Fallsburg Town City Zoning Code
ARTICLE V
Supplementary Regulations Applying to All Uses and All Districts
§ 310-5.1 Commercial recreation facilities.
Commercial recreation facilities shall be permitted as defined in this chapter but subject to § 310-4.9. However, survival games and paintball activities shall be prohibited.
§ 310-5.2 Domestic farm animals; CAFO regulated.
A.
Domestic farm animals.
(1)
Domestic farm animals accessory to a one-family dwelling are allowed based on the size of the parcel of land as follows: for the first animal unit (each 1,000 pounds of animal weight), a parcel of three acres is required, an additional one acre of land is required for each animal unit up to a limit of 10 animal units. In no case shall there be in excess of 20 individual animals in a Class II agriculture operation, excluding poultry. Poultry shall not exceed 50 birds. Animal weights shall be calculated in accordance with Table 4, Animal Weights.
Table 4 | ||
|---|---|---|
Animal Weights | ||
Type of Animal | Pounds | |
Dairy cattle | ||
Calves | 150 | |
Yearlings | 500 | |
Mature cows | 1,400 | |
Veal calves | 300 | |
Beef cattle | ||
Calves | 100 | |
Yearlings | 500 | |
Mature cows | 1,200 | |
Swine | ||
Feeders | 150 | |
Sow and litter | 375 | |
Boar | 350 | |
Sheep/goats | 100 | |
Horses | 1,000 | |
Poultry | ||
Layers | 2.5 | |
Broilers | 4.0 | |
(2)
Domestic farm animals are allowed only in the following zoning districts: REC and AG.
(3)
Any building housing domestic farm animals shall not be closer to any property line than 150 feet. If adjacent to an R or HR District, the required setbacks shall be 300 feet. Any permitted domestic farm animal shall be kept on the property in which it is allowed and shall be prohibited from roaming onto adjacent or neighboring properties and roadways.
B.
CAFOs regulated.
(1)
Any agricultural operation meeting the thresholds of a "concentrated animal feeding operation (CAFO)" as defined by the State of New York regulations (6 NYCRR 750-1.2(a)(21), shall be classified as a concentrated animal feeding operation (CAFO) use for the purposes of this chapter and shall be prohibited outside of any State-Designated Agricultural District established pursuant to Article 25AA of the Agriculture and Markets Law.
(2)
Nutrient management plan required. All concentrated animal feeding operations shall comply with all regulations regarding the preparation of and compliance with a certified comprehensive nutrient management plan, as defined by the New York State Department of Environmental Conservation.
(3)
Good housekeeping of facilities and grounds shall be practiced at all times and shall be subject to periodic inspection by the Code Enforcement Officer. The violation of any terms of this section, including the comprehensive nutrient management plan, shall be deemed a violation of performance standards subject to abatement in accordance with § 310-5.19.
§ 310-5.2.1 Keeping of domestic household animals.
For the purpose of this section, a "domestic animal" shall be defined as a cat or dog.
A.
A total of not more than four dogs or cats or any combination of both are permitted in any zone, excluding litters (for a period not to exceed six months in age).
B.
Vacant properties without a permanent structure intended for and occupied as a residence for human occupancy shall not be used for the keeping of domestic animals for any purpose in any zone.
§ 310-5.3 Dormitories, fraternity and sorority houses.
Dormitories, fraternity and sorority houses are permitted only as accessory uses to schools, sleep-away camps and retreats, subject to the following supplemental regulations:
A.
All applicable provisions of the Town of Fallsburg and New York State laws and codes must be complied with prior to any occupancy of a structure.
B.
A certificate of occupancy shall be required for each dormitory, fraternity or sorority house; said certificate shall permit occupancy only in accordance with the applicable requirements as stated herein and with the applicable requirements of the New York State Uniform Fire Prevention and Building Code.
C.
No more than 20% of any contiguous lot shall be allocated and devoted to dormitory, fraternity or sorority use, including the required yards, setbacks and parking facilities for said dormitory use.
D.
There shall be a minimum lot area of 2,800 square feet provided per dormitory bed. One dwelling unit with complete housekeeping facilities may be provided for use of a superintendent or supervising staff for every 50 dormitory beds, or major part thereof, and the density shall be based on the density allowed for a single-family dwelling applicable to the zoning district in which it is located. The dormitory room and dwelling unit density shall be calculated after netting out environmental constraints as required in § 310-5.4, and after excluding the lot area allocated and devoted to the principal and other accessory buildings on any site, including the required yards, buffers and parking facilities for said buildings.
E.
The Planning Board, in its approval of the site plan, may permit up to 1/3 of the parking requirement to be provided in overflow parking areas to be graded and seeded and conveniently situated on the approved site plan so that they would be accessible if needed.
F.
The minimum distance between dormitory and all other detached buildings on the lot shall be 50 feet.
G.
The minimum distance of any dormitory from any interior driveway shall be 25 feet.
H.
The minimum distance of any dormitory from any property line of any lot shall be 100 feet.
I.
The maximum height of any dormitory shall be 2 1/2 stories, and 35 feet.
J.
No dormitory room or dwelling unit shall be permitted in any basement or cellar.
§ 310-5.4 Environmental constraints affecting permitted development yield/density.
[Amended 9-30-2025 by L.L. No. 4-2025]
This section shall apply to the subdivision of land into two or more residential building lots, the development of lots for duplex developments, manufactured home developments, PUD and PRD developments, townhouse developments, multiple residences, multifamily residential uses, or nonresidential uses requiring site plan or special use permit approval. For purposes of calculating development yield/density, the following areas shall be subtracted from the gross acreage of a parcel to establish the maximum development yield/density:
A.
Delineated wetlands (applicable prior to development). 100% of that portion of a lot subject to the following shall not be counted as part of any maximum development yield/density requirement: freshwater wetlands regulated by the Army Corps of Engineers; streams; and that portion of any freshwater wetland designated by the New York State Department of Environmental Conservation. No construction shall be permitted within the limits of the freshwater wetland or stream without appropriate federal or state permits.
B.
Floodplains. 50% of any land contained within the 100-year floodplain, as designated on Federal Emergency Management Agency maps, shall not be counted as part of any maximum development yield/density requirement. Any construction within the 100-year floodplain shall follow FEMA guidelines.
C.
Steep slopes (applicable prior to development).
(1)
Not more than 50% of the land area of that portion of each lot may be counted as part of any maximum development yield/density if subject to the following:
(a)
For residentially zoned properties, slopes over 20%.
(b)
For nonresidential zoned properties, slopes over 15%.
(2)
No construction shall be permitted on that portion of a lot with a slope in excess of 35%.
§ 310-5.5 Fences and hedges.
The following shall control the location, height and design of fences or hedges:
A.
In a residential zone, no fence or hedge shall be permitted in the front yard area which will restrict visibility or be greater than four feet in height.
[Amended 7-13-2020 by L.L. No. 10-2020]
(1)
No fence in a rear or side yard shall be greater in height than eight feet in height.
B.
No fence or hedge shall be constructed of any material or in any manner which may be dangerous to persons or animals.
C.
The finished side of any fence shall face the adjoining properties.
D.
In any nonresidential zone, fences or hedges shall be permitted in the front, side and rear yards. A fence or hedge in the front yard shall not exceed six feet and shall only be permitted in order to screen goods and materials stored out-of-doors. A fence or hedge in the side and rear yard of a business or industrial zone may be six feet to eight feet in height.
E.
All fences or hedges, shrubs, trees, etc., must be installed within the property lines of the lot.
F.
Corner lots.
(1)
A fence or hedge along the side street shall be subject to the same restrictions as for a front fence or hedge on a corner lot, and said restrictions will prevail within the setback line of the street. No fence or hedge within the side or rear yard shall exceed six feet in height.
(2)
No fence or hedge, wall or other structure shall be permitted within a triangle formed by two sides measured 25 feet from the point of intersection of the street right-of-way lines and the connecting of the two points 25 feet in distance from the intersecting point of the street right-of-way lines.
G.
No solid fence or hedge shall be constructed or maintained in a manner which shall impede or otherwise obstruct access to the rear of the dwelling for emergency equipment such as firefighting equipment, etc.
H.
Fences or hedges shall be maintained continuously and no fence, hedge or screen plantings shall be permitted to become unsightly or in a state of disrepair.
I.
Fences or hedges existing at the time of the passage of this law that do not comply with these standards shall be deemed a nonconforming appurtenance and shall be treated as are nonconforming uses under this law. If replaced, they shall comply with the requirements of this chapter.
J.
No material intended for temporary use shall be erected as a permanent fence.
K.
A waiver may be granted by the Code Enforcement Office when additional fence or hedge height is required for a pool for religious purposes, only after the applicant submits a drawing stamped by a licensed engineer and a building permit has been issued. Any fences or hedges that exceed 10 feet in height shall required Planning Board review and approval.
