Pittsford Town City Zoning Code
ARTICLE VIIIA
Rural Residential South Pittsford "RRSP"
§ 185-33.1 Establishment of district.
A.
Purpose. The purpose of the Rural Residential South Pittsford (RRSP) Zone is to support creative, low-impact development patterns and land uses that conserve resources and lands identified in a public planning process for an update to the Comprehensive Plan which focused on the area in Town south of the New York State Thruway. The district is established to provide and maintain land area to promote and support ongoing agricultural uses and activities that complement the rural character of the residential and Mendon Ponds Park setting and encourage farms to remain in farm production, while providing reasonable land area for neighborhoods of single-family dwellings at a medium to low density on a range of lot sizes using conservation-sensitive design. The resources, lands and values identified by the community as important to conserve include: rural character, agriculture, highly visible open space lands, and visual and wildlife buffer area adjacent to Mendon Ponds Park lands.
§ 185-33.2 Definitions.
As used in this article, the following terms shall have the meanings indicated:
An area of land undisturbed or established and suitably developed with natural vegetation and landscaping. Fencing and berms may be included as part of such an area.
A business for boarding horses that may be owned by off-site owners; a horse-drawn carriage or livery type of business; and a business for riding and riding lessons for fee.
A retail business that builds on the farm market model of a business (See definition below.), but includes the sale of regionally produced agricultural and regionally produced arts and handcrafted products within an enclosed structure of no more than 5,000 square feet in size. Additionally, nonagricultural-related retail products may be sold in an area that is no more than 20% of the net sales floor space. Outside sales of regionally produced agricultural products (i.e., strawberries, pumpkins, Christmas trees, etc.) are permitted.
A retail business operation that sells locally produced agricultural products within an enclosed structure of no more than 1,200 square feet in size. Outside sales of locally produced agricultural products (i.e., strawberries, pumpkins, Christmas trees, etc.) are permitted.
The land and on-farm buildings, equipment and practices which contribute to the raising, production, preparation and marketing of crops, livestock and livestock products for gain. The farm operation includes necessary farm structures within the prescribed limits of the farm parcel and the storage of equipment as part of the farm operation. A farm operation does not include the operation of a commercial stable.
Any tax parcel or contiguous tax parcels under single ownership. For the purpose of this article, each tax parcel shall be identified by the Tax Map of the Town of Pittsford dated March 16, 2004, and single ownership shall be determined by deed filed as of March 16, 2004. No parcel as defined herein may be changed or reconfigured after March 16, 2004, for the purposes of applying or avoiding the restrictions of this article.
A business for the sales and repair of equine-related and other animal equipment and gear.
A place where animals are given medical care, and the boarding of animals is limited to short-term care incidental to the hospital use.
§ 185-33.3 Permitted uses.
§ 185-33.4 Special use permit uses.
The following uses may be permitted on parcels of five acres or more pursuant to a special use permit issued by the Planning Board:
§ 185-33.5 Residential development of less than 20 acres.
A.
Site capacity. A parcel of less than 20 acres may be developed at a maximum density of one residential unit per five acres. A parcel which is less than five acres but larger than 16,000 square feet may be developed with one dwelling unit as a preexisting nonconforming lot. No more than one residential building shall be erected on any one lot. Approval of subdivisions under § 278 of the Town Law for parcels of less than 20 acres is prohibited.
B.
The following minimum standards shall apply to parcels of five acres or more:
(1)
The minimum lot size shall be five acres.
(2)
Front property line width shall be 200 feet as measured parallel with the highway.
(3)
Front setbacks shall be 70 feet as measured from the front property line.
(4)
Side setbacks shall be 20 feet from the property line.
(5)
Rear setbacks shall be 50 feet from the rear property line.
(6)
Minimum floor area shall be 1,800 square feet.
(7)
The maximum permitted height of any structure is 40 feet, except that chimneys attached to such structure may extend five feet above the highest point of the structure.
(8)
Lot coverage. The maximum lot coverage shall not exceed 15% of the total area of the property. Lot coverage includes all improved surfaces, buildings, driveways, porches, decks, patios, pools and other, similar lot improvements.
