Stony Point City Zoning Code
ARTICLE XXII
Patriot Hills - Redevelopment Incentive Overlay
§ 215-141 Purpose.
It is the purpose of this zoning district to encourage the private redevelopment of Patriot Hills - Redevelopment Incentive Overlay with a range of uses appropriate to the Town. This district is intended to result in uses which are compatible with the Patriot Estates Golf Course, reflect the importance of this area as one of Stony Point's gateways; leverage the regional location of the site "on the way" to tourist destinations, including the Harriman State Park, United States Military Academy, Woodbury Outlet Mall and can be developed in a manner that preserves the historic architectural elements of this important piece of Stony Point's history.
§ 215-142 Procedure and relationship to underlying zoning.
A.
Incentive uses. The Patriot Hills - Redevelopment Incentive Overlay allows a number of incentive uses, which are not subject to the bulk and use requirements of the underlying zoning. The provisions of the Patriot Hills - Redevelopment Incentive Overlay apply only to incentive uses.
B.
Underlying zoning uses continued. The uses permitted by right, conditional uses and special uses identified in the underlying zoning district shall continue to be permitted, subject to all existing requirements of the zoning code.
C.
Adaptive reuse permitted. Any application for an incentive use that is contained within a former Patriot Hills - Redevelopment Incentive Overlay structure may be approved by the Building Inspector subject to the following conditions:
(1)
The exterior site disturbance is limited to parking, landscaping, patios, porches, stormwater infrastructure, fully screened dumpster or utility enclosures;
(2)
The Town Engineer has made a finding that the plan will not result in adverse stormwater impacts or erosion;
(3)
No modifications are being made to the exterior building appearance, except to restore the building to its original post-construction appearance;
(4)
All relevant requirements of the building and fire code are met;
(5)
The use meets the provisions for minimum parking as listed under the individual incentive use;
(7)
No other requirement of zoning, including those listed under the individual incentive use, shall apply.
F.
Zoning provisions not applicable. The following provisions of zoning are not applicable to the development of an incentive use within the Patriot Hills - Redevelopment Incentive Overlay:
G.
If a single story of structured parking is proposed below or at ground level beneath any proposed building, the maximum height requirement shall be measured from the elevation of the first floor immediately over the parking story, where the Planning Board finds that such increase in overall height will not result in significant adverse visual impacts. The Planning Board shall require such renderings, cross-sections or visual simulation as are necessary to make such a determination on visual impact.
§ 215-143 Incentive uses allowed.
A.
Hotels with accessory amenities subject to the following requirements:
(1)
Minimum number of guest rooms: 75.
(2)
Minimum floor area devoted to pool and/or fitness center: adequate to serve future guests as specified by the Planning Board upon review of amenities to be offered.
(3)
Minimum parking: one space per guest room.
(4)
Maximum height: six stories.
(5)
Minimum setback from public street: 50 feet.
(6)
Minimum front and rear yard: 30 feet.
(7)
Minimum side yard: 15 feet.
(8)
Maximum development coverage: 80%.
(9)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
(10)
One apartment with or without kitchen facilities for the use of the hotel manager or caretaker and his family shall be permitted.
(11)
A restaurant and a coffee shop shall be permitted. Such facilities shall be located within the hotel.
(13)
Office and lobby, meeting rooms and/or conference rooms and restaurants shall be mandatory for each hotel.
B.
Retail sales subject to the following requirements:
(2)
Minimum parking: one space per 200 square feet.
(3)
Maximum height: 45 feet.
(4)
Minimum setback from public street: 50 feet.
(5)
Minimum front and rear yard: 30 feet.
(6)
Minimum side yard: 15 feet.
(7)
Maximum development coverage: 80%.
(8)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
(9)
Local convenience commercial and local office business uses shall be permitted subject to the same requirements as retail.
C.
Indoor and outdoor recreation but not limited to athletic training facilities, indoor and outdoor athletic fields for rent or lease, indoor skating rink and equestrian center subject to the following requirements:
D.
Gasoline filling station subject to the following requirements:
(1)
Maximum number of pumps (fueling positions): 18.
(2)
Minimum square footage of accessory retail: 4,000 square feet.
(3)
Minimum parking stalls: four per 1,000 square feet of retail area (not counting parking at the pumps).
(4)
Minimum setback from public street: 50 feet.
