Business or professional offices, research, design and development laboratories.

Manufacturing, assembling, converting, altering, finishing, cleaning or any other processing or storage of products or materials except garbage, trash, refuse, waste, sludge or the residue of any of the foregoing, in whatever form, and provided that only oil, gas or electricity is used as a fuel, except that an installation using other fuel may be used upon a finding by the Building Inspector that such installation shall be free of nuisance characteristics and will have no adverse effect on neighboring uses or upon the City's natural environment.

Slaughtering or processing of animals, fowl, fish or component parts thereof, or manufacture of any commodity the major part of which is animal or fish matter, provided that the sale of fresh or processed animals, fowl or fish as foodstuffs shall be permitted.

Manufacture of heavy chemicals such as but not limited to acids or other corrosives, ammonia and caustic soda, the manufacture of products, resins, dye stuffs, glues, vegetable, animal or mineral fats or oils, explosives, soap and detergents, fertilizers, combustible gases, asphalt and tar products, the manufacture or production of metals or alloys in ingot or stock form, the manufacture of matches, linoleum, oil cloth, rubber or rubber products, the production of cement, plaster and their constituents.

Fuel oil storage tanks and tank farms.

Junkyards.

Coke and coal yards.

Lumber yards and building material storage.

Contractors' equipment and material storage.

Light and power plants.

Municipal garbage disposal or other dumps.

Municipal or private incinerators.

Stone cutting or monument works.

Automobile repair shops or garages.

Any use which will create and/or emit odors, dust, gas, fumes, radiation, liquids, waste gases or effluents, vibrations, noise or conditions of hazard detrimental to the health, safety, convenience or general welfare of the community.

No building may be used for residential purposes except that a room, suite or house may be provided for a custodian and his or her family.

No outdoor storage may exist abutting residential areas.

Minimum lot area: 20,000 square feet.

Minimum width: 75 feet.

Minimum frontage: 50 feet.

Minimum setback from property line: 50 feet.

Minimum rear yard: 25 feet to property line unless such property line constitutes the boundary to a residence district in which case the yard shall be a minimum of 75 feet or a distance equivalent to three times the height of the building, whichever is greater.

Minimum interior side yard: 20 feet to property line unless such property line constitutes the boundary of a residence district in which case a minimum of 75 feet shall be provided.

Minimum corner side yard: 50 feet.

Maximum height: except as provided hereinafter, no part of any building shall be erected to a height greater than two stories and in no event exceed 35 feet.

Signs in accordance with the provisions of the City of Glen Cove Sign Ordinance.[1]

Off-street parking.

Private garage space within or adjacent to a principal building.

Commercial uses accessory to and part of permitted uses only.

Uses normally incidental to principal uses such as storage. Open storage must be screened from view by an eight-foot-high fence or evergreen screening, the design and location of which shall be approved by the Planning Board.

Minimum distance to front property line: 60 feet.

Minimum rear yard: same as for principal uses.

Minimum side yard: same as for principal uses.

Maximum height: 20 feet.

Maximum coverage: the total lot coverage of all buildings, principal and accessory, shall be 50%.

Motor vehicle service stations, provided that the Board finds that the area lacks such facilities or is inadequately served by existing facilities, that proposed station is in the public interest, will not create undue fire or traffic hazards, impair character of neighborhood or adversely affect property values, and that the layout and design of station is reasonably in keeping with character of neighboring structures, thus tending to promote the stability of the area and the taxes therefrom. Such motor vehicle service station shall not be within 200 feet of the entrance of any church, hospital, public library, public or duly licensed private school, nor shall any part of the building or equipment be within 25 feet of the boundary line of any residence district nor within 20 feet of any street or building line and no pump shall be within 50 feet of said lines.

Public utility installations, other than light or power plants, provided that the same are suitably located and planned as to site, lot area, height, front, side and rear yard and exterior appearance.

Business enterprise or membership club conducting leisure time activity, including tennis, swimming and health clubs, which make their facility available to members, customers or clients on a seasonal or hourly basis and which can include incidental sales of food snacks, incidental sales or rental of sports equipment and clothing, repair of equipment and nursery facilities under the following conditions:

Institutions for higher learning, including colleges, universities, junior colleges, technical schools, trade and vocational schools, along with accompanying service and administration buildings, except that no accommodations for resident students shall be permitted. All other provisions of the district shall apply, including off-street parking, site plan review and landscaping requirements.

Off-street parking.

Off-street loading.

Whenever an off-street parking area of three or more spaces faces a street, a planting area with a minimum width of three feet shall be provided between the parking area and the sidewalk. The planting plan for this strip shall be approved by the Planning Board as part of the site plan review. Plantings shall be a minimum of three feet high, planted three feet on center.

Where a permitted use or special permit use in this district is proposed to be located adjacent to residential district, a side yard shall be provided consistent with the requirement of said residential district. Likewise, no accessory structure shall be permitted in a side yard or within 10 feet of a rear property line where a use is adjacent to a residential district. A planting screen at least four feet wide, eight feet high, adequate to block the view of the nonresidential use shall be required.

Any use which will create and/or emit odors, dust, gas, fumes, radiation, liquids, waste gases or effluents, vibrations, noise or conditions of hazard detrimental to the health, safety, convenience or general welfare of the community or are inconsistent with any applicable state or federal standards shall be prohibited.

No building may be used for residential purposes except that a room, suite or house may be provided for a custodian and his or her family.

No outdoor storage may exist abutting residential areas.

Site illumination. All exterior illumination shall be shielded from view of all surrounding properties and streets, and such lighting, other than lighting of roads and buildings essential for safety or security reasons or required by governmental regulations, shall be extinguished not later than 9:00 p.m.

Minimum lot area: one acre.

Minimum width: 100 feet.

Minimum frontage: 50 feet.

Minimum setback from front property line: 35 feet.

Minimum rear yard: 10 feet.

Minimum interior side yard: 10 feet.

Minimum corner side yard: 35 feet.

Maximum height: except as provided hereinafter, no part of any buildings shall be erected to a height greater than two stories and in no event exceed 35 feet.

Minimum distance to front property line: 50 feet.

Minimum rear yard: same as for principal uses.

Minimum side yard: same as for principal uses.

Maximum height: 20 feet.

Maximum coverage: the total lot coverage of all buildings principal and accessory shall be 50%.

Same as for I-1 District (§ 280-69A).

Coke and coal yards.

Lumber and building material yards and mills.

Contractors equipment and material storage.

Light and power plant.

Municipal garbage disposal.