C.
A parcel which is less than five acres but larger than 16,000 square feet may be developed with one dwelling unit. The following minimum standards shall apply:
§ 185-33.6 Residential development of 20 acres or more.
A parcel of 20 acres or more may be developed at a density of one residential unit per five acres. Said development shall comply with the provisions of § 185-33.5B. In lieu of development at said density, such parcel of 20 acres or greater may be developed at a density of up to one residential unit per acre, provided that development meets the following conditions and limitations:
A.
Application of Town Law § 278. All development applications shall be processed by the Planning Board pursuant to the provisions of § 278 of the Town Law. As part of that process, the Planning Board shall, at a minimum, apply the limitations and conditions of this section.
B.
Site capacity. The maximum allowable dwelling units that may be built on said development site shall be determined by the site capacity calculation worksheet, as required by the Town's Subdivision Regulations.
C.
The development shall demonstrate significant application and incorporation of the community values and guiding principles for community amenities for the area south of the New York State Thruway as presented in the South of the Thruway Update to the Town of Pittsford Comprehensive Plan outlined below as specific criteria:
(1)
Preservation of agricultural lands and uses.
(2)
Permanent protection of larger contiguous areas of significant open space resources which are visible to the general public, including farmlands and natural wildlife habitats and corridors.
(3)
Buffering of new development from existing residences and public views.
(4)
Restoration and adaptive reuse of mined landscapes.
(5)
Provision of trail connections through the neighborhood.
(6)
Provision of public sewers.
(7)
Adaptive reuse of farm structures that preserves the agricultural setting and uses such as the farmstead and barns and surrounding fields.
(8)
Creative site planning that maintains residential and pastures and rural character (i.e., not "cookie-cutter" design), allowing for direct visual access to open land, woodlots, horse farms, scenic views, etc.
(9)
Design that respects and buffers Mendon Ponds Park.
(10)
Protection of dark night skies through limited lighting and appropriate placement, design and construction standards.
D.
Dimensional requirements for development on parcels of 20 acres or more:
Responsivness to Criteria (as applicable to respective project) | Amount of Project Area Set Aside as Permanent Rural Conserva-tion | Maximum Dwelling Units per Develop-able Acre | Minimum Lot Size In Acres | Lot Width in Feet (minimum at front building line) | Front Property Line Width (mini-mum) in Feet | Front Setback (mini-mum) in Feet | Rear Setback (mini-mum) in Feet | Side Setback (mini-mum) in Feet |
|---|---|---|---|---|---|---|---|---|
Minimum standard for all projects: apply conservation- based design | 0% | 0.20 | 5.0 | 200 | 200 | 70 | 50 | 20 |
Project responds significantly to at least four criteria | 40% | 0.5 | 1.0 | 125 | 125 | 40 | 40 | 20 |
Project responds significantly to at least six criteria | 50% | 0.75 | N.A. | N.A. | N.A. | N.A. | N.A. | N.A. |
Project responds significantly to at least eight criteria | 65% | 1.0 | N.A. | N.A. | N.A. | N.A. | N.A. | N.A. |
E.
Permanent rural conservation site. The open space within the parcel shall be permanently designated as rural conservation and shall be so designated on the Official Zoning Map.
F.
The selection of land within a parcel to be designated as rural conservation shall be made by the applicant and subject to the approval of the Planning Board.
G.
Rural conservation lands may be held in private ownership or, if proposed for public ownership, shall be dedicated to the Town of Pittsford.
§ 185-33.7 Rural conservation sites in private ownership.
A.
Where rural conservation sites result from the application of RRSP zoning requirements, or are otherwise existing, and which are not dedicated to the Town, they shall be described in a conservation easement executed by the owner and delivered to the Town. The Department of Public Works may not grant final approval to any development plans until the conservation easement is received by the Town.
B.
The conservation easement shall describe the rural conservation site in metes and bounds and shall include the statement: "This tract or parcel of land is a rural conservation site subject to the provisions of the Town of Pittsford Zoning Law substantially restricting its use."
C.
The conservation easement shall be recorded by the Town in the Monroe County Clerk's office.