(5)
Minimum front and rear yard: 30 feet.
(6)
Minimum side yard: 15 feet.
(7)
Maximum development coverage: 80%.
(8)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
E.
Medical offices, clinics, medical testing and outpatient surgical centers subject to the following requirements:
(1)
Minimum front and rear yard: 30 feet.
(2)
Minimum side yard: 15 feet.
(3)
Minimum setback from public street: 50 feet.
(4)
Minimum parking stalls: one space per 200 square feet.
(5)
Maximum height: 45 feet.
(6)
Maximum development coverage: 80%.
(7)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
F.
Sit-down restaurants subject to the following requirements:
(2)
Minimum front and rear yard: 30 feet.
(3)
Minimum side yard: 15 feet.
(4)
Minimum setback from public street: 50 feet.
(5)
Minimum parking stalls: one per 100 square feet of indoor dining area except that the requirement may be reduced to one space per 250 square feet where valet parking is provided.
(6)
Maximum height: 45 feet.
(7)
Maximum development coverage: 80%.
G.
Assisted-living facilities.
(1)
It shall be the duty of the owner or his agent to file a certification with the Building Inspector indicating compliance with this chapter's requirements relating to the number of occupants.
(2)
No unit shall contain more than two bedrooms, except that one dwelling unit for a superintendent may be provided, which shall consist of no more than three bedrooms.
(3)
Except for the superintendent and his family, the occupancy of an assisted-living facility shall be limited to senior citizens under present, future or amended definitions of the governmental agency. In the absence of any definition, the minimum age for eligibility shall be 55 years.
(4)
Within the assisted-living facilities development, certain related ancillary facilities may be permitted; service laundries, lounges, game rooms, workshops or medical infirmaries, only to the extent that they meet the needs of the clients. Such facilities shall be subordinate to the character of the building and shall be located out of public view with no outside advertising. Such facilities shall be expressly approved by the Planning Board.
(5)
The Patriot Hills - Redevelopment Incentive Overlay for assisted-living facilities developments shall not exceed 20 units per acre of use as depicted on the site development plan.
(6)
The maximum building height shall be 55 feet or three stories, whichever is less.
(7)
Suitably equipped and adequately maintained recreation and open space shall be provided. A minimum of 50 square feet of usable open space shall be provided per unit. Group sitting areas shall be well defined by walls, fences, hedges, or other plantings designed to impart a sense of containment or security and to provide group privacy.
(8)
There shall be provided a safe and convenient system of drives, service access roads and walks, with due consideration given in planning such facilities to such items as handrails and ramps. Such facilities shall be adequately lighted, and said lighting shall not be directed on adjacent streets or properties.
(9)
Minimum setback from public street: 50 feet.
(10)
Minimum front and rear yard: 30 feet.
(11)
Minimum side yard: 15 feet.
(12)
Maximum development coverage: 80%.
H.
Senior citizen housing.
(1)
It shall be the duty of the owner or his agent to file a certification with the Building Inspector indicating compliance with this chapter's requirements relating to the number of occupants and the age of the occupants in each dwelling unit.
(2)
No dwelling unit shall contain more than two bedrooms, except that one dwelling unit for each superintendent may be provided, which shall consist of no more than three bedrooms.
(3)
Except for the superintendent and his family, the occupancy of a senior citizen housing development shall be limited to single persons who qualify as senior citizens under present, future or amended definitions of the governmental agency providing subsidy or support to the project (Federal Department of Housing and Urban Development, New York State Division of Housing and Community Renewal or similar or successor agencies of the federal or state government) or to families, the head of which so qualifies, except that occupancy of a dwelling unit by a family, the head of which is younger than a senior citizen, shall be permitted if it is established that the presence of such person is essential for the physical care of an eligible occupant. In the absence of any definition, the minimum age for eligibility shall be 55 years.
(4)
The gross site density shall not exceed 20 units per acre or 150 units, whichever is less.
(5)
Parking areas above the ground floor, if any, within a building shall not be counted in computing development coverage in accordance with the bulk standards that appears in the Bulk Table for said use.
(6)
The maximum building height shall be 45 feet.
(7)
The minimum distance between detached buildings shall be 30 feet.