Municipal incinerator.

Stone cutting and monument works.

Garage; automobile repair shops.

Same as § 280-69F(1), (2) and (3), except that for tennis clubs et al., the coverage, height, lot, yard and setback requirements shall be those of this district.

Fuel oil storage tanks and tank farms, provided that the Board finds that City lacks such sufficient facilities to supply the needs of its inhabitants, that proposed installation is in the public interest, will not create undue fire or traffic hazard, impair property values, and that no tank shall have a capacity in excess of 500,000 gallons nor be nearer than 50 feet to any other tank, nor shall there be more than 10 such tanks in any one group, and such groups shall not be less than 1,000 feet from one another. Around each tank a moat with capacity equal to that of the tank it surrounds shall be provided.

Off-street parking. Same as for I-1 District [§ 280-69G(1)].

Off-street loading. Same as for I-1 District [§ 280-69G(2)].

The purpose of the Marine Waterfront-1 District is to encourage a range of nonindustrial water-dependent and water-enhanced uses within portions of the Glen Cove Creek corridor that are oriented toward marine and related activities in a well-designed setting that will provide public access to the water and will attract residents, transient boaters and tourists to Glen Cove's regionally significant recreational boating center and working waterfront.

Further, it is a purpose of this district to provide incentives to upgrade existing water-dependent uses, phase out uses that are not consistent with the City's waterfront planning objectives as reflected in the Glen Cove Creek Revitalization Plan and in the report entitled "Marine District Comprehensive Strategy."

Yacht clubs and marinas. A marina must have a pumpout facility and no boat may be occupied overnight in a marina that does not have a properly functioning pumpout.

Boat docks, slips, piers and wharves for yachts and pleasure boats or for boats for hire carrying passengers on excursion, pleasure or fishing trips, water taxi, or for vessels engaged in fishery or shell fishery.

Yard for building, storing, repairing, selling or servicing boats. Adequate lanes must be provided to allow access and egress throughout the yard for fire trucks. No outdoor storage may be permitted other than boats, and where practical such boat storage area shall be screened from view of adjoining streets and properties.

Facilities for recreational water sports (including kayak and canoe rental), sailing schools and similar uses.

Boat and marine engine sales and display.

Yacht broker or marine insurance broker.

Facilities for the rental and charter of boats.

Retail sale or rental of boating, fishing, diving and bathing and marine supplies and equipment.

Sail loft or ship's chandlery.

Minimum lot area: 40,000 square feet.

Minimum width: none required.

Minimum frontage along street: 50 feet.

Minimum setback from street: 20 feet (no parking permitted in this setback).

Minimum rear yard: 20 feet to property line. When a use abuts the water, no structure may be closer than 25 feet to the mean high water line or bulkhead unless the project includes a walkway or esplanade along the water accessible to the public or some other means of public access acceptable to the Planning Board, in which case said setback requirement may be reduced to 15 feet.

Minimum side yard: not required; if provided, such yard shall be 15 feet.

Minimum corner side yard: 25 feet.

Maximum height: 2 1/2 stories and in no event to exceed 35 feet.

No single building or group of attached buildings shall exceed 100 feet in length without a break. Such distance between buildings shall be at least 15 feet.

Maximum coverage of all buildings shall be 25% except as otherwise provided herein.

Restaurants, including catering facilities, provided that they are permanently affixed to the land and table services is provided. For purposes of this section, no moored barge or houseboat can be considered permanently affixed to the land. A restaurant must provide public access to the water for pedestrians and/or transient boating public.

Floating restaurants, provided that the following conditions are met:

Retail uses in addition to those permitted in Subsections B(5) and B(8) of this section, provided that no single store shall exceed 3,000 square feet. If the property in retail use abuts the water, public pedestrian access to the waterfront must be provided.

Boatels, in accordance with the following conditions:

Bed-and-breakfast inns, in accordance with the following conditions:

Mixed-use commercial/recreational support buildings.

Uses customarily incidental or accessory to the principal uses subject to review and approval by the Planning Board including but not limited to swimming pools, tennis courts, rest rooms, laundry facilities and facilities for dispensing fuel.

Signs in accordance with City of Glen Cove sign regulations.[1] All signs shall be approved by the Planning Board.

Off-street parking.

Minimum distance to front (street) property line: 60 feet, except parking which may be 20 feet from the front street line.

Minimum distance to any other property line: same as for principal use.

Maximum height: one story and in no event to exceed 20 feet.

Off-street parking.

Loading.

Maximum coverage. The total lot coverage of all buildings, principal and accessory, shall be 25% unless otherwise noted. Where a publicly accessible esplanade is provided substantially along the Glen Cove creek for the length of the site, and is not otherwise required total building coverage may be increased to 35%.

Wherever an off-street parking area of three or more spaces faces a street, a planting area with a minimum width of six feet shall be provided between the parking area and the sidewalk. The planting plan for this strip shall be approved by the Planning Board as part of the site plan review. Plantings shall be a minimum of three feet in height planted three feet on center. The remaining portion of the required setback may be grass or other acceptable ground cover.

Any use that abuts the Glen Cove Creek where public access to the water or waterfront is not otherwise required shall include to the maximum practical extent some type of public pedestrian access such as but not limited to a park or plaza area or an improved esplanade having a width of at least 10 feet along the entire length of the subject property on Glen Cove Creek in order to permit pedestrian access.

In all instances where public pedestrian or boat access is provided, access plans shall be approved by the Planning Board with advice from the Harbor and Waterfront Commission and the access shall be available for public use under a mutually acceptable arrangement between the City and the property owner. Where such access includes an esplanade along the entire width of the property, the Planning Board may permit an increase in building coverage up to 35%. The agreement between the City and property owner shall incorporate a provision that in exchange for construction and maintenance by the property owner, the City will assume responsibility for liability insurance for that portion of the property over which an easement is granted for public use.

Marinas and boatyards for the construction, repair and servicing of small pleasure and other boats.

Sale of supplies and accessories incidental thereto.

Dead storage of boats.

(Reserved)[1]

(Reserved)[2]

Residential development under the following conditions:

Minimum lot area: one acre.

Minimum width: 100 feet.

Minimum frontage: 50 feet.

Minimum setback from street: 100 feet.

Minimum rear yard: none, except as noted otherwise herein.

Minimum interior side yard: none, except as noted otherwise herein.

Minimum corner side yard: 25 feet.

Maximum height: two stories and in no event exceed 35 feet.

Maximum coverage: 25%.