[Added 7-26-2021 by L.L. No. 10-2021]
§ 310-5.6 Home occupation; farm produce stand.
A.
In any legally existing dwelling unit or accessory structure, a home occupation may be conducted, provided it is in compliance with the New York State Uniform Fire Prevention and Building Code and the following Town performance standards:
(1)
Space/floor area devoted to home occupation. A home occupation shall be conducted only within the dwelling unit or an accessory building. It shall not occupy more than 25% of the floor area of the dwelling unit. A home occupation within a detached accessory building on the premises shall not occupy more than 500 square feet of floor space.
(2)
Appearance. In no way shall the appearance of the residential structure or the premises be altered by a home occupation, nor shall the home occupation be conducted such that the structure or premises differs from its residential character by the use of colors, materials, premises layout, construction or lighting.
(3)
Home occupations involving classes or instruction. If the home occupation is the type in which classes or instruction is given, there shall be no more than five students or pupils in the dwelling unit or on the premises at any one time.
(4)
Number of employees. Home occupations shall not employ more than one nonresident of the household on premises on a regular basis.
(5)
Outdoor display and storage. There shall be no outside operations, storage or display of products, materials, goods, supplies or equipment associated with the home occupation.
(6)
Off-street parking. The home occupation shall not require more than two on-street parking spaces, for clients or customers, in addition to the off-street parking spaces available to the residence. The two on-street spaces shall be limited to parking within the street frontage of the residence.
(7)
Home deliveries. Deliveries shall not exceed those normally and reasonably occurring from a residence and shall not include more than an average of four deliveries of products or materials per day.
(8)
Signs. There shall be no signs related to the home occupation present on the property, except one sign, not over four square feet in area, indicating only the address and occupant's name and occupation.
(9)
Adverse impacts.
(a)
A home occupation shall not be permitted to produce any offensive noise, lighting, vibration, smoke, electrical interference, dust, odors or heat. Any noise, vibration, electrical interference, dust, odors or heat detectable beyond the property lines shall constitute a violation of the terms of this provision.
(b)
Home occupations which will constitute a fire hazard to neighboring residences, will adversely affect neighboring property values or will constitute a nuisance or otherwise be detrimental to the neighbors because of excessive traffic, excessive noise, odors or other circumstances shall not be approved.
(10)
Hours of operation. In no case shall a home occupation be open to the public at times earlier than 8:00 a.m. nor later than 9:00 p.m..
(11)
Garage sales and yard sales. Home occupations do not include garage sales and yard sales.
(12)
Home occupations shall be permitted subject to site plan review by the Planning Board.
B.
Exemption for farm produce stand. Planning Board approvals shall not be required for farm produce stands accessory to a farm dwelling or an agricultural operation within the Town of Fallsburg on properties located within the AG Districts or farms located within a New York State Agricultural District as established under New York State Agriculture and Markets Law. Farm stand signs shall not exceed four square feet and shall be limited to not more than two signs.
§ 310-5.7 Hunting and fishing cabins.
[Amended 7-26-2021 by L.L. No. 14-2021]
Hunting and fishing cabins shall be placed no less than 100 feet from the edge of the road pavement. They shall have a floor area between 600 square feet and 800 square feet dependent on the zone in which the property is located. Cabins shall not exceed 800 square feet and may not be occupied for more than 30 consecutive days in any calendar year. No cabin shall be located within 100 feet of a lake or stream.
§ 310-5.8 Institutional uses.
Institutional uses other than specific institutional uses otherwise identified in this chapter may be permitted by special permit of the Planning Board, except as allowed in the B Zoning District subject to site plan approval only. The Planning Board recognizes the broad range of community benefits and enrichment contributed by uses of this class. Due to the wide range of possible uses and their potential for disruption of community services and incompatible conditions within established residential neighborhoods, the Planning Board has the authority to grant such special permits for construction or conversion of existing uses to institutional uses or to deny such application if it deems necessary.
A.
In addition to the evaluation of such proposed uses pursuant to Article VI, the Planning Board may require in any application for a special permit hereunder that a complete written description of the proposed use be submitted with the initial application. The narrative should include occupancy of the land or buildings, ownership and the relationship of the applicant to the owner.
B.
The Planning Board shall require that the applicant submit a prospectus as to the operation of such facilities setting forth fully the extent of public services required in support of such use, including but not limited to public water, sewage disposal, maintenance of access from the nearest state or county highway, educational services, including any capital construction, recreation requirements, fire protection (including evidence of insurability), police services (ground security, etc.) evidence of liability insurance and rating, and municipal administration. If it shall appear that, by virtue of any lawful tax exemption entitlement, the proposed use will create undue fiscal demands upon the Town, the Planning Board may require alternative arrangements for provision of such services at the applicant's expense, or payment of reasonable fees in lieu thereof.
C.
In the case of institutional uses which provide accommodations for participants thereof for periods in excess of 24 hours, the Planning Board shall require that records of such participants be maintained in the same manner as set forth in the New York State Rules for Innkeepers.
D.
Where institutions are not open to the general public without regard to race, religion, nor national origin, or as private institutions do not comply with the Civil Rights Act of 1964, as amended,[1] the Planning Board may deny such permit without further requirements for findings hereunder.
[1]
Editor's Note: See 42 U.S.C. § 2000(e) et seq.
E.
In granting such special permit, the Planning Board shall limit the intensity of use of any such structures or buildings to the extent such structures or buildings were used for conventional uses permitted in the district where located. Such limitation shall include in detail the scope of operations submitted by the applicant as may be modified by the Planning Board in the interest of the public health and safety. All accessory uses to institutional uses shall comply with the provisions of this chapter for area, setbacks, access and applicable supplementary regulations.
§ 310-5.9 Junkyards and dumps.
Junkyards and dumps must comply with all requirements of § 310-5.20. Any existing nonconforming junkyard or dump must comply with the Town's screening and landscaping requirements within one year of the enactment of this chapter.
§ 310-5.10 Landscaping and buffering.
Any land area not developed shall be preserved in natural landscape. The removal of vegetation and/or trees shall be regulated by § 310-11.2. The following varieties of trees are prohibited in meeting the requirements of this section: poplars, willows, seed-bearing locusts, box elders, and any species which does not normally grow to a height of 15 feet.
A.
Landscape area percentage. An area not less than 15% of the total lot area to be developed shall be landscaped. No area shall be maintained with bare soil. All ground surfaces not used for buildings, sidewalks, roadways, or other impermeable surfaces shall be covered with live grass, turf, shrubbery, trees, ground cover, flowering plants or appropriate mulching and only those areas with live plant materials shall be included in the calculation for determining compliance with the percentage of lot coverage.
B.
Front yard landscape setback. There shall be a landscape setback area having a minimum width of 20 feet adjacent to all public rights-of-way. Loading areas, outside storage and outside display areas shall not encroach into the landscape setback. No parking or maneuvering areas are permitted within the landscape setback with the exception of ingress and egress drives. The landscape setback shall contain grass, ground covers, shrubs, trees, or any combination thereof, as provided herein. The landscape setback shall contain, at a minimum:
(1)
One tree with a diameter at breast height of 2 1/2 inches shall be planted per 50 feet, or fraction thereof, of street frontage within the landscape setback.
(2)
The required landscape setback landscaping shall not count toward parking lot screening or parking area landscaping requirements of § 310-8.5.
C.
Side and year yard landscape setback. A landscape buffer of at least 20 feet shall be required for the side yards and the rear yard. Where existing trees are retained within this buffer, no additional plantings shall be required. If no trees exist within the side or rear yards, one tree with a diameter at breast height of 2 1/2 inches shall be planted per 50 feet along the property line in side/rear yards.
D.
Residential buffer. In addition to the requirements noted above, when a nonresidential land use, multifamily development or manufactured home park abuts an existing residence or a vacant parcel where residential development could occur, a six-foot-high wood opaque fence shall be required along the side and rear yards to screen adjacent residential uses. The fence shall be installed so that the finished side of the fence faces the adjoining residential property. If the adjacent residential lot is vacant, the Planning Board may waive this requirement until such time that a residence is constructed on the adjoining parcel, at which point the required residential buffer fence shall be installed by the nonresidential land use, multifamily development or manufactured home park developer.
E.
Time of completion. All landscaping required by this chapter shall be installed prior to occupancy or commencement of use. Where this compliance is not possible because of time of year, the Planning Board may grant an appropriate delay, provided a security bond is posted.
F.
Invasive species. No application shall be approved which includes landscaping materials identified as invasive species as set forth in NYCRR Part 575.
G.
Where the standards in this section are inconsistent with provisions elsewhere in this chapter or the Town Code, the more restrictive shall apply.
§ 310-5.11 Lighting of nonresidential and residential properties.
