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HomeMy WebLinkAbout1972 Zoning OrdinanceTOWN OF ULYSSES Off AV& I& a - OKDINANCE �V� w-m "IrIF Revised 1972 2-ULYSSES TOWN ORDINANCE THURSDAY, OCT. 5, 1972 ZONING Town of Ulysses Revised 1972 Revision made by Town Board appointed Zoning Commis- sion members: J.C. Huttar, Chairman; Ray Albrectson, Edwin Brown, William Smith, Stanley Tsapis. - July 1971 For the purpose of promoting the health, safety, morals, or the general welfare of the community, and to lessen congestion in the streets, to secure safety from fire, panic and other dangers, to provide adequate light and air, to prevent the over -crowding of land, to avoid undue con - Article I Definitions . SECTION I. DEFINITIONS: for the purpose of this ordinance certain words and terms shall have the follow- ing meaning unless the context otherwise requires: a. Words used in the present tense include the future; the singular number includes the plural, and the plural the singular; the word "building" includes the word "structure", the word "occupied" includes the words "designed or intended to be occupied"; the word "used" includes the words "arranged, designed, or in- tended to be used". b. A "lot" is a parcel of land occupied by one building and the accessory buildings for uses customarily in- cident to it, including such open spaces as are used in connection with such building. C. A "lot line" is a boundary line of a lot. d. A "family" is an individual, or two or more persons related by blood, marriage or adoption, occupying a dwelling unit andlivingasa single household. For pur- poses of this Ordinance a family may also consist of not more than three unrelated individuals occupying one dwelling unit. The two definitions cannot be combined. C. A "dwelling" is a building used wholly for habitation by one or more families. f. A "dwelling unit" is one or more rooms located with in a dwelling and providing complete living accommo- dations for the use and occupation of one family, in- cluding cooking and bathroom facilities and an Indepen- dent entrance. g. A "single family dwelling unit" is a detached dwelling having accommodations for only one family. h. A "two family dwelling unit" is a detached dwelling containing no more than two dwelling unitsfor the use and occupation by no more than two families. i. A "multi -family dwelling unit" is one or more dwell- ings on a single lot containing separate dwelling units for the use and occupation by three or more families. J. A "rooming house" is a building other than a hotel or motel where no more than four persons are lodged for hire. k. A "tourist home" is a dwelling, or that part of any dwelling, in which overnight accommodations are offered to transient guests for pay but where such use is secondary to the permanent occupancy of the dwell- ing by a family. 1. A "motel" is abuildingorbuildings providing over- night accommodations for motorists. The word "motel" includes "motor courts", "tourist court", "tourist cabins," "motor lodge", and similar descrip- tive titles. In. A "hospital" is an establishment for temporary oc- cupation by the sick or injured for the purpose of med- ical treatment and does not include an establishment for permanent occupation by the poor, infirm, incurable or insane. n. A "nursing home" or "convalescent home" is a build- ing other than a hospital where persons are lodged, furnished with meals, and nursing care for hire. o. A "front yard" is a yard betweenthe street right-of- way and the front line of a building extended to the side lines of the lot. P. A "rear yard" is a yard between the rear lot line and the gear line of the principal building extended to the side lines of the lot. q. A "side yard" is a yard between the principal building and a side lot line and extending through from the front yard to the rear yard. r. An "accessoi— building" is a building subordinate and clearly incidental to the principal building on the same lot, and used for purposes customarily incidental to those of the principal building. s. A "non -conforming use" is a building, structure or use of land existing at the time of enactment of this ordinance which does not conform to the zoning regu- lations of the district in which it is situated. centration of population, to facilitate the adequate provis- ion of transportation, water, sewerage, schools, parks and other public requirements, under and pursuant to Article 16, Chapter 62, of the Consolidated Laws, the size of build- ings and other structures, the percentage of lot that may be occupied, the size of yards, the density of population, and the use of buildings, structures and land for trade, industry, residence or other purposes are hereby restrict- ed and regulated as hereinafter provided. t. A "farm" is_a plot of land that exceeds ten (10) acres and is used for one or more of the following purposes: (1) tillage of land to produce food to be consumed di- rectly or indirectly by humans or domestic animals or fowl; (2) grazing on land and its crops to feed domestic animals or fowl; (3) rearing of poultry and/ or farm animals in confinement, excluding the raising of fur bearing animals, riding academies, livery or boarding stables and dog kennels, which should be lo- cated in Planned Development Districts. u. For purposes of this Ordinance the words "street", "road", and "highway" are interchangeable. v. A "sign" or "advertising device" is any device, ob- ject, or building facade used for the visual communi- cation or advertisement of a place, building, product, service or name. w. A "billboard" or "outdoor advertising billboard" is any device, object, or building facade situated on pri- vate premises and usedfor advertising goods, services or places other than those directly related to the prem- ises on which said sign is located. x. A "kennel" is a place for the boarding and/or breeding of dogs or other small domesticated animals, operated on a commercial basis. Y. A "trailer or camper" is a structure designed for temporary residence, either to be mounted on or towed behind a motor vehicle. It may be selfcontained or designed for temporary connection to utilities. z. A "paved surface" is a smooth, hard, dense surface which is durable and well -drained under normal use and weather conditions. Article It Establishment of Districts SECTION 2. DISTRICT. For the purpose of this ordinance the Town of Ulysses is hereby divided into three (3) types of districts as follows: Business Districts Residence Districts Planned Development Districts The boundaries of said districts shall be as shown upon the