Same as those outlined in § 280-69D(1), (2), (3) and (5).[3]

Minimum distance to front property line: 100 feet.

Maximum coverage: maximum coverage of all buildings, principal and accessory, shall be 50%.

Minimum rear yard: same as for principal use.

Minimum side yard: same as for principal use.

Maximum height: one story and in no event exceed 20 feet.

Tennis courts, et al. [see § 280-69F(3)], except that coverage, height, lot, yard and setback requirements shall be those of this district.

Restaurants, provided that the same is a permanent structure affixed to the land.

Off-street parking.

Loading.

The Planned Waterfront District (PWD) is designed as a floating zone which may be mapped by the City Council, upon recommendation of the Planning Board and Waterfront Commission, in response to a specific plan of development proposed by property owner or developer. The zone can only be applied within a predesignated area shown on the attached map.[1]

The purpose of this district is to permit and encourage a range of water dependent and water enhanced uses within the Glen Cove Creek corridor so that the City's valuable waterfront resource is utilized properly and in a manner that will ensure an attractive waterfront setting for a variety of appropriate uses that are beneficial to both the City's residents and waterfront property owners.

In addition, since portions of the Glen Cove Creek area contain structures considered to be substandard and uses that are considered obsolete and inappropriate for this location, the objectives of the PWD District also include the elimination of blight and blighting influences, assemblage of sites and redevelopment of areas with uses more appropriate to this strategic location within the community.

It is further the intent of this district to assure that development optimizes the waterfront location and encourages water dependent or water enhanced uses, public access and use of the waterfront for residents and/or employees of the area and the entire Glen Cove community. These purposes and objectives will be considered in mapping of this zone and in the review of any site plan or special permit within the district.

The areas eligible for the PWD will be property presently zoned either I-2, I-3 or MW-2 with frontage on Glen Cove Creek. The current underlying zoning will remain in place and will only be superseded by a plan approved as part of this district (see attached map[2]).

Yacht clubs and marinas, including uses accessory to them such as boatel (hotel-motel for boat operators and guests), swimming pools, tennis courts and racquetball facilities. A marina must have a pumpout facility and no boat may be occupied overnight in a marina that does not have a properly functioning pumpout.

Boat docks, slips, piers and wharves for yachts and pleasure boats or for boats for hire carrying passengers on excursion, pleasure or fishing trips, or for vessels engaged in fishery or shell fishery.

Yard for building, storing, repairing, selling or servicing boats which may include the following as an accessory use: office for the sale of marine equipment or products, dockside facilities or dispensing fuel, rest room and laundry facilities to serve overnight patrons. Furthermore, adequate lanes must be provided to allow access and egress throughout the yard for fire trucks. No outdoor storage may be permitted for other than boats, and where practical such boat storage area shall be screened from view of adjoining streets and properties.

Storage of marine salvage and marine equipment and materials, provided that no substances that are hazardous according to New York State Conservation Law may be stored on the site and all inoperable equipment and materials must be screened from view beyond the site by a fence or wall approved by the Planning Board and which screening may not exceed eight feet in height. No storage shall exceed the height of the screening.

Boat and marine engine sales and display, yacht broker, marine insurance broker.

The rental of boats.

Retail sale or rental of boating, fishing, diving and bathing supplies and equipment.

Sail loft or ship's chandlery.

Multiple dwellings in the form of garden-type apartments or townhouses either for rent or sale, including condominiums and cooperatives under the following conditions:

Restaurant, provided that it is affixed to the land and table service is provided. No structure on flotation will be permitted.

Retail uses in addition to those permitted in Subsection B(5) or (7) above, provided that no single store shall exceed 5,000 square feet, except that a store devoted principally to the sale of marine supplies may be up to 8,000 square feet.

Wholesale and/or retail sale of fish.

Business and professional offices, research, design and development laboratories.

Minimum lot area: 20,000 square feet.

Minimum width: not required.

Minimum frontage along street: 50 feet.

Minimum setback from street: 10 feet.

Minimum rear yard: 25 feet to property line unless such property line constitutes the boundary to a residence district in which case the yard shall be a minimum of 75 feet or a distance equivalent to three times the height of the building, whichever is greater. When a use abuts the water, no structure may be closer than 25 feet to the mean high-water line or bulkhead unless the project includes a walkway along the water accessible to the public or some other means of public access acceptable to the Planning Board, in which case said setback requirement may be reduced to 15 feet.

Minimum side yard: not required; if provided, such yard shall be 15 feet.

Maximum height: 2 1/2 stories and in no event exceed 35 feet.

No single building shall exceed 100 feet in length without a break. Such distance between buildings shall be at least 15 feet.

Minimum distance to front (street) property line: 60 feet.

Minimum distance to any other property line: same as for principal use.

Minimum height: one story and in no event exceed 20 feet.

Off-street parking.

Loading.

Wherever an off-street parking area of three or more spaces faces a street, a planting area with a minimum width of three feet shall be provided between the parking area and the sidewalk. The planting plan for this strip shall be approved by the Planning Board as part of the site plan review. Plantings shall be a minimum of three feet high, planted three feet on center.

Any use that abuts the Glen Cove Creek shall show to maximum practical extent on the application some type of public access, such as but not limited to a marina whose boat slips are available for public rental, a park or plaza area or an improved timber walkway having a width of at least eight feet along the entire frontage of the subject property on Glen Cove Creek in order to permit pedestrian access. The access plans shall be approved by the Planning Board with advice from the Harbor and Waterfront Committee and the access shall be available for public use under a mutually acceptable arrangement between the City and the property owner. For security and safety reasons the times that access shall be available to the public shall conform to reasonable business or recreation hours. The agreement between the City and property owner shall incorporate a provision that in exchange for construction and maintenance by the property owner, the City will assume responsibility for liability insurance for that portion of the property over which an easement is granted for public use.

Under no circumstances shall houseboats be permitted to be permanently docked and occupied in waters within the Planned Waterfront District between November and April. Houseboat must have a permanent motor and must be hooked into a pumpout.

Application for zoning change to Planned Waterfront District. Petition for a zoning change to permit a PWD designation shall be made to the City Council in accordance with Article VI of this chapter. The City Council shall, upon receipt of said petition, refer the PWD request to the Planning Board for a report and recommendation in accordance with procedures as established in this chapter, and to the Harbor and Waterfront Commission for advice in accordance with Chapter 37 of the Code of the City of Glen Cove.