Site lighting should be sufficient to facilitate the safe and convenient circulation of motorists and pedestrians, but not too bright so as to produce excessive light and glare. Given the rural nature of the Town, coupled with the close proximity of residences in the vicinity of the Town's commercial and industrial areas and certain residential developments, including PRD, PUD, duplex, townhouse, manufactured home developments and multifamily developments, lighting shall be designed, directed and shielded in such a manner that direct light does not leave the perimeter of the site. All outdoor lighting, including the fixture, pole, and other supporting elements, shall be designed to complement the overall design of the site and prevent excessive glare. To minimize excessive lighting, entry points and pedestrian crosswalks can be lit with accent lighting that helps to define these areas. Such lighting shall be provided utilizing architectural-grade equipment and shall not exceed 0.9 footcandle measured at ground level. Lower-level lighting can then be used in other areas of the site where less lighting is required. Shorter lighting poles can also be used to light pedestrian walkways and/or the use of light posts also referred to as "bollards." The following additional standards shall be required:
A.
Spillover of light. All lighting shall be designed so as to avoid unnecessary or unsafe spillover of light and glare onto operators of motor vehicles, pedestrians and land uses in proximity to the light source.
B.
Timing mechanisms. Timing mechanisms and photo cells to reduce light levels and conserve energy during nonoperational hours shall be installed.
C.
Lighting on building. Light that is mounted on the building shall also be downlit and integrated as an architectural component of the building.
D.
Height of light poles. Light pole heights shall not exceed building heights and none shall exceed 25 feet in height.
E.
Type of bulb. Low-pressure or high-pressure sodium lights, metal halide, fluorescent and compact fluorescent lights are encouraged. All lighting over 2,000 lumens in strength shall meet the full cutoff standard of the Illuminating Engineering Society of North America (IESNA).
F.
Cutoff lens. All pole-mounted lighting [as shown below] shall have a full-cutoff lens that does not allow light to shine above a ninety-degree angle measured from the vertical line from the center of the lamp.
G.
Type of fixture. Examples of appropriate lighting fixtures are illustrated below.
 |
§ 310-5.12 Manufactured homes on individual lots.
To preserve neighborhood character and avoid excessive dissimilarity in existing residential one-family areas, the following standards shall apply to manufactured homes on individual lots:
A.
Foundation. All manufactured homes shall be constructed on a monolithic slab, full foundation or crawl space. If constructed on a full foundation, it must be engineered for the structural integrity of the steel girders.
B.
Skirting specifications.
(1)
Masonry block with mortared joints.
(2)
Pressure-treated plywood, pressure-treated studs with stucco surface.
(3)
Steel studs with pressure-treated plywood with a stucco surface.
(4)
Stone or brick imitation Styrofoam panel system (with plywood backing).
(5)
An architectural designed skirting approved by the Code Enforcement Officer.
C.
Prohibited materials used for skirting.
(1)
Aspenite.
(2)
SPF lumber.
(3)
Standard vinyl manufactured home skirting shall only be allowed in manufactured home parks.
D.
Manufactured home dimensions.
(1)
REC Districts: minimum width of 14 feet.
E.
Age of manufactured home. No manufactured home older than 12 years shall be placed in the Town of Fallsburg.
F.
Roof. Roofing material shall be shingled or standing seam metal roofing.
G.
Utilities. Upon application for a building permit for the installation or hookup to utilities of a manufactured home on an individual lot, the Code Enforcement Officer shall review the proposal with respect to the standards contained in this section, to determine whether the manufactured home conforms to the requirements of this chapter. If the Code Enforcement Officer (CEO) shall find that the proposal does not meet the zoning requirements set forth herein, the CEO shall not issue a permit.
§ 310-5.13 Manufactured home developments.
Manufactured home developments may be permitted at a maximum density of two units per acre by the Planning Board, provided the site is served by private or public water and sewer and subject to the following specific requirements:
A.
Permit. In granting any permit hereunder, the Planning Board shall insure that any manufactured home development is adequately buffered or designed into the existing character of the neighborhood. A minimum fifty-foot front, side, and rear yard requirement shall be provided along the boundary of all manufactured home developments. Where no development currently exists adjacent to the proposed manufactured home development, the design of such manufactured home development will be consistent with the potential uses of adjacent property in accordance with the zoning.
B.
Code requirements. Manufactured home units shall meet the requirements of the New York State Uniform Fire Prevention and Building Code and United States Department of Housing and Urban Development Standards.
C.
Manufactured home stands. The manufactured home shall be affixed to a permanent foundation or placed on a concrete slab with anchored tie-downs. Each manufactured home stand shall have attachments for waste disposal and water supply, and the waste disposal and water supply facilities shall be properly connected to the public sewer and water system (or other equivalent method of sewage disposal and water supply properly installed and approved by the proper health authority).
D.
Skirting. Each manufactured home shall be skirted around the bottom portion with approved metal, wood or other durable material and properly ventilated, within 60 days from the date of placement of the unit. Allowable materials for skirting include masonry block with mortared joints, pressure-treated plywood, pressure-treated studs with stucco surface, steel studs with pressure-treated plywood with stucco surface, stone imitation Styrofoam panel system (with plywood backing), or an architectural designed skirting approved by the Code Enforcement Officer. Prohibited materials include: aspenite or SPF lumber.
E.
Patio and decks. Patio pads or decks shall be located so as to provide safe and easy access to and from the manufactured home.
F.
Enclosures. Awnings, patios, decks, and enclosures may be provided of any size, provided that they are not placed closer than eight feet to an adjacent manufactured home site and not closer than 25 feet to an adjacent manufactured home.
G.
Accessory structures. No nonintegral structural addition or other accessory building or structure in excess of 10 feet by 10 feet, or a total of 100 square feet, shall be permitted on any manufactured home lot.
H.
Fuel supply and storage.
(1)
Liquefied petroleum gas storage containers having a capacity exceeding 125 gallons shall be set back at least 25 feet from the nearest manufactured home, structure, building or lot line.
(2)
Supports or stands for fuel storage tanks are to be of a noncombustible material.
(3)
All fuel oil tanks and liquefied petroleum gas tanks shall be located not less than five feet from any exit.
(4)
See also § 310-5.25.
I.
Electric service. Every manufactured home development shall contain an electrical wiring system consisting of wiring fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electrical power companies' specifications and regulations. All wiring fixtures must have the approval of an electrical inspection agent designated by the Town Board. Each manufactured home stand shall be supplied with not less than one-hundred-ampere electrical service installed underground. Adequate lights shall be provided to illuminate streets, driveways, and walkways, for the safe movements of vehicles and pedestrians at night. A minimum lighting level of 0.3 footcandle shall be provided. All electrical distribution lines shall be placed underground.
J.
Telephone and cable. When telephone and television cable service is provided to manufactured home spaces, the distribution system shall be placed underground.
K.
Service buildings.
(1)
Service buildings, if provided, including housing sanitation facilities, shall be permanent structures complying with all applicable regulations concerning buildings, electrical installations and plumbing and sanitation systems.
(2)
The service building shall be well lighted at all times of the day and night, shall be well ventilated with screened openings, shall be constructed of moistureproof material, which may be painted woodwork, as shall permit repeated cleaning and washing, shall be maintained at a temperature of at least 65° F. during the period from October 1 to May 1. The floors of service buildings shall be of water-impervious material.
(3)
All service buildings and the grounds of the development shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
L.
Roads. All roads shall be constructed to meet Town specifications for private roads.
M.
Landscaping. The Planning Board may require measures, including landscaping or accessory improvements, to prevent a monolithic appearance to the development. In general, every means to assist in blending such developments into the general form and character of the community shall be incorporated in the design of such development, to enhance the permanency and stability of the neighborhood being developed. The Planning Board may require any extraordinary measures, including covenants and surety, to guarantee the provisions of this section are fully adhered to in the continuing operation of such developments.
N.
Lighting. Site lighting should be sufficient to facilitate the safe and convenient circulation of motorists and pedestrians and conform to § 310-5.11 of this chapter.
§ 310-5.14 Multifamily development.
The following standards shall apply to multifamily developments constructed after the effective date of this chapter. Existing legal multifamily developments shall not be considered nonconforming by virtue of the following supplementary regulations, provided they are located in districts where such uses are permitted:
A.
Public sewer and water required. All multifamily developments shall be serviced by approved public sewer and public water.
B.
Ingress and egress. Access and egress from the proposed development shall be to a street determined by the Planning Board to be adequate for the level of traffic anticipated from the development. Such entrances and exits shall be at least 100 feet from any intersection and shall have at least 400 feet of sight distance in both directions.
C.
Separation from watercourse. No building shall be located within 100 feet of any pond, reservoir, lake or watercourse.
D.
Density bonus for senior dwellings. The Planning Board may allow an additional residential density equivalent to 10% of dwelling units allowed on the property in accordance with the district regulations, provided these additional units shall be designed for, and the occupancy restricted to, persons 60 years of age or older. Such units shall consist of no more than one bedroom.