official map, as amended, made a part of this Ordin- ance which is hereby designated as the "ZONING MAP, TOWN OF ULYSSES, TOMPKINS COUNTY, NEW YORK". Said map and all notations, references and other things shown thereon shall be as much a part of this Ordinance as if the matters and things shown by said map were all fully described herein. DISTRICT BOUNDARIES Where uncertainty exists with respect to the exact boun- daries of the various districts as shown on the Zone Map, the following rules shall apply: The district boundaries are lot lines unless otherwise shown, and where the designation on the Zone Map in- dicates a boundary approximately upon a lot line, such lot line shall be construed to be the boundary. Distances shown on the Zone Map are perpendicular or radial distances from street lines measured back to the zone boundary line, which lines, in all cases where distances are given, are parallel to the street line. Where the boundary of a districtfollows a stream, lake or other body of water, said boundary line shall be deemed to be at the limitof the jurisdiction of the Town of Ulysses, unless otherwise designated. In other cases the boundary line shall be determined by use of the scale on the Zone Map. Where a district boundary line divides a lot in a single ownership at the effective date of this Ordinance, the Board of Zoning Appeals may permit the less restric- tive use to extend to the entire lot, but in no event more than 50 feet beyond the boundary line of the district in which such use is authorized. Article III Use Regulations SECTION 3. RESIDENCE DISTRICTS In any Residence District, no building shall be erected, altered, or extended andnolandorbuUdingor part there- of shall be used for other than any of the following pur- poses. a. Dwelling b. Church or other place of worship, convent, parish house, Sunday School building. c. Public Library or public museum, public school, par- ochial school, nursery school, school operated by a non - stock corporation under the education laws of the State, any institution of higher learning including dormitory accommodations. d. Public park not conducted for profit, public playground, field houses or other accessory building, including necessary and desirable concessions, are permitted, provided that no such building shall be nearer than one hundred (100) feet to any lot line: e. Fire station or other public building necessary to the protection of or the servicing of a neighborhood. f. Golf course, except miniature golf courses operated on commercial basis, provided that no building shall be nearer than one hundred (100) feet to any lot Iine. g. Garden or nursery. h. Hospital or sanitarium for the treatment of human be- ings, provided that no building so used shall be within one hundred (100) feet of any street right of way or with in one hundred fifty (150) feet of the lot line of any ad- joining owner. i. Nursing or convalescent home, 150 feet from lot line, but only on special approval of the Board of Appeals. j. Rooming house or tourist house. k. Cemetery and the buildings and structures incident thereto, but only on special approval of the Board of Appeals. 1. Any public utility purpose, but only on special approval of the Board of Appeals. m. Such accessory uses as are customarily incidental to the above uses, subject to the provisions of Section 4. n. Harboring of horses, cows or other farm animals in- cluding poultry is permitted in a Residence District only if: (1) The land on which they are kept shall be at least one- fourth (1/4) acre in size for each large animal or bird unit of fifty (50) birds. No more than two large animals or one bird unit will be permitted per residence. The above designated land area shall be in addition to the minimum lot size described in Article XIV,See. 8, of this Ordinance. (2) The building in which they are sheltered is kept in good repair and is situated no nearer than two hundred (200) feet from any residence. (3) The building is cleaned regularly of waste materials and manure is disposed of in a manner which reduces odors which may be obnoxious to neighboring residents. (4) When birds are allowed open range they shall be con- fined to the aforesaid area by a bird tight fence. Existing situations at the time of the enactment of this Ordinance which do not conform to the above provisions must be brought into compliance within one year of the aforesaid date. o. Animal Hospital or Kennel: any animal hospital or kennel now situated in a residential district may con- tinue in operation, but may not expand its size or oper- ation, providing it is'kept and operated in a clean, san- itary condition; and providing the animals do notcreate noise to the extent that it is disturbing to nearby resi- dents. Any new kennel or other small domesticated animal operation may only be located in a Planned Development District and must be kept and operated in a clean, san- itary condition. THURSDAY, OCT. 5, 1972 SECTION 4. Accessory Uses in Residence Districts Permitted accessory uses in Residence Districts shall include the following. a. The office of a resident doctor, dentist, musician, en- gineer, teacher, lawyer, artist, architect, real estate broker, or person engaged in similar occupations, where such office is a part of the residence building. b. Customary home occupations, such as dressmaking, hairdressing, laundering, or homecooking, conducted by one person only, resident in the dwelling, provided that no goods or products are publicly displayed or offered for sale. C. Private garage or parking space, provided, however, that not more than one (1) commercial vehicle shall be parked outside of a covered garage on any lot in a res- idence district. d. A temporary building for commerce or industry in a Residence District where such building is necessary or incidental to the development of a residential area. Such building may not be continued for more than one year .except upon special approval of the Board of Appeals. SECTION 5. BUSINESS DISTRICTS In Business Districts no building shall be erected,al- tered, or extended and no land, orbuildingor part thereof shall be used for other than one or more of the following used: a. Any use permitted by Section 4. b. Retail Store c. Business or professional office d. Restaurant or other place for serving food and bev- erages e. Bank or other monetary institution f. Theater, including drive-in theater, bowling alleys or other place of amusement. g. Gasoline, sales station, garage for repairs, auto- mobile sales building or lot h. Tourist cabins, motel, hotel i. Place of business