structure shall be located within 50 feet of any residential district boundary line.
C.
Botanical gardens, arboretums and conservatories.
D.
Public marinas, boat launches, boat docks and fishing docks.
E.
Outdoor recreational facilities, such as hiking and bicycle trails, greens and commons, sitting areas and picnic areas.
§ 300-32.3 Specially permitted uses.
The following uses are specially permitted uses:
A.
Active recreational facilities, such as ball fields, soccer fields and the like.
B.
Band shells and outdoor theaters, not including drive-in theaters.
C.
Boat rental.
D.
Commercial facilities incidental to the operation of public recreational uses, such as refreshment stands, small concessionaire shops dispensing sporting goods, miniature golf and similar amusement and recreational facilities.
E.
Cultural facilities, such as museums and observatories.
F.
Golf courses, including par-three courses and driving ranges.
G.
Lighting of all outdoor recreational activity areas for nighttime use.
H.
Parking lots of 10 or more spaces.
I.
Public recreation centers, including enclosed and semi-enclosed buildings.
J.
Public schools.
L.
Water collection, storage and distribution uses, such as reservoirs, tanks, dams, water treatment plants, pumping stations and drainage channels.
M.
Zoos.
§ 300-32.4 Lot, area, and bulk requirements.
B.
Yard requirements.
(1)
Minimum front yard setback: average front yard depth of building(s) along the block or 35 feet if no buildings are within 500 feet of the proposed building.
(2)
Minimum side yard setback: not applicable unless adjacent to a residential district, in which case the side yard shall be the same as the required side yard setback in the residential district.
(3)
Minimum rear yard setback: not applicable unless adjacent to a residential district, in which case the side yard shall be the same as the required rear yard setback in the residential district.
(4)
Special setbacks: any area intended for concentrated outdoor activity shall be located at least 30 feet from any residential lot or district and shall be so screened as to provide visual privacy to such lot or district.
§ 300-33.1 Purpose.
The purpose of this district is to provide residents of the Town of Union with a housing alternative and, at the same time, protect and preserve the property of the Town of Union and its inhabitants by regulating mobile homes and mobile home parks.
§ 300-33.2 Procedures and requirements.
A.
The process (general overview) shall be as follows:
(1)
The applicant submits a rezoning petition to the Town Clerk.
(2)
The applicant submits preliminary plans to the Planning Board.
(3)
Upon approval of the preliminary plans by the Planning Board, the plans will be sent to the Town Board. The Town Board will then consider the request to rezone to Mobile Home Park District.
(4)
Provided that the Town Board approves the change of zone request, final plans shall be submitted to the Planning Board.
(5)
Provided that the final plans are approved by the Planning Board, construction may commence after the necessary permits are issued.
B.
Initiation of procedures. The procedures for the MHP District are the same as for the Planned Unit Development District; see Article 65.
C.
Town Board action on development plans. The procedures for the MHP District are the same as for the Planned Unit Development District; see Article 65.
D.
Submission of final plans to the Planning Board. The procedures for the MHP District are the same as for the Planned Unit Development District; see Article 65.
E.
Construction of utilities, roads and subdivision of lots. The requirements for the MHP District are the same as for the Planned Unit Development District; see Article 65.
F.
Revision of development plans. All proposed changes to an approved MHP shall be submitted to and approved by the Planning Board. The following changes are deemed significant and require a public hearing to be held by the Town Board and approval by the Town Board in addition to approval by the Planning Board:
G.
Sanitary facilities.
(1)
Water. All mobile home parks shall be served by an approved water supply.
(2)
Sewer system. All mobile home parks shall be connected to an approved public sanitary sewer system. The system shall be designed and constructed in accordance with the Town of Union Subdivision Regulations[1] and design standards.
[1]
Editor's Note: See Ch. 181, Subdivision of Land, of the Code of the Town of Union.
H.
Electrical distribution system and individual electrical system.
(1)
General requirements. Every mobile home park shall contain an electrical wiring system consisting of wiring fixtures, equipment and appurtenances which shall be installed and maintained in accordance with the local electric power company's specifications and regulations. All wiring fixtures and connections must have the New York Board of Underwriters approval or other authority as designated by the Town.
(2)
Each mobile home lot shall be supplied with not less than a one-hundred-ampere service. If the mobile home is to be heated electrically, then a one-hundred-fifty-ampere service shall be required.
(3)
Electrical distribution lines shall be placed underground.
(4)
All grounding wire shall be maintained.
I.
Other requirements.
(1)
Skirts. Each mobile home owner shall be required, prior to the issuance of a certificate of occupancy, to enclose the bottom portion of the mobile home with either a metal or wooden skirt or other similar permanent material. The skirting shall allow proper ventilation.
(2)
Common open space. Each mobile home park shall have a minimum of 20,000 square feet of recreation area for the common use of the people living within the mobile home park.
§ 300-33.3 Required documents.
A.
The required documents for the MHP District are the same as for the Planned Unit Development District; see Article 65.
B.
In addition to the above-required documents, plans for tie-down provisions for mobile homes located in the floodplain, in accordance with the Floodplain Management District, shall be provided.
§ 300-34.1 Specific requirements.
Refer to Chapter 272 of the Johnson City Code, Chapter 74 of the Town of Union Code, and Chapter 242 of the Village of Endicott Code.