E.
Landscaping and buffering. Multifamily developments shall be buffered from surrounding conventional residence areas by landscaping or fencing areas occupying the required yards.
F.
Design. Multifamily building design features:
(1)
No multifamily building shall be longer than 160 feet.
(2)
No horizontal roofline of any structure will exceed 80 feet without a break of at least 5% of the building width.
(3)
Facades shall incorporate wall plane projections or recesses. The uninterrupted length of any facade shall not exceed 50 horizontal feet. Recesses or projections shall be used to break up the mass of the horizontal facade and shall be at least five feet and extend at least 20% of the length of the facade to create distinct wall modules.
(4)
No multifamily building shall be located closer than 31 feet to another multifamily building, and said space shall be landscaped. The only improvements permitted within this minimum separation distance are walkways, and landings or decks of less than five feet in width and earthwork retaining walls. No porch or similar structure shall protrude or be installed into this required separation. If fire flow calculations can be met, per ISO standards, then the required separation distance between buildings may be reduced to a minimum of 25 feet.
[Amended 7-13-2020 by L.L. No. 8-2020]
(5)
Refuse containers shall be provided in accordance with § 310-4.7H.
(6)
Adequate outdoor child play space shall be provided as required by the Planning Board.
(7)
Construction materials, in addition to conformance to the New York State Uniform Fire Prevention and Building Code, shall be of a color and texture characteristic of the adjacent residential development.
(8)
Lighting shall be provided in accordance with § 310-5.11.
(9)
Walks shall be provided throughout the development area that will insure that vehicular drives shall not be required for pedestrian circulation.
G.
Termination of a nonconforming multifamily development use. The discontinuance of a nonconforming use for a period of two years and/or the change of use to a more restricted or conforming use for any period of time shall be considered an abandonment thereof, and subject to the termination requirements of § 310-9.8.
§ 310-5.15 Noise standards.
A.
Excessive noise shall be muffled so as not to be objectionable due to intermittence, beat frequency, shrillness or volume, and no internal combustion engine shall be run without a working muffler.
B.
The maximum permissible sound pressure level of any continuous, regular or frequent source of sound produced by any activity regulated by these regulations shall be established by the time period and proximity to residential land uses as shown in Table 5 below. Sound pressure levels shall be measured at all major lot lines, at a height of at least four feet above the ground surface.
(1)
The levels specified may be exceeded by 10 decibels for a single period, no longer than 15 minutes, in any one day.
(2)
Both dB(A) and dB(C) scales shall be used, and a violation of either standard shall be deemed to constitute a violation of these regulations.
Table 5 | ||||
|---|---|---|---|---|
Sound Pressure Levels | ||||
Sound Pressure Limits (decibels) | ||||
7:00 a.m. to 10:00 p.m. | 10:00 p.m. to 7:00 a.m. | |||
Type of Use and Proximity to Residential Development | dB(A) | dB(C) | dB(A) | dB(C) |
Commercial and industrial uses | 60 | 72 | 50 | 62 |
Within 500 feet residences | 55 | 67 | 45 | 67 |
C.
Noise shall be measured with a sound level meter meeting the standards of the American National Standards Institute (ANSI S1.401961), American Standard Specification for General Purpose Sound Level Meters. The instrument shall be set to the appropriate weight response scales and the meter to the slow response. Measurements shall be conducted in accordance with ANSI 51.2-1962, American Standard Method for the Physical Measurement of Sound.
D.
No person shall engage in, cause, or permit to be engaged in very loud construction activities on a site abutting any residential use between the hours of 9:00 p.m. one day and 7:00 a.m. of the following day. Construction activities shall be subject to the maximum permissible sound level specified for commercial and industrial uses for the periods within which construction is to be completed pursuant to any applicable building permit. The following uses and activities shall be exempt from the sound pressure level regulations:
(1)
Noises created by construction and maintenance activities between 7:00 a.m. and 9:00 p.m. (Monday through Friday) and 8:00 a.m. and 5:00 p.m. (Saturday, Sunday and holidays).
(2)
The noises of safety signals, warning devices and emergency pressure relief valves and any other emergency activity.
(3)
Traffic noise on existing public roads, railways or airports.
(4)
Activities of a temporary nature unable to meet these requirements, upon approval following development review by the Planning Board.
E.
Exemptions. The maximum permissible sound levels of this section shall not apply to any of the following noise sources:
(1)
Sound needed to alert people about an emergency or building, equipment, or facility security alarms.
(2)
Repair or construction work to provide electricity, water or other public utilities between the hours of 7:00 a.m. and 9:00 p.m., except for emergency repairs which shall not be restricted by time.
(3)
Construction operations (including occasional blasting in construction) and repairs of public facilities between the hours of 7:00 a.m. and 9:00 p.m., except for emergency repairs which shall not be restricted by time.
(4)
Agricultural operations.
(5)
Motor vehicles when used on public streets in accord with state regulations.
(6)
Aircraft.
(7)
Public celebrations, specifically authorized by the Town, the county, state or federal government body or agency.
(8)
Unamplified human voices.
(9)
Routine ringing of bells or chimes by a place of worship or municipal clock.
F.
Any violation of any provision of this chapter or any term or provision of any permit issued hereunder shall be deemed a violation of this chapter.
[Added 7-26-2021 by L.L. No. 11-2021]
(1)
Upon receipt of a complaint, a Code Enforcement Officer or Fallsburg police officer shall investigate, and, if determined that a violation exists, the officer shall serve a notice of violation ordering the violation to be remedied. The notice shall state the nature of the violation and the Code section violated. The notice shall advise as to the time to remedy (which could be immediately in certain circumstances) as well as state that failure to comply may result in proceedings to compel compliance and/or assess penalties in accordance with the Town of Fallsburg Code.
§ 310-5.16 Outdoor furnaces.
A.
Title; authority. This section shall be known as the Town of Fallsburg "Outdoor Wood-Burning Boiler Law." It is adopted pursuant to the authority of Article 2, Subsection 10, of the New York State Municipal Home Rule and the powers granted to the Town by virtue of Article IX, Subsection 2(C)(5) of the New York State Constitution.
B.
Legislative intent. Outdoor wood-burning boilers (OWB) may provide an economical alternative to conventional heating systems. However, the New York State Attorney General's office and the New York State Department of Environmental Conservation found that OWBs are among the dirtiest and least economical modes of heating. OWBs produce offensive odors and fine particulate matter pollution with negative short-term and long-term health consequences. Outdoor wood-burning boilers (OWB) also deprive neighboring residents of the enjoyment of their property and/or use of their premises. Since neither federal nor New York State laws adequately regulate outdoor wood-burning boilers, this Town of Fallsburg section is intended to impose reasonable limits and performance standards on OWBs so that OWBs do not endanger the health, safety, comfort, and general welfare of the residents and inhabitants of the Town of Fallsburg.
C.
Definitions. As used in this section, the following terms shall have the meanings indicated:
EPA-APPROVED
An outdoor wood-burning boiler device that has been tested and demonstrated to meet current United States Environmental Agency (EPA) emission standards for such device, and has received certification of approval from the EPA.
OWB
Commonly known as an "outdoor wood-burning boiler." A self-contained unit designed to provide heating to a building or structure, which unit is located outside of that building or structure.
SMOKESTACK
What is commonly known as a "chimney."
D.
The permitted use of all OWBs located within the Town of Fallsburg shall not violate § 310-5.20 or § 310-5.19A(4) of the Zoning Chapter. An order to remedy and cease usage may be issued by the Code Enforcement Office for OWBs determined to be in violation of § 310-5.20 or § 310-5.19, and, until such order is complied with, the use of the OWB shall be prohibited.
(1)
OWBs shall be prohibited in the following zones: R, HR, PUD, PRD, B and MX zones.
(2)
The use and installation of such furnaces shall follow all operating and installation instructions supplied by the manufacturer.
(3)
In areas where OWBs are permitted, a property must be a minimum of two acres.
(4)
A permitted OWB shall not be placed within 70 feet of any rear or side lot lines of an adjoining property, and shall not be permitted in any area of a front yard.
(5)
No OWB shall be placed within 25 feet of any dwelling or attached porch/deck situated on a property.
(6)
The only fuels allowed shall be those listed fuels recommended by the manufacturer. The following are prohibited: trash, plastics, gasoline, rubber, household garbage, material treated with petroleum products, particle board, railroad ties, pressure-treated woods, leaves, paper products, and cardboard.
(7)
Users shall follow the manufacturer's written loading instructions for recommended loading times and fuel amounts.
(8)
The owners of an outdoor wood-burning boiler must provide continuous, sufficient and substantial cover for permitted fuel to ensure that the exposure to moisture does not jeopardize the integrity of the fuel, as per Subsection H.
(9)
New smokestacks shall be no less than two feet above the peak of the roof associated with the dwelling which it serves. Smokestacks in existence prior to enactment of this law shall not be less than 12 feet high measured from the base of the OWB to the top of the spark arrestor.