of the following, and businesses of a similar and no more objectionable nature, Provided that any manufacture or processing of goods on the premises is clearly incidential to a retail business conducted on the premises: Baker Barber Cleaner Confectioner Decorator Dressmaker Florist Hairdresser Milliner Optician Photographer Printer Shoemaker or repairer Undertaker SECTION 6. OUTDOOR STORAGE There shall be no outdoor storage of rubbish or refuse in connection With any of the uses permitted by this Arti- cle. No rubbish or refuse shall be dumped on any public property except in a place designated by the Town Board for that purpose. SECTION 7. PLANNED DEVELOPMENT DISTRICTS In Planned Development Districts, land and buildings may be used for any lawful purpose as authorized by the Town Board in accordance with the following procedure: a. Planned Development Districts shall comprise at least three (3) acres. b. Application for establishment of a Planned Devel- opment District shall be made to the Town Board. The Town Board shall refer the application to the Town Planning Board for consideration. c. The Planning Board shall require the applicant to furnish such preliminary plans, drawings andspecifi- cations as may be required for an understanding of the proposed development. In reaching its decision onthe proposed development, the Planning Board shall con- sider, among other things, the need for the proposed use in the proposed location, the existing character of the neighborhood in which the use would be located and the safeguards provided to minimize possible detri- mental effects of the proposed use on adjacent pro - Pe rty d. The Planning Board shall approve, approve with mod- ification, or disapprove such application and shall report its decision to the Town Board. e. The Town Board shall then hold a public hearing on the proposal, with public notice as provided by law in the case of an amendment to the Zoning Ordinance. f. The Town Board may then define the boundaries of the Planned Development District and add said des- cription to the Appendix of the Zoning Ordinance on the official zoning map of the Town of Ulysses, but such action shall have the effect only of granting per- mission for development of the specific proposed use in accordance with specifications, plans, and eleva- tions filed with the Town Board. In the event the Planning Board has disapproved such proposal, or approved with modifications which the applicant is not willing to make, an affirmative vote of at least four (4) members of the Town Board shall be required to es- tablish such Planned Development District. Article IV Lot Area and Yard Regulations SECTION 8. LOT AREA AND FRONTAGE Except as provided elsewhere in the Article, nobuild- ing or structure shall be erectedonalot of less area and frontage than listed below: a. Residence Districts 30,000 square feet for one family 15,000 square feet for second family in same structure 10,000 square feet for each additional family in same structure in excess of two Frontage - 150 feet b. Business Districts - with sewer. Lot area - 20,000 square feet Multiple dwelling units must meet require- ments in the other section of thisbrdinance Frontage - 100 feet c. Business Districts - no sewer (1) Non -residence use - 20,000 square feet except cer- tain big water users such as car wash, laundro mat, and such - 40,000 square feet (2) Residence use - 30,000 square feet in conjunction with business (3) Multiple dwelling units must meet regulations in other sections of this Ordinance Frontage - 100 feet SECTION 9. YARDS Except as provided elsewhere in this article, there shall be provided in connection with all buildings and structures, yards no less in size than listed below: Residence Districts: Front Yard 50 feet Side Yard 15 feet each Rear Yard 35 feet Business Districts: Front Yard 75 feet Side Yard 20 feet each Rear Yard 25 feet SECTION 10. EXISTING LOTS Other provisions of this ordinance notwithstanding, nothing shall prohibit the use of a lot of less than the re- quired area for a single family dwelling in any district provided that all the other provisions of this ordinance are compiled with, when such lot, atthetime of the pass- age of this ordinance, was owned or leased by persons other than those owning or leasing any adjoining lot. SECTION 11. FRONT YARD EXCEPTIONS Other provisions of this ordinance notwithstanding, no building in -any district need have a front yard greater in depth than the average depth of the front yards of the lots next thereto on either side, avacantlot, an adjacent street, or lot with a front yard greater than the minimum required depth being counted as if itwere the minimum front yard for the district in which it is located, but in no case shall the front yard in any district be less than twenty (20) feet in depth. SECTION 12. SIDE YARD ON CORNER LOT On a corner lot in any district, the side yard on the" street side shall be at least one-half the required front yard on the side street. SECTION 13 OPEN PORCHES In determining the size of yards for the purpose of this ordinance, porches, or carports, open at the sides, but roofed shall be considered a part of the building. SECTION 14 FENCES AND WALLS The provisions of this ordinance shall not apply to fences or walls not over six (6) feet high above the nat- ural grade, except as limited by Section 17, nor to ter- races, steps, unroofed porches, or other similar features not over three (3) feet high above the level of the floor of the ground story. SECTION 15 CORNER VISABILITY In any district no structure, fence or planting over three (3) feet in height,measu red from the centerof the adjacent travelled way, shall be maintained on any corner lot within a triangular area formed by the lot lines along the streets to the points- on such lines a distance of thirty (30) feet from their intersection, and aline connecting such points. Any fence or planting that does not conform to the require, ments of this Section shall be made to conform within one year from the date that this ordinance becomes effective. 