(8)
Suitably equipped and adequately maintained recreation and open space shall be provided. A minimum of 300 square feet of usable open space shall be provided per dwelling unit. Group sitting areas shall be well defined by walls, fences, hedges or other plantings designed to impart a sense of containment or security and to provide group privacy.
(9)
There shall be provided a safe and convenient system of drives, service access roads and walks, with due consideration given in planning such facilities to such items as handrails and ramps. Such facilities shall be adequately lighted, and said lighting shall not be directed on adjacent streets or properties.
(10)
Central refuse collection areas shall be located for the convenience of all units. They shall be supplied with an adequate number and type of covered receptacles and shall be provided with proper screening and maintenance.
(11)
All parking areas, driveways, recreation areas and refuse collection areas shall be no closer than 10 feet to any building or lot line, and any swimming pool shall be no closer than 30 feet to any building and 50 feet to any lot line.
(12)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
(13)
Minimum setback from public street: 50 feet.
(14)
Minimum front, rear and side yard: 15 feet, except 30 feet along public roads.
(15)
Maximum development coverage: 80%.
I.
Residential use.
(2)
The total residential density of the site shall not exceed 12 units per acre or 125 units, whichever is less, for residential use as depicted on the site development plan.
(3)
A development shall demonstrate adequate vehicular access. Internal roads may be private but must be a minimum of 24 feet wide and built to Town standards for materials and design.
(4)
Maximum building height: 45 feet.
(5)
A traffic study shall be submitted demonstrating that local roadways and intersections will continue to operate at acceptable levels of service.
(6)
Minimum setback from public street: 50 feet.
(7)
Minimum front, rear and side yard: 15 feet, except 30 feet along public roads.
(8)
Maximum development coverage: 80%.
K.
Film production studios and sets subject to the following requirements:
§ 215-144 Other requirements applicable to site development.
A.
Lighting. All outdoor light fixtures shall be fully shielded downcast fixtures. No individual lamp, including one or more fixture, shall exceed 12,000 lumens or be mounted at a height higher than 30 feet above the ground.
B.
View of Kirkbride Hall to be maintained. No new structure over five feet in height shall be constructed within the area bounded by a line connecting the following points:
(1)
The westerly intersection of Patriot Hills Lane right-of-way and the Willow Grove Road right-of-way.
(2)
The southeast corner of Kirkbride Hall.
(3)
The southwest corner of Kirkbride Hall.
(4)
A point along the northerly Willow Grove Road right-of-way line, 400 feet west of the westerly; intersection of Patriot Hills Lane right-of-way and the Willow Grove Road right-of-way.
C.
Requirement for demolition of structures. Prior to demolition of any structure that was constructed as part of Letchworth Village, the structure and surrounding grounds will be photographed and those photographs made available to the New York State Department of Parks, Recreation and Historic Preservation and the Town of Stony Point.
D.
Kirkbride Hall preservation. The exterior of Kirkbride Hall shall remain unmodified except that the northernmost 25% of the structure may be removed, modified or obscured where it is proposed to be incorporated or expanded into a larger structure.
E.
Directory sign fee. Any applicant proposing an incentive use shall construct a directory monument to the design specifications of the Town of Stony Point but generally comprise rounded fieldstone base and/or pillars and providing 200 square feet of sign area on each facing at a location specified by the Town of Stony Point in the vicinity of Willow Grove Road.
§ 215-145 Definitions.
As used in this article, the following terms shall have the meanings indicated:
A facility consisting of a building, or a group of buildings in a campus setting, for residents who need assistance on a daily basis and are provided with such assistance, consisting of housekeeping and linen services, transportation for shopping and other needs, prepared meals served in quarters or in common with other residents, planned on-site leisure and recreational activities and limited access to licensed professionals for consultation and evaluation, and where other professional services are provided by independent licensed professionals not on staff. Subject to federal housing regulations, all that reside in a dwelling unit shall have attained the age of 55 years or more on the date that such household initially occupies the dwelling unit, with the exception of a superintendent's unit.
A multipurpose mixed-use facility used for recreational, sporting, social, educational and cultural activities and events, open to the public, which may contain any of the following uses: gymnasium, swimming pool and locker rooms; dance, aerobics, exercise rooms and/or studios; offices, conference and meeting rooms, classrooms, arts and craft rooms and multipurpose room; senior center, teen center; auditoriums, cafeteria, lunchroom, and other uses approved by the Planning Board.