(10)
Lawfully permitted OWBs that are intended for use after April 15 to October 15 shall be required to receive a special permit from the Zoning Board of Appeals for continued operation and only for the purpose of heating domestic hot water or swimming pools, provided the emissions do not generate complaints of affecting air quality or any normal property usage of neighboring properties in any manner that may be detrimental to humans, domestic animals, livestock or protected wildlife.
(11)
OWB boilers must be EPA-approved.
(12)
No more than one OWB shall be permitted on any lot regardless of the amount of dwellings situated on the lot.
E.
Permit required. No person, firm or corporation shall cause, allow, install or maintain the use of an outdoor wood-burning boiler (OWB) within the Town of Fallsburg without first having obtained a permit from the Town of Fallsburg Code Enforcement Office. Existing OWBs prior to the enactment of this law shall also be required to obtain a building permit.
F.
Permit fee. The permit fee shall be determined by the Fallsburg Town Board.
G.
Existing outdoor furnaces:
(1)
Any OWB in existence on the effective date of this section shall be permitted to remain, provided that the owner applies for and receives a permit and installs a smokestack that shall not be less than 12 feet high measured from the base of the OWB within three months of official notification from the Town of Fallsburg Building Department. The fee for existing OWBs shall be waived.
(2)
Preexisting OWBs situated in all prohibited zones shall be eliminated from use within three years from the date of enactment of this section.
H.
Storage requirements for permitted fuels for all wood-burning devices (including existing and newly installed woodstoves and fireplaces in all zones).
(1)
A tarp (brown or dark green in color only) may be used in lieu of a structure to protect permitted fuels. Colored tarps of any other color shall be prohibited.
(2)
Bulk wood log deliveries delivered within 75 feet of edge of road of any quantity shall be cut into manufacturer-specified, neatly stacked lengths or neatly stacked bulk lengths and appropriately covered within 30 days of delivery date and/or notice of violation by the Code Enforcement Officer.
I.
Penalties for offenses.
(1)
Any person, firm or corporation violating any provision of this section shall be fined not less than $100 but no more than $1,500 for each offense, and a separate offense shall be deemed committed on each day during or on which a violation occurs or continues to exist.
(2)
Any violation of this section is hereby deemed to be a nuisance, and, in addition to any other relief provided herein, the Town may apply to a court of competent jurisdiction for an injunction to prohibit the continuance of any violation of this section.
§ 310-5.17 Outdoor storage.
Outside storage must be on the premises of the business or in close proximity to the premises. Outside storage must be obscured from view by opaque fencing, screening, or landscaping. The height of the stored material may not exceed the height of the screening. The plans or drawings for any proposed screening must be submitted to the Planning Board. Unsafe storage of waste or hazardous material that creates a pollution threat or a fire hazard is not permitted. Storage is limited to the rear of the principal building (see also § 310-5.26).
§ 310-5.18 Outdoor cafe and seating.
No outdoor cafe shall be allowed to operate in any outdoor area unless a permit has been obtained from the Planning Board. Any request to operate an outdoor cafe must be made in writing to the Planning Board on an application provided by the CEO.
A.
Application. The application must obtain the following information:
(1)
The name, address, and telephone number of the applicant and property owner.
(2)
The name, address, and telephone number of the establishment for which it is sought.
(3)
The days and hours for which the permit is sought.
(4)
The number of tables and chairs desired for the area and a rendering of the positions of the tables relative to entrances, exits, and the sidewalk.
(5)
A site plan and building plan drawn to scale showing proper clearance around ingress and egress to buildings and fire safeguards.
(6)
An indication of all fixtures such as decking, planters to be used and a schedule of removal when the cafe is not in operation.
(7)
A survey map indicating property lines and clear indication that the fixtures will not cross neighboring property lines or a public street line.
(8)
Any other information the Planning Board may find reasonably necessary for the fair determination as to whether the permit should be issued.
B.
Process. Upon receipt of the application, the Code Enforcement Officer shall send a copy of the application to the Chief of Police for comment and recommendation within 10 days. Notice of permit issuance, with any conditions or restrictions attached, will be distributed to the applicant, the Code Enforcement Officer and the Chief of Police. The permit holder shall conspicuously post the permit on the establishment so that it is visible from the street and shall keep the same posted for the duration of the permit.
C.
Permit compliance. The permit holder shall abide by all applicable federal, state and local rules, regulations and local laws included in this chapter. The permit may be conditioned upon modifications or restrictions intended to ensure compliance with the applicable provisions of the Town Code and the general protection of the health, safety and welfare of the public.
D.
Fee. The annual fee for processing an outdoor cafe application shall be as set from time to time by resolution of the Town Board.
E.
Maintenance. Property shall be kept clean and refuse-free. The Code Enforcement Officer shall be authorized to require an appropriate number of garbage cans or other refuse containers deemed necessary based upon the number of seats proposed for the outdoor cafe.
F.
Hours of operation. Outdoor cafes located in a mixed-use district shall be allowed to operate no earlier than 7:00 a.m. and shall close by 11:00 p.m.
G.
Noise. Outdoor cafes shall not use music or noise-amplification devices under any circumstances.
H.
Lighting. Lighting of outdoor cafes shall be minimal and shall be installed so that the direct or indirect illumination from the source light shall not cause illumination on abutting properties.
I.
Insurance. Business owners shall be required to carry an insurance policy for outdoor cafes and also indemnify the Town of Fallsburg.
J.
Revocation of permit. Failure to comply with the outdoor cafe permit shall be grounds for the immediate revocation of the outdoor cafe permit.
K.
Expiration of permit. All outdoor cafe permits shall expire on December 31 of each year.
L.
Appeals. Appeals from the issuance, denial, revocation or other condition of a permit may be taken to the Zoning Board of Appeals by any aggrieved person within 30 days from the date of the issuance, denial, revocation or other condition by filing written notice with the Board of Appeals on forms provided by the Code Enforcement Office.
§ 310-5.19 Performance standards restrictions on creation of dangerous and objectionable elements.
Every use shall comply with the following performance standards that are herein established to eliminate the potential introduction or creation of any dangerous or objectionable elements:
A.
Measurement at the point of emission. Unless otherwise set forth herein, the following dangerous and objectionable elements shall be measured at the point of occurrence and at the location of the use creating same, and these shall be limited as follows:
(1)
Explosives. Activities involving the wholesale storage or manufacture of materials or products which decompose by detonation are prohibited, except for those under the jurisdiction of the appropriate licensing agency. The list of materials or products which decompose by detonation when in sufficient concentrations includes, but is not limited to, the following:
Table 6 | |
|---|---|
Explosive Materials | |
(a) | Acetylides. |
(b) | Azides. |
(c) | Chlorates. |
(d) | Dynamite. |
(e) | Blasting gelatin. |
(f) | Fulminales. |
(g) | Anhydrous hydrazine. |
(h) | Ammonium nitrates. |
(i) | Dinitroresorcinol. |
(j) | Dinitrotoluene. |
(k) | Guanidine nitrate. |
(l) | Gun cotton (cellulose nitrate with nitrogen content in excess of 12.2% or pyroxylin). |
(m) | Hexamin. |
(n) | Nitroglycerin. |
(o) | Petn. (pentaerythritoltetranitrate). |
(p) | Picric acid. |
(q) | Tetryl (trinitrophenylmethyltramine). |
(r) | Cyclonite or hexogen (cyclotrimethylene trinitramine). |
(s) | Dinol. |
(t) | Petryl. |
(u) | TNT (trinitrotoluene). |
(v) | Perchlorates (when mixed with carbonaceous materials). |
(w) | Black powder and fireworks. |
(x) | Green fire. |
(y) | Permanganates. |
(z) | Peroxides (except hydrogen peroxide in concentrations 35% or less in aqueous solution). |
(2)
Fire hazards. Except for the storage of firewood and heating fuel accessory to the operation of a permitted principal or special use, all activities involving, and all storage of, flammable and explosive materials shall be provided with adequate approved safety devices against the hazard of fire and adequate firefighting and fire-suppression equipment and devices standards in this industry. Burning of waste materials in open fires is prohibited. The relevant provisions of other state and local laws and regulations shall also apply.
(3)
Radioactivity or electrical disturbance. No activities shall be permitted which emit dangerous radioactivity at any point. No activities shall be permitted which produce electrical and/or electromagnetic disturbance (except from domestic household appliances and from communications equipment subject to control of the Federal Communications Commission or appropriate federal agencies) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
(4)
Smoke. No emission shall be permitted at any point from any chimney, or otherwise, of visible grey smoke of a shade darker than No. 1 on the Ringelmann Smoke Chart as published by the United States Bureau of Mines (Power's Micro-Ringelmann Chart, McGraw Hill Publishing Company, 1954, may be used). This provision, applicable to visible grey smoke, shall also apply to visible smoke of a different color but with an equivalent apparent opacity. This requirement shall not apply to wood stoves or fireplaces in dwellings.