1 ULYSSES'COWN ORDINANCE-3 SECTION 16 PROJECTIONS IN YARDS Every part of a required yard shall be open from its lowest point to the sky unobstructed, except for the or- dinary projections of sills, belt courses, pilasters, lead- ers, chimneys, cornices, eaves and ornamental features provided that no such projection may extend more than two (2) feet into any required yard. Bays, including their cornices and eaves, may extend not more than two (2) feet into any required yard provid- ed that the sum of such projections on any wall,shall not exceed one-third the length of such wall. An open fire balcony or fire escape may extend not more than four (4) feet into any required yard. SECTION 17 REDUCTION OF LOT AREA Whenever a lot upon which stands a building is changed in size or shape so that the area and yard requirements of this ordinance are no longer compiled with, such build- ing shall not thereafter be used until it is altered, re- constructed or -relocated so as to comply with those re- quirements. The provisions of this Section shall not apply when a portion of a lot is acquired for a public purpose. SECTION 18 MORE THAN ONE BUILDING ON A LOT When there is more than one principal building on a lot in any district the space between such buildings must be at least equal to the sum of the side yards required by such buildings or the sum of the rear and the front yards as the case may be. SECTION 19 ACCESSORY BUILDING Accessory buildings may not occupy any required open space other than a rear yard except as noted below, and any such accessory building may occupy not more than forty (40) per cent of any required rear yard and shall be not less than three (3) feetfrom any side or rear lot line, except that a private garage may be built across a com- mon lotline with a partywallby mutual agreement between adjoining property owners. An accessory building ona corner lot shall not be less than five (5) feet from the rear lot line. Accessory buildings shall inno case exceed twenty (20) feet in height. Where the natural shape of --the ground exceeds a twenty (20)per cent rise or falldirectly from the street line, a private garage, not over one story in height, may be located in the front yard not less than five (5) feet from said street line. On a corner lot no accessory building may be nearer the side street than the required front yard depth on the side street. SECTION 20. FARMS EXEMPTED FROM REGULATIONS A farm, as defined in Section 1, wherever located and without regard for the district in which it is located as shown on the Zoning Map, shall be exempt from the re- quirements of this ordinance as long as it is used as a farm, as defined. This exemption shall apply to any build- ing on a farm except those used for residence purposes. When a farm or any part thereof is used for any other Purpose, the part used for such other purpose shall be subject to all the regulations herein for the district in which it is located. Article V General Provisions SECTION 21. BUILDING FLOOR AREA a. No dwelling unit in any district shall be erected or altered so as to provide for less than seven hundred and fifty (750) square feet of enclosed livable floor area, exclusive of garage or carport. Mobile homes are permitted only in Planned Development Districts, duly authorized and licensed by the Town Board. b. Summer houses, cottages and camps containing less than 750 square feet may be constructed only on special approval of the Board of Appeals. c. Trailers or campers, less than 600 square feet in floor area, may be used as a temporary accessory residence, adjoining a permanent residence or private recreational area, for periods not exceeding six (6) weeks in any three months period, or in any duly auth- orized campsite. d. Trailers or campers may alsobe used as a temporary residence or office on a construction site fora period not to exceed one (1) year unless a time extension is granted by the Town Board. SECTION 22. EXTRACTION OF NATURAL PRODUCTS The removal of sods, loam, sand, gravel or quarried stone for sale, except when incidental to, or in connection with the construction of a building, shall be permitted only on special approval of the -Board of Appeals. Casual sales not to exceed five per calendar year shall be exempt from the provisions of this section. SECTION 23. PUBLIC GARAGES AND GASOLINE SALES STATIONS a. No part of any public garage shall be used for res- idence or sleeping purposes except by awatchman. b. No part of any building used as a public garage or gasoline service station and no filling pump, lift, or other service appliance shall be erected within two hundred (200) feet of any Residence District. c. No gasoline or oil pump, no oiling or greasing mechanism and no other service appliance installed in connection with any gasoline sales station or pub- lic garage shall be withinfifty (50)feet of any street right-of-way. 4-ULYSSES TOWN ORDINANCE SECTION 24. LOCATION OF CERTAIN ACTIVITIES Other provisions of this ordinance notwithstanding the following uses or activities shall not be permitted near- er to any Residence District than the following specified distances: a. Garage or shop for the painting of automobile bodies or fenders involving hammering or other work caus- ing loud or -unusual noise or fumes or odors - three hundred (300) feet. b. Animal hospital, kennel, or place for the boarding of animals - three hundred (300) feet. c. Theater, including drive-in theater, dance hall, bowling alley, skating rink - three hundred (300) feet. SECTION 25. APPROVAL OF COUNTY HEALTH DEPARTMENT No permit for any structure shall be granted until the Tompkins County Health Department has approved the proposed methods of water supply and sewage or other waste disposal. SECTION 26. MULTIPLE DWELLINGS must conform to the Multiple Dwelling Law of the State of New York SECTION 27. ABANDONEDCELLAR HOLES AND BUILD- INGS Within one year, after work on anyexcavation for a building has begun, any such excavation shall be covered over or refilled by the owner to the normal grade. Any building substantially destroyed by any cause shall be re- built or demolished within one year. (Substantially des- troyed shall mean in excess of 50%). Any excavation or cellar hole remaining after the demolition or destruction of a building from any cause shall be covered over or fill- ed by the owner within one year. SECTION 28. LANDSCAPING IN BUSINESS DISTRICTS. It is the intent and desire of the Town Board of the Town of Ulysses that commercial establishments in Bus- iness Districts shall be landscaped in such manner as to be attractive to the general public. Article VI Nonconforming Uses ARTICLE VI. NONCONFORMING USED SECTION 29. CONTINUATION OF EXISTING USES. Except as provided inSection 17 and elsewhere in this Article, any use of land, or a building or part thereof, existing at the time that this ordinance becomes effective may be continued, although such building or use does not conform to the provisions thereof. SECTION 30. ABANDONMENT OF USE When a nonconforming use has been discontinued for a period of at least one year, It shall not thereafter