Application for concept plan approval. In order to allow the Planning Board and the developer to reach an understanding on basic design requirements, the developer shall submit an overall concept plan of the proposal to said Board. The plan shall be drawn to scale, though it need not be to the precision of a finished engineering drawing or site plan. Said plan shall include all items listed below:

The Planning Board shall review the concept plan and all related documents, and shall consult the Harbor and Waterfront Commission and shall render either a favorable report or an unfavorable report to the City Council and applicant. The Planning Board may, at its discretion, recommend conditions of modifications to the plan for review by the City Council in their decision as to the appropriateness of the rezoning request.

City Council action on the application for rezoning to a PWD District:

Conditions regarding Planned Waterfront District approval. The development of the PWD shall be conditional upon the following:

Purposes and objectives.

Applicability. These purposes and objectives will be considered in the mapping of this zone and in the review of any site plan or special permit use within the district.

Restaurants, excluding catering facilities, provided that they are located on the land and provide table service, and boat access and/or pedestrian access to the waterfront. No structure on flotation will be permitted. For purposes of this section, no moored barge or houseboat can be considered to be located on the land.

Yacht broker or marine insurance broker.

Retail uses limited to: sail loft or ship’s chandlery, retail sale and/or rental of boating, fishing, diving and bathing supplies and equipment, provided that no single store shall exceed 10,000 square feet. Such retail uses in a larger space may be permitted at the discretion of the Planning Board. All retail uses shall occur in structures or spaces limited in size as noted to ensure visual access from public walkways and esplanades. The Planning Board shall have the right to determine the final size and configuration of such buildings to achieve the objectives of this zoning district. Multiple structures with shared parking and interconnected by pedestrian ways are encouraged. If the property in retail use abuts the water, continuous public pedestrian access to the waterfront must be provided.

Yacht clubs and marinas. No boat may be occupied overnight that does not have a holding tank for sewage waste with deck fittings permitting mechanical pump-out at dockside.

Marina slips for transient boaters accessory to a principal use, provided that no boat may be occupied overnight that does not have a holding tank for sewage waste with deck fittings permitting mechanical pump-out at dockside that can be mechanically pumped out.

Indoor or outdoor recreational facilities and uses at the discretion of the Planning Board.

Planned Unit Development (PUD). On sites with a minimum area of 25 contiguous acres, a planned unit development subject to the following use and design criteria, provided that at least four of the uses indicated in Subsection C(3)(a) below are included and achieve the purposes and objectives of this district in the opinion of the Planning Board. Each applicant for a PUD shall comply with the requirements of Article 8 of the Environmental Conservation Law and shall prepare a draft environmental impact statement (EIS) and a final EIS for consideration by the lead agency, which contains a cumulative assessment of the buildout of the MW-3 Zone. Notwithstanding anything to the contrary, any PUD approved by the Planning Board pursuant to these provisions may include additional contiguous and noncontiguous property on the south side of Garvies Point Road or Herb Hill Road and may include additional acreage on the north side of Garvies Point Road or Herb Hill Road.

Any non-water-dependent uses permitted in Subsection B on the south side of Garvies Point Road or Herb Hill Road as indicated above.

Business and professional offices and research, design and development laboratories.

Uses related to the production of cinema and other entertainment mediums.

Light industry, as defined herein, limited to assembly, prototype development and processing that does not utilize chemicals in the process.

Expansion of existing industry not covered in Subsection E(1) above, provided that such expansion is within the permitted bulk requirements of this district and that such expansion does not hinder the achievement of the objectives of the MW-3 Zone.

Indoor or outdoor recreational facilities and uses at the discretion of the Planning Board.

A portion of a PUD approved by the Planning Board in accordance with Subsection C(4) above, including any conditions applicable thereto.

Planned unit development (PUD). On sites with a minimum area of 14 contiguous acres, a planned unit development subject to the following uses and design criteria and provided that at least four of the uses indicated in Subsection E(5)(a) below are included and, in the opinion of the Planning Board, achieve the purposes and objectives of this district. Each applicant for a PUD shall comply with the requirements of Article 8 of the Environmental Conservation Law and shall prepare a draft environmental impact statement (EIS) and a final EIS for consideration by the lead agency, which contains a cumulative assessment of the buildout of the MW-3 Zone. Any PUD approved by the Planning Board pursuant to these provisions may include additional noncontiguous property within the MW-3 district.

Uses customarily incidental or accessory to the principal uses subject to review and approval by the Planning Board, including but not limited to swimming pools, tennis courts, rest rooms, showers, maintenance, service and utility buildings and laundry facilities.

Signs in accordance with City of Glen Cove sign regulations. All signs shall be approved by the City of Glen Cove Planning Board or Sign Review Committee (SRC).

Off-street parking.

Minimum lot area: 40,000 square feet.

Minimum width: 100 feet.

Minimum frontage along street: 100 feet.

Minimum setback from street: 20 feet (no parking permitted in this setback).

Minimum rear yard: 20 feet to property line. When a use abuts the water, no structure may be closer than 30 feet to the mean high water line or bulkhead unless the project includes a walkway or esplanade along the water accessible to the public or some other means of public access acceptable to the Planning Board, in which case said setback requirement may be reduced or eliminated.

Minimum side yard: not required. If provided, such yard shall be 15 feet.

Minimum corner side yard: 25 feet.

Maximum height: two usable stories and in no event to exceed 35 feet. Where a building is at least 300 feet from a one- or two-family zone, the height may be four stories, but not more than 52 feet. Such increase in height shall be subject to a special permit.

No single building or group of attached buildings shall exceed 100 feet in length without a break in the plane of the facade. The distance between buildings, if any, shall be at least 15 feet. Buildings located within 100 feet of the bulkhead or high water line along the Glen Cove Creek shall not exceed 50 feet in dimension facing such waterfront.

Maximum development coverage (all impermeable surfaces) shall be 65% except as otherwise provided herein.

Minimum distance to front (street) property line: 60 feet, except parking which may be 20 feet from the front street line.

Minimum distance to any other property line: same as for principal use except accessory PUD parking permitted within the R-3A residential zone or any parking adjacent to a residential use or zone shall provide a fifteen-foot planted buffer acceptable to the Planning Board.

Maximum height: one story, and in no event to exceed 20 feet.

Off-street parking.

Loading.

Shared parking. Where two or more uses are on the same lot, or part of a planned unit development, the total amount of parking spaces to be provided shall be the sum of the requirements, if any, for each individual use on the lot; the Planning Board may vary this requirement if the Board finds that the sharing of parking during the probable time of maximum use of such establishments is such as to permit a variation; however, once one or more of the uses terminates, the property owner shall be responsible for assuring adequate parking in conformance with the standards set herein. The Planning Board may also approve the joint use of a parking area for uses of contiguous parcels as long as the Board is satisfied that the total number of spaces is adequate as computed above.