(5)
Liquid or solid wastes. No discharge shall be permitted at any point into any private sewage disposal system, or street, or into the ground of any materials in such a way or of such nature or temperature as can contaminate any water supply or otherwise cause the emission of dangerous or objectionable elements, except in accord with standards approved by the State Department of Health or New York State Department of Environmental Conservation.
(6)
Glare, heat and vibration. No glare, heat or vibration shall be produced that is perceptible beyond the boundaries of the lot on which the use is situated.
§ 310-5.20 Prohibited uses.
Any use that is of such a nature as to be detrimental to neighboring properties by reason of emission of odor, dust, refuse matter, garbage, smoke, vibration, gas, noise, attraction of vermin and wildlife or any other factor that is dangerous to the health and safety of the area or the community is prohibited. Any use which does not comply with the performance standards set forth in § 310-5.19 is prohibited.
§ 310-5.21 Public utility buildings and high-voltage substations.
Public utility buildings and high-voltage substations must be fully screened and buffered from surrounding uses to limit their visibility from adjoining properties and roads to the maximum extent practicable. The Planning Board, in its discretion, may require a combination of fences, berms and landscape materials, including those tha t provide year-round screening, in order to achieve this standard.
§ 310-5.22 Reservoirs and water impoundments.
Before receiving approval by the Planning Board, all proposed reservoirs and water impoundments require a permit issued by the New York State Department of Environmental Conservation (if the situation requires a permit under Environmental Conservation Law) and review by the local Soil and Water Conservation district office.
§ 310-5.23 Sewer pump stations and water pumps.
Sewer pump stations and water pumps require all applicable State Department of Health and Department of Environmental Conservation permits and must be fully screened so as to limit their visibility from adjoining properties and roads to the maximum extent practicable. Any buildings shall be designed to ensure compatibility with surrounding structures, any should incorporate residential architectural elements, including, but not limited to, a pitched roof and window shutters. The Planning Board, in its discretion, may require a combination of fences, berms and landscape materials, including those that provide year-round screening to achieve this standard.
§ 310-5.24 State Environmental Quality Review Act (SEQRA) compliance.
It is the purpose of these regulations to assure that consideration of environmental factors is incorporated into the planning and decision-making process at the earliest possible time, and in a manner consistent with SEQRA.
A.
Applicability. Prior to or simultaneously with the filing of an application for a permit or approval for an activity not specifically exempt or excluded under Part 617 of New York State Department of Environmental Conservation Rules and Regulations, there shall be filed with the Planning Board an environmental assessment form.
B.
General requirements and procedures. The Planning Board shall act as initial review agency, with the assistance of the CEO, until the designation of a lead agency. The determination of the level of environmental review necessary for the project shall be made in accordance with the provisions of Part 617.
C.
Approvals. Permits or approvals for activities not classified as exempt or excluded actions shall not receive final action by any agency of the Town of Fallsburg until the requirements of Part 617 have been met.
§ 310-5.25 Storage of flammable liquids.
The storage of alcohol, gasoline, crude oil, propane or any other highly flammable liquids, in aboveground tanks with a combined storage capacity greater than 1,100 gallons, shall be prohibited in all districts unless such tanks up to and including ten-thousand-gallon capacity are placed not less than 50 feet from all property lines and unless all such tanks of more than ten-thousand-gallon capacity are placed not less than 100 feet from all property lines. All tanks having a capacity greater than 275 gallons shall be properly contained within a secondary containment having a capacity not less than 1 1/2 times the capacity of the tank, or shall otherwise comply with 6 NYCRR Part 613, Petroleum Bulk Storage, and all other county or state regulations governing same.
§ 310-5.26 Storage in I Industrial, B Business, AG Agricultural Districts.
Temporary storage containers, truck bodies, tractor-trailer bodies, shipping containers and any other type similar containers may be used for temporary storage in either I, B, or AG Districts when in conjunction with a legally established business or agricultural operation and only for the specified amounts of time listed below subject to a temporary permit issued by the Code Enforcement Office.
A.
All temporary storage containers must be effectively screened from public view if to be placed for more than 30 days.
B.
All truck bodies, tractor-trailer bodies, freezer containers and shipping containers must be approved for use by the Code Enforcement Office. If approved, a permit shall be issued for a period not to exceed six months at a time with not more than five continuous extensions.
C.
A temporary permit may be issued by the Code Enforcement Office in all zones when in conjunction to an approved building permit, subject to approvals and conditions by the Code Enforcement Office. Temporary permits shall not exceed 18 months and shall not exceed one storage container per property and shall not exceed 30 feet in length.
D.
In no case shall temporary storage containers of any kind be allowed for a period greater than 36 months in any zone without approval by the Zoning Board of Appeals.
E.
Commercial advertisement on all storage containers shall be prohibited.
F.
The use of truck bodies, tractor-trailer bodies, freezer and similar shipping containers of any size shall be permitted for temporary use only in B, I, and AG zones as described above.
G.
In zones other than B, I, and AG, storage containers shall be prohibited and subject to a use variance approval from the Zoning Board of Appeals and shall not be approved for placement to exceed 18 months. The screening from public view of all approved storage containers shall be required as a condition of approvals set forth by the Zoning Board of Appeals for placements exceeding 30 days.
H.
All fees for storage container permits shall be set by the Fallsburg Town Board.
§ 310-5.27 Temporary uses and structures.
Temporary permits may be issued by the Code Enforcement Officer for a period not exceeding one year, for nonconforming uses incidental to housing and construction projects, or one-family dwelling units, including such structures and uses as storage of building materials; a real estate office located on the tract being offered for sale; or travel trailer to be temporarily occupied by a homeowner/builder; provided such permits are conditioned upon agreement by the owner or operator to remove the structure or structures or use upon expiration of the permit. Such permits may be renewed upon application to the Enforcement Officer for an additional period not exceeding one year. Not more than one renewal shall be granted.
§ 310-5.28 Snow removal.
A.
Sidewalks shall be kept free of snow and other obstructions pursuant to § 257-9 of the Town of Fallsburg Code.
B.
The owners of all day or sleepaway camps, duplex developments, multifamily dwellings, townhomes, planned resort developments, retreats, business and professional offices, commercial buildings, and all condominium associations shall remove all snow and ice from all privately owned parking areas and private access roads or drives thereto under their control, and from all fire lanes within 10 daylight hours after the cessation of a snowstorm. Access to all dwellings and buildings shall be provided for emergency vehicles within 10 daylight hours after cessation of a snowstorm.
C.
Compliance with Subsection B above may be waived by the Town Board if the property owner or managing corporation provides documentation acceptable to the Town Attorney, waiving the Town of any liability and holding the Town harmless for any inability to access the subject property and structures in an emergency.
§ 310-5.29 Travel trailers.
It is the purpose of this section to allow landowners to use their property for recreational purposes (e.g., camping or hunting). Travel trailers may be placed on unimproved lots in the REC and AG Districts on a temporary basis, subject to the following supplemental regulations:
 Travel trailer |
A.
Front yard setback. Trailers must be a minimum of 200 feet from the edge of the road pavement.
B.
Travel trailer placement and duration. The area where the travel trailer is to be placed shall be graded and compacted so as to provide for the safe and secure placement of the travel trailer. An area for access into the site and area for two off-street parking spaces shall be provided in an area that is graded and compacted. In no case shall a travel trailer be placed on a lot for more than four months in any given calendar year.
C.
Occupancy. A trailer cannot be occupied for more than 30 consecutive days.
D.
Utilities. No hookup to permanent utilities, including electric, telephone, or cable is allowed.
E.
Water and septic. Occupants shall use bottled water for their potable water supply. Any septic generated during the temporary use of the travel trailer shall be stored within the travel trailer holding tanks and disposed of in an appropriate off-site sewage disposal facility.
§ 310-5.30 Duplex developments in PRD, HR and R Districts.
Duplex developments are allowed in the R Residence and HR Hamlet Residence Zoning Districts subject to special permit and site plan approval by the Town of Fallsburg Planning Board and the following standards provided herein:
A.
General provisions. The following standards shall be required for all duplex developments:
(1)
General requirements.
(a)
Subdivision of individual duplex unit lots, when proposed, shall be in accordance with the Town Subdivision Regulations.[1] Property lines shall run from the front lot line through the center of the common party wall and continue to the rear lot line. Each dwelling lot shall be configured in a manner that allows for separate ownership of the lot and dwelling unit thereon. Duplex developments may be developed as a fee simple subdivision or condominium subject to a requirement to include common recreation facilities and if as a fee simple subdivision, a homeowners' association being provided.
[1]
Editor's Note: See Ch. 260, Subdivision of Land.