be reestablished, irrespective of the reasons for such dis- continuance or the intent of the owner of the premises or any other person, and the future uses shallbe in conform- ity with the provisions of this ordinance. SECTION 31. JUNK YARDS, BILLBOARDS AND AUTO- MOBILE SALES LOTS Notwithstanding any of the provisions of this Ordinance, any automobile or other junk yard, including any open area for the storage of scrap metal, paper, rags, glass, broken appliances (such as stoves, etc.) and any other debris, in existence in any District, shall be discontinued. Any auto- mobile sales lot or any billboard or nonconforming sign or advertising device in existence in a Residence District at the time of the adoption of this Ordinance shall be dis- continued within two (2) years of such date. Any lot con- taining one or more abandoned, partially dismantled or nonoperative motor vehicles shall be considered a junk yard for the purpose of this section. However, the Board of Appeals may grant special approval for the continuation of such uses, subject to the limitations of Section 44. The Town Board shall designate or provide aplace or places where non -operative motor vehicles may be dis- posed of. SECTION 32. ALTERATIONS No nonconforming building shall be altered or extended except as authorized by the Board of Appeals. SECTION 33. CHANGES A nonconforming use may be changed to another non- conforming use of the same or more restrictive classifi- cation, and when so changed to a more restrictive use, it shall not again be changed to a less restrictive use. The order in which the various districts are named in Section 2 shall be taken as the order of the classification of re- strictiveness from the most restrictive to the least re- strictive. SECTION 34. RESTORATION Nothing herein shall prevent the substantial restoration to its former condition or better, within six (6) months and its continued use of a nonconforming building damaged less than eighty-five (85) percent of the market value of such building immediately prior to such damage, by fire, flood, earthquake, act of (-.-i or act of the public enemy. Article Vil Signs SECTION 35. USE REGULATIONS A. Lz general and, unless otherwise specified in this Article, no portion of any sign shall be closer than fifteen (15) feet of any road right-of-way line. b. Any sign authorized by this Article Shall be main- tained in a safe and neat condition. c. In addition to sign uses specifically named in this Article, the following uses are permitted in both business and residential districts: (1) Signs required by law, as required. (2) Official signs required by a governmental agency or utility company; maximum size 32 square feet. (3) Roadside farm stands advertising the sale of locally produced farm products; not more than three signs, 12 square feet. (4) Camps, clubs, outdoor recreation facilities, schools and churches; not more than two signs, maximum size 24 square feet each. (5) One sign advertising the sale, hire, or lease only of the land or buildings on which it is located, provided that such sign shall not exceed ten (10) square feet in area. ,(6) One temporary sign denoting the architect, en- gineer, or contractor placed on premises where construction, repair or renovation is in progress not to exceed 16 square feet in area. (7) One temporary sign for advertising the sale or rental of services or goods not to exceed 4 square feet in area. d. Any illuminated sign or lighting device shall em- ploy only lights emitting a light of constant intensity, and no sign shall be illuminated by or contain flash- ing, intermittent, rotating, or moving light or lights. In no case shall an illuminated signor lighting de- vice be so placed or so located so as to permit the beams and illumination therefrom to be directed or beamed upon a public street, highway, sidewalk, or adjacent premises so.as to cause glare or reflection that may constitute a traffic hazard or nuisance. e. Advertising letters or symbols on opposite sides of a material or structure less than one foot thick shall be considered only one sign. f. If a sign consists of independent, detached letters or symbols, the area of the sign shall be determined by measuring the area within a polygon enclosingall such letters or symbols as they are intended to be installed. g. No free standing sign shall exceed 15 feet in height including support. h. Signs allowed on buildings shall be placed on the exterior walls of the building. No portion of a sign or its support shall extend above the facia of the roof edge, nor be mounted on or above the roof. SECTION 36. RESIDENCE DISTRICTS No sign or advertising device allowed except the follow- ing: a. One bulletin board or sign not exceeding six (6) square feet inarea referring to the use of the prem- ises. b. Two directional signs indicating local businesses or services or locally produced products for sale, not to exceed six (6) square feet in area. C. One sign for a multiple dwelling or tourist home not to exceed ten (10) square feet in area in addition to (b) above. SECTION 37. BUSINESS DISTRICTS a. Signs referring only to the use of premises are per- mitted with the size and number not exceeding the use categories of the following table. Signs maybe either free standing or placed on the exterior sur- face of the building. Existing signs not referring to the use of the premises must be removed within one (1) year from the date of the adoption of this ordinance. �D ° Use Category w Cd Remarks a Z 61 C � V "Z ry U N cd (1) Retail business not LC in shopping center 2 40 25% (2) Retail business in shopping center 1 16 (16 sq ft) (3) Shopping centers or Plazas; manufacturing No sign assembly or industrial closer than uses 2 160 20% 30 feet from road right- of-way (4) Wholesaling, storage, printing, welding, plumb- ing and similar use: automobile and machinery sales, service washing and maintenance; commercial indoor recreation; motels, outdoor theater - 2 80 20°jo (5) Offices and laborator- ies 1 80 20% In addition, (6) Gasoline stations 2 32 100/c two small (10 sq. ft) adver- tising signs are allowed THURSDAY, OCT..5, 1972 b. Billboards are allowed by permit issued by the Town Board only and in no case shall exceed 160 square feet in area or located closer than 30 feet from any right-of-way line. When approving such billboards the Town Board shall take into consider- ation the size, construction and design, location and effect on surrounding property, safety of vehicular traffic, and maintenance provisions including pro- vision for removal of an abandoned or improperly maintained