Except as may be otherwise required, wherever an off-street parking area of three or more spaces faces a street, a planting area with a minimum width of six feet shall be provided between the parking area and the sidewalk. The planting plan for this strip shall be approved by the Planning Board as part of the site plan review. Plantings shall be a minimum of three feet in height planted three feet on center. The remaining portion of the required setback may be grass or other acceptable ground cover.

Any use that abuts the Glen Cove Creek must provide a walkway/esplanade at least 16 feet wide, which will include a surface wide enough and stable enough to accommodate walking, jogging, rollerblading, biking and similar activities in a safe and attractive manner. The esplanade may also include benches and trees or shrubs within the 16 feet. The walkway must extend the entire width of the property along Glen Cove Creek and must be consistent with design guidelines established by the City. In addition, access to the water or waterfront may include, to the maximum practical extent, some type of public access such as, but not limited to, a park or plaza area. Where such access includes a plaza or open space in addition to an esplanade along the entire width of the property, the Planning Board may permit an increase in development coverage up to a total of 70%.

Public pedestrian or boat access plans shall be approved by the Planning Board and the access shall be available for public use under a mutually acceptable arrangement between the City and the property owner. Where public access is provided, for security and safety reasons the times that access shall be available to the public shall conform to reasonable business or recreation hours.

Non-navigable vessels shall not be permitted to be permanently or temporarily docked and occupied in waters within the Marine Waterfront District. Transient houseboats must have a permanent motor and holding tank for sewage waste with dock fittings permitting mechanical pump-out at dockside. Non-navigable houseboats shall not be permitted.

Structures in this district shall be sited so as to preserve views of Glen Cove Creek and Hempstead Harbor.

Structures shall adhere to guidelines to be established by the Planning Board as part of site plan rules and regulations. Guidelines shall include use of materials and designs consistent with the objectives of the MW-3 Zone.

Runoff from parking lots, maintenance, and washdown facilities must be treated in a manner that prevents oils, grease and detergents from reaching adjacent water.

Landscaping shall, to the maximum practical extent, include plants that require minimal water and use of pesticides.

The purpose of this district is to permit and encourage the redevelopment of vacant and/or deteriorated commercial, industrial and residential properties along certain portions of the Glen Cove Avenue corridor in a manner that will improve the character of the nearby environs which include established neighborhoods and significant quantities of affordable subsidized housing; remove vacant, obsolete, incompatible, underutilized and marginal structures which are poorly maintained and present opportunities for illegal activities and have a blighting influence on the surrounding area; ensure an attractive entryway into the City of Glen Cove downtown from adjacent communities; and to promote additional housing opportunities which do not currently exist in this area. It is the intent of this chapter to require the demolition or stabilization of vacant, obsolete, incompatible, underutilized and marginal structures which are poorly maintained, and to encourage the maintenance of such structures pending redevelopment. The area to be included in the Glen Cove Avenue Redevelopment Incentive Overlay (RIO-GCA) District is reflected on the RIO-GCA Overlay Map, prepared by the Turner Miller Group, dated August 23, 2010, on file in the office of the Glen Cove City Clerk.

This location is unique in both its necessity for redevelopment and revitalization and its significant topography. In order to eliminate existing blight, blighting influences and incompatible uses, it is recognized that the vast majority of the area covered by this district has already been developed, and that it is necessary to provide incentives and relief in order to capture density from the steeply sloping areas of the site.

It is the further purpose of this district to create an attractive gateway into the downtown, and encourage development that maximizes pedestrian-friendly and view-enhancing design features, to provide "eyes on the street" for an area historically characterized by loitering and illegal activities.

The area encompassing this incentive overlay district has been found by the City Council, after evaluating the effect of potential incentives, which are possible by virtue of community amenities, to contain adequate resources, environmental quality and public facilities, including adequate transportation, water supply, waste disposal and fire protection; and that in designating this district there will be no significant environmentally damaging consequences and that such incentives are compatible with the development otherwise permitted.

The Glen Cove Avenue Redevelopment Incentive Overlay District shall comprise those areas within the boundary of the district as indicated on the City of Glen Cove Zoning Map.[1]

The provisions contained herein are additive to any requirements of the underlying zoning provisions. To the extent that conflicts may exist with the overlay district, the provisions of the overlay district shall govern those applications authorized for the development of incentive uses.

Multiple dwellings, condominium dwellings and townhouses on at least three acres of real property within the zoning district, subject to site plan approval by the Planning Board.

As an accessory to multiple dwellings, condominium dwellings and townhouses, the following uses may also be authorized:

Minimum lot area: three acres.

Maximum residential density: 20 units per acre.

Minimum lot width: 150 feet.

Minimum lot frontage: 150 feet.

Minimum setback from street: 10 feet.

Minimum distance from interior property line: 15 feet.

Required open space: There shall be provided not less than 200 square feet of usable open space for each efficiency unit; 300 square feet of usable open space for each one-bedroom unit; 350 square feet of usable open space for each two-bedroom unit and 400 square feet of usable open space for each unit containing three or more bedrooms therein. Usable open space may be accommodated in landscaped walking and sitting areas, on private decks and terraces, and may be located over structures, but must be outdoors.

Maximum height: five stories, and in no event greater than 50 feet measured in accordance with § 280-45Q of this chapter, within 25 feet of any property line abutting Glen Cove Avenue, and within 20 feet of any property line abutting any other street. Due to the difficulty of measuring height on the steeply sloping lot, the average height of each building throughout the rest of the site as measured from the four corners of a building from the existing natural grade shall not exceed 50 feet, and no building shall exceed 75 feet in height at its highest point. Stair towers, mechanical equipment and other nonhabitable projections shall not exceed the maximum height permitted by this section by more than 10 feet and, excepting stair towers, shall be set back from the outermost front facade of a building by a minimum of 10 feet. The City Council in authorizing the use shall establish additional height restrictions as necessary to mitigate any potential visual or scenic impacts. Height restrictions shall take into account the design of the project, including architectural measures to reduce the appearance of height and bulk, including structural articulation, architectural design features such as terracing, and the use of landscaping as part of the design of rooftops. An applicant for site plan approval shall submit with the application elevations prepared by a licensed professional engineer or surveyor showing the height of the proposed buildings in relation to the existing natural grade.