(b)
A site plan in accordance with Article VII of this chapter shall be required for any proposed duplex development.
(c)
A duplex building shall contain no more than two one-family dwelling units totally separated from each other by an unpierced wall extending from the basement or slab to roof.
(d)
The separation of the two dwelling units by a breezeway, carport, or other open building element instead of a shared common wall shall be prohibited.
(e)
All duplex developments pursuant to this § 310-5.30 shall consist of no less than 10 acres of land.
(f)
Any development of three or more duplex structures (six dwelling units), regardless of the form of ownership, shall be governed by this chapter.
(g)
A mix of duplex and one-family homes shall be permitted in a duplex development and shall follow the strictest code that applies for the district in which it is located.
(2)
Size of lot and density of development.
(a)
The minimum lot width of a duplex lot shall be 60 feet if the duplex development is formed as a fee simple subdivision.
(b)
Density and lot coverage requirements.
[1]
A minimum of 14,500 square feet of lot area shall be provided per dwelling unit for a proposed duplex development in the R Residence District.
[2]
A minimum of 12,500 square feet of lot area shall be provided per dwelling unit for a proposed duplex development in the HR Hamlet Residence District.
[3]
In either R or HR Districts, the maximum percentage of lot coverage for all property proposed to be developed, including, but not limited to, impervious surfaces, interior roadways and parking lots shall not exceed 25% of the duplex development site. The calculation shall not include steep slopes, wetlands or unusable land. See the definition for "impervious surface."[2]
[2]
Editor's Note: See § 310-2.2.
(3)
Yard and setback requirements.
(a)
Duplex development site. It is the intent of this section to treat the yard and setback requirements for duplex developments differently when located in hamlet centers or when located in areas surrounding hamlet centers. When located outside of hamlet centers, duplex developments should be visually buffered from surrounding uses. When located in hamlet centers, duplex developments should be integrated with the hamlet streetscape, visually compatible with existing hamlet development, and strongly connected to the pedestrian and street facilities. The following standards apply when duplex developments are located in the R or HR Districts:
[1]
Front yard and setback from external public right-of-way or frontage street; buffer.
[a]
In the R District, a minimum front yard and front setback of 150 feet from an external public right-of-way or frontage street shall be provided and any existing vegetation shall remain undisturbed within 75 feet of the streetline or right-of-way line of the road giving access and street frontage to the development. This vegetative buffer in the first 75 feet shall provide year-round screening of the development from the public right-of-way. The Planning Board, in its discretion, may require the vegetative buffer to be supplemented with earthen berms, trees, shrubs, and additional landscaping to achieve the objective of a year-round vegetative buffer in a quantity and type to be determined by the Planning Board. Driveways, parking and maneuvering spaces, stormwater management facilities and other accessory uses other than buildings may be located behind the seventy-five-foot vegetative buffer in the remainder of the one-hundred-fifty-foot required front yard. The location of the edge of the required undisturbed buffer shall be flagged prior to the commencement of clearing, grading or construction to prevent accidental incursions during the site development process. In the R District, the minimum side and rear yards and setbacks shall be 50 feet from an external public right-of-way or frontage street.
[b]
In the HR District, a minimum front yard and front setback of 35 feet from an external public right-of-way or frontage street shall be provided. Parking and maneuvering spaces, internal access roads, and stormwater management facilities shall be prohibited from the required front yard. The building facades, walkways, and any features of the front yard shall be oriented, connected, and integrated to the pedestrian facilities of the frontage street of the hamlet. Chain link fences shall be prohibited, and any fencing shall be no higher than four feet. In the HR District, the minimum side and rear yards and minimum side and rear setbacks shall be 25 feet from an external public right-of-way or frontage street.
[2]
Side and rear yard buffers.
[a]
In the R District, an undisturbed vegetative buffer of a minimum of 50 feet shall be provided around the perimeter of the duplex development site along other lot lines than the front lot line. Where necessary, the Planning Board may require plantings to provide a visual buffer between the duplex development and adjacent properties. The buffer shall extend from a side or rear property line to the outside and not be disturbed in any way and/or built upon or improved on. The Planning Board, in its discretion, may require the vegetative buffer to be supplemented with earthen berms, trees, shrubs, and additional landscaping to achieve the objective of a year-round vegetative buffer in a quantity and type to be determined by the Planning Board.
[b]
In the HR District, this undisturbed buffer required may be reduced to 15 feet. The location of the edge of the required undisturbed buffer shall be flagged prior to the commencement of clearing, grading or construction to prevent accidental incursions during the site development process.
[3]
Interior access roads other than the entrances or exits giving direct access to and from the development's frontage street shall be situated at least 75 feet back from all property lines in the R District, and at least 35 feet in the HR District.
(b)
Duplex buildings, distances between buildings and setbacks from internal access streets.
[1]
Front yard and front setback between duplex buildings and internal street. In the R and HR Districts, a front yard and front setback of 15 feet from the building front to any internal street or drive shall be required for duplex buildings.
[2]
Rear yard and rear setback between duplex buildings and internal street. In the R and HR Districts, each duplex building shall have a minimum rear yard and rear setback of not less than 25 feet.
[3]
Side yards and side setbacks between duplex buildings, including accessory structures, and internal street. Each duplex building and each accessory structure shall have two side yards not less than 15 feet six inches and shall have a minimum building separation for 31 feet. The only items permitted within this separation area are walkways, landings or decks of less than five feet in width, and earthwork retaining walls. Except as permitted in the prior sentence, no porch, accessory structure, any structure or obstruction may protrude or be installed into this required separation area. If fire flow calculations can be met per ISO standards, then the required separation distance between buildings and structures can be reduced to a minimum of 25 feet.
[Amended 7-13-2020 by L.L. No. 8-2020; 11-14-2022 by L.L. No. 11-2022]
[4]
Separation between duplex buildings. The minimum distance between duplex buildings shall be as follows:
[a]
Front wall to front wall: 85 feet (including street or access road right-of-way).
[b]
Side wall to side wall: 31 feet.
[c]
Rear wall to rear wall: 50 feet.
(4)
Minimum floor area per dwelling unit.
(a)
The minimum habitable floor area per duplex unit with three or more bedrooms shall be 1,100 square feet.
(b)
The minimum habitable floor area per two-bedroom duplex unit shall be 950 square feet.
(c)
The minimum habitable floor area per one-bedroom duplex unit shall be 800 square feet.
(5)
Maximum floor area per dwelling unit. The maximum permitted habitable floor area per duplex unit shall not exceed 2,750 square feet. The maximum footprint for each duplex unit shall not exceed 1,750 square feet, and the number of allowable bedrooms for each duplex unit shall not exceed six. Basements are allowed in one- and two-story duplexes; provided, the basement wall reveal will be limited to four feet, except in the area surrounding the basement ingress/egress, in which case, the full basement wall may be revealed for up to 10 feet in width. Bedrooms will be allowed in the basement when ingress and egress is provided in accordance with all building code requirements, and when within the allowable number of bedrooms for the unit.
(6)
Architectural design.
(a)
The design and materials of individual duplex buildings shall provide for the same total facade details or appearance for both dwelling units.
(b)
Variations in the design and materials of adjacent duplex buildings shall be incorporated so that no more than two abutting buildings have the same total facade details or appearance.
(c)
The design of duplex buildings and associated accessory buildings shall be reviewed by the Planning Board with such design elements as dormers, roof and gable end overhangs, covered entryways, windows with shutters, etc., to provide visual interest, particularly in areas with higher visibility to adjacent development, pedestrian, or street traffic. The Planning Board may refer the application to the Architectural Review Board for its recommendations. Prior to the approval of the design, the Planning Board shall set the review of the building elevations and landscaping as a separately noticed agenda item for the purpose of notice and obtaining public input.
(d)
Duplex units shall be separated by a common party wall that is designed to meet the New York State Uniform Fire Protection and Building Code.
(e)
Garages, if provided, shall be designed so as not to dominate the front building facade through the use of offsets and variation in the details of doors.
(f)
Mailboxes shall be placed within a common area that is complementary to the overall design of the development.
(7)
Access, circulation and parking.
(a)
An internal circulation system shall be designed to provide safe and convenient access to duplex buildings and community facilities. The internal circulation system shall be sufficient for vehicular and bicycle movement and must accommodate fire and emergency access needs. The right-of-way width for a public road shall be 50 feet. The road right-of-way for a private interior road may be no less than 35 feet. Either may have a paved street width of 24 feet, or a twelve-foot paved street for one-way traffic, as determined by the Planning Board.
(b)
A minimum of two off-street parking spaces shall be provided for each duplex unit on each duplex lot or within common parking areas. An additional 1/2 space per duplex unit shall be provided within common parking areas for visitors. Common parking spaces may not be located on fee simple lots. Developers must prepare construction drawings that show all required parking on the approved plan but may elect to defer full improvement of up to 10% of the required parking when there is some uncertainty as to the parking demand for the proposed development. If demand is needed in the future as determined by the Code Enforcement Officer, the reserved spaces must be constructed by the developer, the condominium association, or the homeowners' association, as the case may be. The Planning Board may approve an area designated for the parking of commercial vehicles used by residents within a supplemental parking area.