sign. Article Vill Off Street Parking SECTION 38. Off-street parking space shall be provided as specified in this section and shall be paved (see Definitions: paving), drained, maintained and provided with necessary access driveways. All such parking spaces shall be considered to be required space on the lot onwhich they are located, unless otherwise staged, and shall not therefore be en- croached upon in any manner. SECTION 39. All uses allowed by this Ordinance, as well as use variances and permits, shall include at least the amount of off-street parking space specified in the following schedule: a. For each dwelling unit - one space, except for dwell- ing units occupied by more than three unrelated per- sons where one space per person shall be required. b. For each tourist room - one space per tourist room. c. For a church - one space for each 4 persons to be seated. d. For an educational building - one space for each employee and one space for each 10 students. e. For a community center or other civic or semi- public structure - one space for each 200 square feet of gross floor space plus one space for each employee. f. For public or private parks or playgrounds - ample space to accommodate the parking requirements of the expected use. g. For commercial recreation facilities - one space for each 200 square feet of space enclosed for in- door facilities plus one space for each 5,000 square feet, or major fraction thereof, up to 10 spaces, and thereafter, one space for every 20,000 squarefeet, or major fraction thereof, of outdoor facilities h. For a restaurant, club, lodge or similar use - one space for every 75 square feet of gross floor area. I. For any retail commercial use - 2 square feet of parking space for each square foot of gross floor area. J. Professional office, studio, or bank - one space for each 100 square feet of gross floor area plus one space for each employee. k. Doctors' offices - one space for each 100 square feet of floor space plus one space for each Doctor's assistant or employee. 1. Beauticians, barbers, and similar services - one space for each 100 square feet of floor space, plus one for each operator and assistant. m. For research offices and laboratories -one space for each 200 square feet of gross floorarea or one space for each two employees working on the largest shift, whichever is greater. n. Home occupation - in addition to the dwelling unit requirement, ample space to accommodate parking requirements of the expected use. o. For a hospital, clinic, nursing home, hotel, motel, or similar use - one space for each two bed space plus one space for each employee. P. For all machinery display and repair uses - one space for each employee plus one space for each 5,000 square feet, or major fraction thereof, of gross lot area. q. For a manufacturing, assembly or other industrial use - one space for each 2 employees. r. For lumber, building materials and other similar storage yards - one space for each employee plus one space for each 5,000 square feet or major frac- tion thereof of gross Storage area. s. For wholesale, storage and warehouse facilities one space for each two employees. t. For all service uses such as printing, welding, plumbing and similar shops - one space for each employee or one space for each 500 square feet of floor area devoted to such use, whichever is greater. THURSDAY, OCT. 5, 1972 Article IX A drn in istraition SECTION 40. No principal building or accessory building, nor any other structure, including but not limiting same to tanks, power and pump stations, swimming pools, and signs, In any district, shall be begun ore nlarged without a building permit issuedby the person designated by the Town Board. SECTION 41. ENFORCEMENT a. This ordinance shall be enforced by the Zoning Officer who shall be appointed by the Town Board, and who shall in nocase, except under a written order of the Board of Appeals grant any building permit or certificate of occupancy for any building, premises or land use, where proposed construction, alteration or use thereof would be in violation of any provision of this ordinance. No build- ing in any district shall be changed, altered or extended if such change, alteration or extension shall effect the dimensions of the building or the number of dwelling units in said building without a building permit issued by the Zoning enforcement officer. b. Every application for a building permit shall state the intended use of the building and shall be accompanied by a plot plan drawn to scale and with all dimensions shown indicating the size and shape of the lot and build- ings. c. Unless there has been substantial progress in the work for which a building permit was issued, said build- ing permit shall expire one year from the date of issue. SECTION 42. CERTIFICATE OF OCCUPANCY It shall be unlawful to use or permit the use of any build - or part thereof hereafter erected, changed, altered or ex- tended, in whole or in part, until a certificate of occupany shall have been applied for and issued by the Zoning Offi- cer. Before issuing certificate of occupancy, the Zoning Officer shall determine that the building conforms in all respects to the requirements of this ordinance. SECTION 43. BOARD OF APPEALS There is hereby established a Board of Appeals consist- ing or part thereof hereafter erected, changed, altered or extended, in whole or in part, until a certificate of occu- pancy shall have been applied for and issued by the Zoning - Officer. Before issuing a certificate of occupancy, the Zoning Officer shall determine thatthe building conforms in all respects to the requirements of this ordinance. The members of the Board of Appeals shall be residents of the Town of Ulysses and shall be appointed by the Town Board to serve for terms as prescribed bylaw. Vacancies occuring in said Board by expiration of term or otherwise shall be filled in the same manner. The Town Board shall designate the Chairman of the Board of Appeals and saidboard shall choose its own Vice Chairman, who shall preside in the absence of the chair- man. In the absence of both the chairman and vice-chair- man, the Board of Appeals shall choose one of its number as acting chairman. Such chairman, or the party acting in his stead, during his absence, may administer oaths and compel the attendance of witnesses. The Board of Appeals may appoint a secretary who shall take minutes of all its meetings andkeep its records. The Board of Appeals shall adopt from time to time such rules and regulations as it may deem necessary to carry into effect the provisions of this ordinance