Required off-street parking: two spaces per unit, accept that the Planning Board may reduce the requirement to a minimum of 1.5 spaces per unit where it finds, based upon the advice of a qualified traffic engineer, that the proposed bedroom mix is such that 1.5 spaces is adequate to accommodate the future residents and guests of the proposed project.

In order to further the purposes of this Residential Incentive Overlay District, all existing structures located on the proposed site shall be maintained in at least the same physical, structural and aesthetic condition as at the time the application is made, or may be demolished or stabilized, as a continuing obligation during the pendency of any application for multiple residences as permitted in this incentive overlay district. The applicant shall be required to remove any subsequently occurring publicly visible symptoms of blight, including but not limited to graffiti, missing wall cladding, detached gutters, broken windows, presence of trash, and overgrown landscaping.

Waiver of affordable housing. The City Council may waive any requirement by the City of Glen Cove for the set-aside of affordable housing where adequate on-site and off-site improvements to the neighborhood are made, which enhance the quality of life of affordable-housing residents in the neighborhood, including, without limitation, landscaping improvements, mass transit improvements, facade improvements, and lighting and security improvements. The City Council shall determine that there is approximate equivalence between potential affordable housing lost or gained or that the City has or will take reasonable action to compensate for any negative impact upon the availability or potential development of affordable housing caused by the provisions of this section. In determining whether to waive affordable housing requirements, the City Council shall consider the following criteria in determining equivalence:

Waiver of hillside protection provisions. In recognition of the topography in the RIO-GCA District, the fact that the majority of the area is already developed and contains man-made steep slopes and retaining walls, and the density requirements necessary to incentivize redevelopment of this location, the City Council shall waive the hillside protection provisions of the Zoning Ordinance, subject to the applicant satisfying the following criteria:

Density bonus for structured parking. In recognition of the detracting character of large expanses of parking and asphalt associated with multifamily development, where an applicant proposes to accommodate at least 75% of the required parking within structured on-site parking, which is located out of substantial public view, the City Council shall increase the maximum residential density by 17 units per acre.

Density bonus for streetscape improvements. In recognition of the deteriorated nature of the streetscape in the vicinity of the project site, where an applicant proposes significant improvements to the streetscape within 1/2 mile of the Glen Cove Avenue Redevelopment Incentive Overlay District, which meet the criteria herein, the City Council shall increase the maximum residential density by 10 units per acre. In determining whether or not to grant this density bonus, the City Council shall consider the following:

Density bonus for on-site recreational amenities. The City Council shall increase the maximum residential density by three units per acre where the following on-site recreational amenities are provided for the future residents of the proposed project. The provision of the following on-site recreational amenities for the purpose of achieving additional site density does not necessarily satisfy the requirements of the applicant to provide parkland or money in lieu thereof as described in General City Law § 27-a, Subdivision 6:

At the request of the applicant or on its own determination that the identified amenities and benefits to the City are not immediately feasible or otherwise not practical for the applicant to provide, the City Council may require, in lieu thereof, a payment to the City of a sum determined by the City Council. If cash is accepted in lieu of other community benefit or amenity, provision shall be made for such sum to be deposited in a trust fund to be used by the legislative body of the city exclusively for specific community benefits authorized by the City Council.

If the Planning Board determines that parkland is required as part of the approval of the site plan pursuant to General City Law § 27-a(6), and if the Planning Board further finds that such parkland cannot be properly located on such site plan, the City Council may further identify specifically where and how any money in lieu of parkland shall be applied.

Any money in lieu of community benefits or amenities must be received upon the issuance of a building permit for construction of the proposed residential development.

An application for an incentive bonus shall be in writing and submitted to the City Council. The application shall include a conceptual site plan along with a narrative describing the proposed development program, including a statement as to the buildable yield of the proposed development parcel, an EAF or DEIS, and a boundary or topographic survey accurately depicting site conditions.

The narrative shall describe the incentives and bonuses being applied for and address the criteria and considerations that the City Council must consider in deciding whether to grant such incentives and bonuses.

The applicant may include in its narrative any further considerations of community benefits or amenities beyond those identified herein being provided by the project.

Where the applicant is requesting to provide money in lieu of community benefits or amenities, the applicant shall provide a calculation and proposal of an appropriate payment. The City Council shall consider the proposal for payment by the applicant in determining whether the community benefits and amenities may be achieved.

The City Council, upon receipt of a concept plan and application narrative, shall forward the application to the Planning Board for recommendation on incentives, bonuses, conceptual site plan, and application for waiver of hillside protection provisions.

At the discretion of the applicant, a full site plan may be submitted in place of a conceptual site plan as a basis for the City Council to make their decision regarding authorization of incentives and bonuses.

The application for authorization of a development under this section will be subject to the provisions of Article 8 of the Environmental Conservation Law.

Notwithstanding the above, where an application for a change of zone is pending before the Planning Board at the time of adoption of this section, the applicant shall not be required to make a further application to the City Council.

Within 45 days of receipt of a request for recommendation or, if a DEIS is required for the application pursuant to 6 NYCRR Part 617 (SEQR), within 45 days following a public hearing held on the DEIS, the Planning Board shall provide its recommendations to the City Council with respect to the authorization of incentives and bonuses. This time period may be extended by consent of the applicant.

The Planning Board shall consider the conceptual site plan against the following standards in making its recommendations to the City Council:

Public hearing required. The City Council shall hold a public hearing on the proposed application for development under the provisions of the RIO-GCA prior to making any determinations on whether to authorize incentive uses or additional incentives and benefits, including, without limitation, acceptance of money in lieu of incentives or benefits. Notice of the public hearing specifying the incentives and bonuses being sought, as well as the total number of units being proposed, shall be sent by mail to each owner or occupant of all parcels of property located within a radius of 300 feet measured from all points of the subject property line by certified mail, return receipt requested. Said notice shall be postmarked no sooner than 20 days and no later than 10 days prior to the date set for the public hearing. An affidavit of mailing, together with the certified letter postal receipts, shall be filed with the Council. The hearing date shall also be advertised by posting of a sign stating the time, date and place of the public hearing to be held on the property which is the subject of an application. The sign shall be posted at least 10 days prior to the date of the hearing. The sign shall be visible from adjacent rights-of-way. If the subject property is on more than one right-of-way, a sign shall be posted facing each right-of-way. If the sign is destroyed or removed from the property, the owner of the subject property shall be responsible for replacing it. Ten days prior to the public hearing, the owner of the subject property shall execute and submit to the Department of Planning an affidavit of proof of the posting of the public notice sign(s) according to this subsection. If the owner of the subject property fails to submit the affidavit, the public hearing will be postponed until after the affidavit has been supplied. Where a full site plan has been submitted for consideration of authorization of incentives and bonuses, the Planning Board shall schedule its public hearing on the site plan jointly with the City Council's public hearing on the authorization of incentives and bonuses.