(c)
Duplex developments in the HR zone shall be designed in a manner which integrates roads, sidewalks, and other improvements with other neighborhoods in the HR Zoning District. Within the HR Zoning District, both internal and external pedestrian sidewalks that extend the public sidewalk system may be required by the Planning Board within all duplex developments and along their public street frontage. Sidewalks, if required, shall be a minimum of four feet in width in order to provide for the safe movement of pedestrians between duplex units and to and from all common recreation facilities. Said sidewalks may be separated from the edge of the road by a six-foot median strip provided for the planting of street trees or grass or provided within an interior courtyard that is owned in common by the condominium association or a homeowners' association, as the case may be. Curbing may also be required.
(d)
The outside storage of recreational vehicles and/or boats on individual duplex lots or in common areas shall be prohibited. The Planning Board may authorize the provision of recreational vehicle storage spaces within a designated area, provided such area is screened from public view and used solely for duplex residents.
(8)
Landscaping. A landscaping plan designed by a professional landscape architect who understands the local climate and growing patterns shall be submitted to the Planning Board for its review and approval. The following minimum standards shall apply:
(a)
Lawns of all duplex units shall be properly graded and seeded to provide for grass lawns.
(b)
Street trees shall be provided in a quantity that is equivalent to that of spacing the trees 30 feet on center. Such trees shall then be grouped into groves in order to simulate a more natural stand of trees, rather than repetitive rows. Groves of street trees shall be a minimum height of six feet to eight feet with a caliper of 2 1/2 inches at breast height at the time of planting and a minimum drip-line diameter of 20 feet at full growth.
(c)
Front lawn trees shall have a height of 13 feet to 14 feet with a caliper of 1 1/2 inches or more at breast height at the time of planting. Species shall be consistent with the flowering type.
(d)
Rear and side yard trees should include a mix of deciduous and evergreen trees (not pine). Evergreens shall be a minimum height of six feet at the time of planting and be used to provide visual separation (buffer). Deciduous trees shall be four feet to six feet with a caliper of two inches at breast height at the time of planting and a drip-line diameter of 15 feet to 30 feet at full growth and be located in a manner that provides shade in the summer and sun in the winter.
(e)
Shrubs and ground plantings shall be shown on the landscaping plan.
(f)
All landscaping within common areas owned by the homeowners' association shall be well maintained and kept in a healthy condition. When plantings die, they shall be replaced.
(g)
Duplex developments shall be designed so as to incorporate existing natural wooded vegetation throughout the layout of the site. Duplex developments shall be designed and integrated and follow the natural topography in a manner that limits site grading. No more than five duplex buildings shall be arranged in a single series, pod or set. Each series, grouping or set of five duplex buildings shall be separated by a sixty-two-foot vegetative buffer between the next series, pod or set of duplex buildings. Said buffer shall consist of existing wooded vegetation which shall be preserved in its natural state. The Planning Board shall have the discretion to determine those wooded areas within the site which shall be preserved to accomplish this objective.
(9)
Common areas and recreational facilities.
(a)
Every duplex development shall provide for common open space and recreational amenities for project residents that are maintained by a not-for-profit homeowners' association. Common open space may include, but is not limited to, land left in either a landscaped or undisturbed state for passive uses such as observing wildlife, walking or picnicking. Recreational amenities may include, but are not limited to, lands dedicated to active recreation such as games, playgrounds or sports, and may include accessory structures. Common open space and recreational amenities shall be provided in accordance with the following standards:
[1]
The minimum lot area for common open space and recreational amenities shall be 5,000 square feet.
[2]
For a duplex development that includes more than 25 duplex units, a common recreation clubhouse shall be provided that is at least 2,000 square feet in size. Such structure shall provide one off-street parking for each six persons based upon maximum permitted occupancy and be maintained by the not-for-profit homeowners' association. It is an option that the developer can disperse some of these parking spaces throughout the development so that a large parking lot is not created next to the community building. This must be approved by the Planning Board.
[3]
The requirement of calculating the amount of common space and recreational amenities area shall be calculated and provided for at a rate of 750 square feet per proposed dwelling unit and shall not include the area within the required buffer and yard/setback, or within stormwater basins. On large projects, the Planning Board may require that recreational amenities be located in several areas. The Planning Board shall approve the location(s) of such recreational amenities as part of the site plan review.
(10)
Utilities.
(a)
All electric, telephone, and cable shall be located underground within the proposed duplex developments.
(b)
All utility junction boxes shall be contained within a vault that is placed underground in a manner where the top of the vault is flush with the grade of the finished lawn.
(c)
All transformers shall be screened with shrubs wherever possible as approved by New York State Electric and Gas Corporation (NYSEG).
(d)
Public sewer and water required. All duplex developments shall be serviced by approved public sewer and water.
(11)
Size limitations.
(a)
Every approved duplex development shall contain a provision on the approved map that each duplex home is subject to size limitation (not to exceed 2,750 square feet habitable living space) and number of bedrooms (not to exceed six) and that under no circumstances can a duplex home be renovated if the result of said renovation will violate the foregoing provisions.
(b)
All offering plans applicable to the sale of homes in a duplex development shall include a covenant and restriction in the recorded governing documents which sets forth the size limitations and number of bedrooms limit set forth in the Town of Fallsburg Duplex Development Law and shall confirm that the Town of Fallsburg Code Enforcement Officer (or his or her authorized agents) shall have the right to inspect the duplex home to confirm compliance with the aforesaid limitations.
(c)
All fee simple lots approved in accordance with this section shall include a covenant and restriction in a recorded document setting forth the requirements of Subsection A(11)(b).
(d)
The portions of condominiums' and homeowners' association documents including provisions required in this section shall be provided to and approved by the Planning Board prior to granting subdivision or site plan approval.
(12)
Right to inspect. To insure compliance with the requirements of this section, it shall be a condition to approval that the Town Code Enforcement Officer (or his or her authorized agents) shall be allowed, from time to time, to inspect the duplex homes to insure compliance with these regulations and with all other applicable laws, including, but not limited to, the size of the home and the number of bedrooms. Failure to cooperate with inspections or noncompliance with this section shall result in revocation of the unit certificate of occupancy.
(13)
Enforcement. Any violation of the provisions of this section (§ 310.5.30) shall be subject to fines and penalties, as follows:
(a)
Fines. Fines for violating the provisions of this section shall be established by the Town Board by resolution.
[Amended 7-13-2020 by L.L. No. 5-2020]
(b)
Restoration and renovation. In addition to fines, the Town Code Enforcement Officer can require that the duplex home be restored and/or renovated, at the sole cost and expense of the homeowner, to the condition which existed prior to the violation or to such other condition which is otherwise in compliance with this section, including, but not limited to, the elimination of one or more bedrooms. Failure to comply with this section shall result in revocation of the certificate of occupancy.
§ 310-5.31 Two-family dwelling.
The following standards shall apply to two-family residences constructed after the effective date of this chapter. A two-family dwelling development wherein each two-family dwelling is constructed on an individual lot and not located with other two-family dwellings on common land shall meet the bulk requirements applicable to the district in which it is located, and their design may be referred to the Architectural Review Board for its recommendations and approval. Existing legal two-family residences shall not be considered nonconforming by virtue of the following supplementary regulations, provided they are located in districts where such uses are permitted:
A.
No more than two two-family dwelling structures (four dwelling units) may be developed as a single development proposed under a common plan, project or scheme, unless each two-family dwelling is situated on an individual lot.
B.
Public sewer and water required. All two-family residences shall be serviced by approved public sewer and water.
C.
Ingress and egress. Access and egress shall be to a street determined by the Town Engineer to be adequate for the level of traffic anticipated from the development.
D.
Separation from watercourse. No building shall be located within 100 feet of any pond, reservoir, lake or watercourse.
E.
Design: two-family residence structure design features.
(1)
The total enclosure of garbage containers shall be provided.
(2)
Construction materials, in addition to conformance to the New York State Uniform Fire Prevention and Building Code, shall be of a color and texture characteristic of any adjacent residential development.
§ 310-5.32 Secondary kitchens in residences.
The installation of more than one kitchen within any individual dwelling unit shall be prohibited unless the applicant can establish to the satisfaction of the Code Enforcement Officer that such an additional kitchen will not be used for purposes of creating an additional dwelling unit, as defined by the ICC Code and this chapter, within the subject building.
§ 310-5.33 Sidewalks.
As a condition of site plan or subdivision approval of any development located within the R, HR, MX, B, or NB, the Planning Board may require the installation of sidewalks along the frontage of the development to allow connection to the hamlet centers.