and all its resolutions and orders shall be in accordance there with. The Board of Appeals shall, in accordance with the provisions hereinafter contained in this Section, bear and determine appeals from any refusal of a building permit or certificate of occupancy by the Zoning Officer, or review any order or decision of said Zoning Officer, where such order or decision is based upon the requirements of this ordinance. Where there are practical difficulties or unnecessary hardships in the way of carrying out the strict letter of this ordinance, the Boardof Appeals shall have the power, in passing upon appeals, to vary or modify the application of any of the regulations or provisions of this ordinance so that the spirit of the ordinance shall be observed and public safety and welfare secured and substantial justice done. In reaching a determination of practical difficulties or unnecessary hardship, the Board of Appeals mustfind that all three of the following conditions are present before granting a variance to the use regulations of this ordinance, a. The land in question cannot yield a reasonable re- turn if used only for a purpose permitted in the dis- trict in which it is located. b. The plight of the owner is due to unique circum- stances and not to general conditions inthevicinity of the property. c. The variance requested will not alter the essential character of the neighborhood. The applicant shall bear the cost of advertising as required in connection with public hearings. SECTION 44. VIOLATIONS AND PENALTIES Any person, firm, corporation o other violating airy provision of this ordinance shall be deemed guilty of an offense and upon conviction thereof shall be subject to a fine of not exceeding fifty (50) dollars, or to imprisonment for not exceeding fifty (50) days, or to both such fine and imprisonment, for each and every violation and for each week and every week that such violation continues. In addition to other penalties, the Town of Ulysses may institute any appropriate action or proceeding to prevent the unlawful erection, construction, alteration, or use of any building or land in violation of the requirements of this ordinance. The Board of Appeals may also, where authorized by this ordinance, grant special approval, for certain uses. In granting special approval, the Board of Appeals shall determine that a need for the use in question exists, and that the proposed use will contribute to the convenience and prosperity of the community and that neighboring persons and property will not be adversely affected. SECTION 45. AMENDMENTS This ordinance may be amended as provided by law. Any proposed amendment shall be submitted to the Town Planning Board for a report before being acted upon-b) the Town Board. SECTION 46. VALIDITY The invalidity of any section or provision of this ordin- ance shall not invalidate any other section or provision thereof. SECTION 47. WHEN EFFECTIVE This ordinance shall be inforce and effect immediately upon adoption and publication as provided by law. SECTION 48. PUBLICATION OF NOTICES Notice of meetings for the purpose of amending this ordinance shall be published in the Trumansburg Free Press and the Ithaca Journal, said notice setting forth the date, time, place and purpose of said meeting. Appendix A Designated Business District of Ulysses Township 1. "All that Tract or Parcel of Land situate in the Town of Ulysses, County of Tompkins, State of New York, bounded and described as follows: Commencing at the intersection of the northwest right of way line of Route 96 and the west boundary line of DuddlestonRoad; thence northwesterly along the northeast right of way line of Route 96 to the east line of property owned by John Duddleston; thence northerly along the east property line of premises owned by Duddleston to apoint 300 feet from the northeast right of way line of Route 96, measured on a line perpendicular to said right of way line; thence south- easterly and along a- line parallel to the northeast right of way line of Route 96, a distance of approximately 1600 feet more or less to the west right of way line of Duddles- ton Road; thence southwesterly along the west right of way line of Duddleston Road to the point or place of be- ginning." 2. "All that tract or parcel of land situate in the Town of Ulysses, bounded and described as follows: Commen- cing at the southwest boundary of the Trumansburg Fair Grounds; thence running southerly along the westerly side of the New York State Route 96 to the intersection of the said highway right-of-way line and the intersection with the northerly line of Rabbit Run Road; thence northwest- erly along the northerly line of Rabbit Run Road to the southwest corner of the Fair Grounds; thence easterly along the southwest boundary of the Fair Grounds to the point or place of beginning." AppendixB Authorized Planned Development Districts of Ulysses Township PLANNED DEVELOPMENT DISTRICT NO. 1 1. This district shall be known as Planned Development District No. 1. 2. The purpose for which the district may be used are as follows: a. Seasonal Campsites. Seasonal shall be construed to mean from April 1st to October 31st of each year. b. Living accommodations for campers shall be either tents or travel trailers. Travel trailers are defined as: a vehicular portable structure built ona chassis designed to be used as a temporary dwelling for travel, recreational and vacation uses; permanently identified travel trailer by the manufacturer of the trailer; and when factory equipped for the road, hav- ing a body not exceeding 8 feet and being of any length, provided its gross weight does not exceed 4500 pounds, or being of any weight, provided the body length does not exceed 29feet. By way of ex- planation this travel trailer is in contrast to the larger mobile home, a travel trailer being a smaller unit used for temporary recreational purposes, pulled by the family car generally; mobile home being a much larger unit which is not frequently moved and when moved, it is usually pulled by a truck. 