The City Council shall not authorize any incentive or bonus pursuant to this section until the Planning Board files its report of recommendation, except in the instance where the Planning Board fails to convey its report to the City Council within the time frame specified by this section, in which case such failure to report shall be construed by the Council as a recommendation to approve.

In determining whether to authorize incentives and bonuses as detailed herein, the City Council shall:

Any development under the provisions of the Glen Cove Avenue Redevelopment Incentive Overlay District shall require full site plan review by the Planning Board.

The Planning Board shall only approve a site plan which is substantially identical to the conceptual site plan submitted as part of the application for authorization of incentives and bonuses in terms of:

Where the site plan submitted by the applicant to the City Council meets the requirements of Article IV of this chapter, no separate site plan will be required by the Planning Board.

The purpose of this district is to permit and encourage the redevelopment of vacant and/or deteriorated commercial, industrial and residential properties within the Orchard Neighborhood in a manner that will improve the character of the nearby environs which include an established neighborhood important to the character of the City; remove vacant, obsolete, incompatible, underutilized and marginal structures which are poorly maintained and present opportunities for illegal activities and have a blighting influence on the surrounding area; ensure an attractive entryway into the City of Glen Cove downtown from adjacent communities; and to promote additional housing opportunities which do not currently exist in this area. It is the intent of this chapter to require the demolition or stabilization of vacant, obsolete, incompatible, underutilized and marginal structures which are poorly maintained, and to encourage the maintenance of such structures pending redevelopment. The area to be included in the Orchard Neighborhood Redevelopment Incentive Overlay (RIO-ON) District is reflected on the RIO-ON Overlay Map, prepared by the Turner Miller Group, dated August 23, 2010, on file in the office of the Glen Cove City Clerk.

In order to eliminate existing blight, blighting influences and incompatible uses, it is recognized that the vast majority of the area covered by this district was historically built as one- and two-family housing, but has undergone significant increases in density (both legally and illegally) over the years, taxing the existing infrastructure in the area, especially the street system; it is necessary to provide incentives and relief in order to promote redevelopment of the area in a manner that is protective of public safety and respectful of the historic importance of this area.

It is the further purpose of this district to create an attractive gateway into the downtown and to encourage development that maximizes pedestrian-friendly and view-enhancing design features, to provide "eyes on the street" for an area historically characterized by loitering and illegal activities.

The area encompassing this incentive overlay district has been found by the City Council, after evaluating the effect of potential incentives, which are possible by virtue of community amenities, to contain adequate resources, environmental quality and public facilities, including adequate transportation, water supply, waste disposal and fire protection, and that in designating this district, there will be no significant environmentally damaging consequences and that such incentives are compatible with the development otherwise permitted.

The Orchard Neighborhood Redevelopment Incentive Overlay District shall comprise those areas within the boundary of the district as indicated on the City of Glen Cove Zoning Map.[1]

The provisions contained herein are additive to any requirements of the underlying zoning provisions. To the extent that conflicts may exist with the overlay district, the provisions of the overlay district shall govern those applications authorized for the development of incentive uses.

Any accessory use permitted by the underlying zoning district subject to all the restrictions, including bulk restrictions as prescribed therein.

As an accessory to multiple dwellings, condominium dwellings and townhouses, the following uses may also be authorized:

Townhouses (single-family attached dwellings) subject to the following:

Where townhouses meeting all special permit requirements of the RIO-ON Overlay District are proposed, flats may be proposed to be located in the same structure as the proposed townhouses subject to the following:

Multifamily residential buildings,

Mixed-use commercial and residential structures. Multifamily residential structures are permitted on upper stories over commercial uses subject to the following criteria:

Waiver of affordable housing. The City Council may waive any requirement by the City of Glen Cove for the set aside of affordable housing where adequate on-site and off-site improvements to the neighborhood are made which enhance the quality of life of affordable housing residents in the neighborhood, including, without limitation, landscaping improvements, mass transit improvements, facade improvements, and lighting and security improvements. The City Council shall determine that there is approximate equivalence between potential affordable housing lost or gained or that the City has or will take reasonable action to compensate for any negative impact upon the availability or potential development of affordable housing caused by the provisions of this section. In determining whether to waive affordable housing requirements, the City Council shall consider the following criteria in determining equivalence:

Waiver of hillside protection provisions. In recognition of the topography in the RIO-ON District, the fact that the majority of the area is already developed and contains man-made steep slopes and retaining walls, and the density requirements necessary to incentivize redevelopment of this location, the City Council may waive the hillside protection provisions of the Zoning Ordinance, subject to the applicant satisfying the following criteria:

Density bonus for structured parking. In recognition of the detracting character of large expanses of parking and asphalt associated with multifamily development, where an applicant proposes to accommodate at least 75% of the required parking within structured on-site parking, which is located out of substantial public view, the Planning Board may reduce the required minimum lot area per dwelling unit by 25%.

Density bonus for streetscape improvements. In recognition of the narrow and deteriorated street conditions in the vicinity of the project site, where an applicant proposes significant improvements to the streetscape that would result in enhanced safety and appearance, the Planning Board may reduce the required minimum lot area per dwelling unit by 25%. In determining whether or not to grant this density bonus, the Planning Board shall consider the following:

Density for green building. The Planning Board may reduce the required minimum lot area per dwelling unit by 25% for units that it finds are located within a proposed structure eligible for a gold certification from the US Green Buildings Council under their Leadership in Energy and Environmental Design (LEED) Green Buildings rating system.

At the request of the applicant or on a determination by the Planning Board that the identified amenities and benefits to the City are not immediately feasible or otherwise not practical for the applicant to provide, the Planning Board may refer the application to the City Council, which may require, in lieu of incentives, a payment to the City of a sum determined by the City Council. In referring the matter to the City Council, the Planning Board shall include its recommendation. If cash is accepted in lieu of other community benefit or amenity, provision shall be made for such sum to be deposited in a trust fund to be used by the legislative body of the City exclusively for specific community benefits authorized by the City Council.

Any money in lieu of community benefits or amenities must be received prior to issuance of a building permit for construction of the proposed residential development.

An application for waiver, incentive special use and/or incentive bonus shall be in writing and submitted to the Planning Board and to the City Council as required herein. The application shall include a conceptual site plan along with a narrative describing the proposed development program, including a statement as to the buildable yield of the proposed development parcel, an EAF or DEIS, and a boundary or topographic survey accurately depicting site conditions.

The narrative shall describe the waivers, incentive special use, incentives and bonuses being applied for and address the criteria and considerations that the Planning Board and/or City Council must consider in deciding whether to grant such incentives and bonuses.

The applicant may include in its narrative any further considerations of community benefit or amenities beyond those identified herein being provided by the project.

Where the applicant is requesting to provide money in lieu of community benefits or amenities, the applicant shall provide a calculation and proposal of an appropriate payment. The City Council shall consider the proposal for payment by the applicant in determining whether the community benefits and amenities may be achieved.

At the discretion of the applicant, a full site plan may be submitted in place of a conceptual site plan as a basis for the Planning Board and/or City Council to make their decision regarding authorization of incentives and bonuses.

The application for authorization of a development under this section will be subject to the provisions of Article 8 of the Environmental Conservation Law.

Within 45 days of receipt of a concept plan or, if a DEIS is required for the application pursuant to 6 NYCRR Part 617 (SEQR), within 45 days following a public hearing held on the DEIS, the Planning Board shall provide any required recommendations to the City Council with respect to the authorization of incentives and bonuses. This time period may be extended by consent of the applicant.

The Planning Board shall consider the conceptual site plan against the following standards in determining whether to authorize waivers, incentive special uses, incentives or bonuses and in making its recommendations to the City Council:

Public hearing required. The Planning Board and/or City Council shall hold a public hearing on the proposed application for development under the provisions of the RIO-ON prior to making any determinations on whether to authorize incentive special uses, waivers or additional incentives and benefits, including, without limitation, acceptance of money in lieu of incentives or benefits. Notice of the public hearing specifying the incentives and bonuses being sought, as well as the total number of units being proposed, shall be sent by mail to each owner or occupant of all parcels of property located within a radius of 300 feet measured from all points of the subject property line by certified mail, return receipt requested. Said notice shall be postmarked no sooner than 20 days and no later than 10 days prior to the date set for the public hearing. An affidavit of mailing, together with the certified letter postal receipts, shall be filed with the Council. The hearing date shall also be advertised by posting of a sign stating the time, date and place of the public hearing to be held on the property which is the subject of an application. The sign shall be posted at least 10 days prior to the date of the hearing. The sign shall be visible from adjacent rights-of-way. If the subject property is on more than one right-of-way, a sign shall be posted facing each right-of-way. If the sign is destroyed or removed from the property, the owner of the subject property shall be responsible for replacing it. Ten days prior to the public hearing, the owner of the subject property shall execute and submit to the Department of Planning an affidavit of proof of the posting of the public notice sign(s) according to this subsection. If the owner of the subject property fails to submit the affidavit, the public hearing will be postponed until after the affidavit has been supplied. Where a full site plan has been submitted for consideration of authorization of incentives and bonuses, the Planning Board shall schedule its public hearing on the site plan jointly with the City Council's public hearing on the authorization of incentives and bonuses.

The City Council shall not authorize any incentive or bonus pursuant to this section until the Planning Board files its report of recommendation, except in the instance where the Planning Board fails to convey its report to the City Council within the time frame specified by this section, in which case such failure to report shall be construed by the Council as a recommendation to approve.

In determining whether to authorize incentives and bonuses as detailed herein, the City Council shall:

Any development under the provisions of the Orchard Neighborhood Redevelopment Incentive Overlay District shall require full site plan review by the Planning Board.

The Planning Board shall only approve a site plan which is substantially identical to the conceptual site plan submitted as part of the application for authorization of incentives and bonuses in terms of:

The applicant shall submit a subdivision plan that divides the area into three distinct areas:

The subdivision plan identifying the three areas shall not preclude subdivision of the area of noncontributory grounds into individual lots.

As part of the site and subdivision approval, restrictive covenants shall be established that identify the residential density permitted for each lot created by subdivision, the total of which will not exceed that which is established for the entire site. No residential density shall be assigned to the lot comprising Area C: contributory grounds, above. Residential density assigned to Area B: contributory structures, shall be limited to location within the original structure or additions to the original structure or proposed outbuildings as approved by the Planning Board as part of the preservation plan.

Upon approval of the plan, there shall be no further subdivision of the site, and covenant or deed restriction acceptable to the Planning Board Attorney shall be filed with the County Clerk.

Preservation plan required.

The City of Glen Cove shall be given easements over all contributory structures and grounds allowing it to perform periodic inspections from time to time and to require ongoing maintenance of the original structure and grounds. Covenants running with the land and filed with the deed for Area B shall be established providing the City the right of first refusal in the event that ownership of Area B is conveyed following approval of the plan. Covenants shall be established over the lands of Area C that require that Area C be gratuitously and irrevocably offered for dedication to the City of Glen Cove in the event that more than 35% of the uses established in the preservation plan for Area B cease for a period exceeding one year, except that the City may extend such time period by ordinance of the City Council.

Single-family attached or detached residential.

Multifamily residential.

Hotels.

Business, medical and professional offices.

Spas, conference centers and catering halls.

Sit-down restaurants.

Public or private educational or religious uses.

Offices.

Multifamily residential.

Public or private parks and recreation.

Outdoor catering events, provided that no outdoor amplified music shall be permitted.

Public or private gardens and conservatories.

Maximum residential building footprint: 16,000 square feet.

Minimum residential building footprint: 2,500 square feet.

Minimum distance between buildings: 25 feet.

Minimum distance from building to on-site street line: 20 feet.

Minimum distance from building to alley: 10 feet.

Minimum distance from building to off-site street line: 75 feet except a gatehouse/guardhouse may be located within 25 feet.

Minimum distance from building to off-site lot line (not street line): 50 feet.

Maximum building height: 2-1/2 stories and 35 feet.

Maximum coverage: 25%.

Minimum landscaped buffer between off-site lot or street line and building: 25 feet.

Minimum distance between buildings: 25 feet except breezeways may connect.

Minimum distance from building to proposed street line: 20 feet.

Minimum distance from building to alley: 10 feet.

Minimum distance from building to existing street line: 100 feet except a gatehouse/guardhouse may be located with 25 feet.

Minimum distance from building to existing lot line (not street line): 75 feet.

Maximum building height: four stories and 50 feet except that no more than 3 1/2 stories and 40 feet shall be visible from any public street.