3. Area of the district. The area of said district shall be approximately 12 acres fronting on Kraft Road in said Town, bounded and described as follows: COMMENCING at a point in the southerly line of Kraft Road, located 250 feet west of the northeast corner of premises owned by Charles Lueder and wife; thence southerly along the line parallel with the east property AJLYSSES TOWN ORDINANCE-5 line of Lueder 800 feet; thence easterly 250 feet to a point in the easterly line of Lueder; thence southerly along the east line of Lueder 400 feet to a point 100 feet south of the center line of Willow Creek; thence in a generally southwesterly direction along aline parallel to and 100 feet from thecenter line of Willow Creek as It twists and turns to the south line of Lueder; thence west along the south line of Lueder 350 feet to a point; thence northerly 875 feet to a point; thence easterly along a hedge row andfence line 250 feet more or less to a point; thence northeasterly 474 feet to an old hedge row; thence northerly 500 feet to a point; thence west- erly 150feet; thence northerly 300 feet to the south line of Kraft Road; thence east along the south line of Kraft Road 450 feet to the point or place of beginning. Reference is made to a map showing said premises incorporated as a partof this amendment to the Ulysses Zoning Ordinance and made a part thereof. 4. Specifications for Campsites. a. There shall not be more than 40 campsites in said district. b. No site shall be closer than 50 feet to any other campsite. c. No site shall be closer than 400 feet to the public highway. d. No vehicle shall be parked closer than 400 feet to the public highway for more than a two hour period. e. No site shall be closer than 100 feet to the south and east lines of Lueder. f. No site shall be further than 300 feet from toilet facilities. g. The gate house shall be at least 200 feet back from Kraft Road. h. All roads within the district shall be at least 12 feet in width; properly identified and marked with necessary warning signs; at no point shall a road be closer than 100 feet to Willow Creek. I. Each campsite shall have a designated area for campfire and be located, cleared and protected, in accordance with recommendations of the Trumans- burg Fire Chief. j. Fences or tightly grouped shrubs shall define the south and east lines of the district so as to effect- ively prevent travel of campers upon adjacentpro- perty. 5. Sewage and Garbage Disposal. a. Sewage and garbage disposal shall meet all require- ments of the Tompkins County Health Department. b. Rodent tight refuse containers shall beprovided so that there shall be a minimum of one container for every four campsites. c. There shall be absolutely no dumping of any type of refuse whatsoever in Willow Creek. d. Garbage shall be picked up at least twice per week during the months of June, July and August and at least once per week during the remainder of the season. 6. Water Facilities a. Drinking water shall be provided and conform to the Tompkins County Health Department's standards. b. There shall be no bathing in Willow Creek. 7. Maintenance The entire district shall be kept free and clear of all litter and maintained in a neat and orderly manner. 8. Signs One sign or bulletin board not exceeding l8square feet in area is authorized referring to the use of the prem- ises. Said sign shall not be self -illuminating and the bottom of said sign shall not be more than 5 feet from the ground. 9. Commercial Sales There shall be no commercial sales whatsoever in this district except sales of firewood, charcoal or other fuel to be used only for camp purposes, and an inven- tory of miscellaneous items and sundries, not exceed- ing $50.00 in value, strictly for the accommodation of campers using the camp. PLANNED DEVELOPMENT DISTRICT NO. 2 I. This district shall be known as Planned Development District No. 2. 2. The purposes for which the district maybe used are as follows: a. The construction of a research building for Bab- cock Poultry Farm, Inc., said building to be 72 feet by 32 feet inwidth and located approximately 150 feet from the east line of Route 96 and 190 feet from J & L Motor Court on the 20 acre premises to be purchased by Babcock Poultry Farm, Inc., as hereinafter described. b. The construction of further buildings within the Planned Development Area hereinafter des- cribed shall be subject to the approval of the Planning Board and the Town Board of the Town of Ulysses after Public Hearing. c. There shall be no chicken houses, breeding of chickens, or sale of chickens in said Planned Development District. 6-ULY5SES TOWN ORDINANCE 3. Area of the District. The area of said district shall -be approximately 20 acres fronting on Route 96 and bounded and des- cribed as follows: BEGINNING at a pipe marking the intersection of the south line of ColdSprings Roadwith the easterly line of New York State Route 96 running from Tru- mansburg to Jacksonville; thence running S 83'E 1129.5 feet along the southerly side of Cold Springs Road right-of-way to a pipe set in the southerly line of said road marking a northwesterly corner of premises of Stanford C. Bates andwife as conveyed by the deed. recorded in the Tompkins County Clerk's Office March 1, 1956, in Book 385 of Deeds at page 412; thence running S 172 40' W and along a westerly line of Bates 100 feet to a pipe; thence run- aing _S 55' 10' Wand and. a westerly line of said Bates parcel, 267 feet toanironpipe; thence running S 14' 20' E and along southerly line of said Bates 231 feet to iron pipe; thence running north 86' 55' E 545 feet to iron pipe; thence running S 9030' W and along a further westerly line of Bates 139 feet to a fence line; thence runningS 31°45' W and along lands now or formerly of Raymond Swartwood 149.8 feet to an iron pipe; thence runningN 83°W along an old fence line marking premises now or formerly of Gillispie heirs 183.5 feet to a pipe; thence running S 6045' W and along a westerly line of said Gillis - pie heirs marked by a fence, 278.8 feet to a pipe; thence running S 84'30' W 475.7 feet to an iron pipe set in the easterly line of New York State Highway right-of-way Route 96; thence running N 24023" W and along the easterly line of said Highway about 119 feet to an ironpipe; thence running 31'38' W and ' along the easterly line of said Highway 1225 feet to, the pipe marking the point or place of beginning. fhe above described premises are conveyed subject to the rights of the New York Telephone Company more par- ticularly set forth in an instrument dated February 9, 1950 in_ Book 329 of Deeds at page 392, as said right-of-way may affect said parcel, and also subject to rights of New York State Electric & Gas Corporation as setforth in the instrument recorded in said Clerk's Office November 6, 1959 in Book 423 of Deeds page 20. There is hereby quit -claimed all the right, title and interest of the Grantor in and to the premises lying north- erly of the north line of the above described premises as it runs along the south line of Cold Springs Road, to the center line of said road, together with all of the right, title and interest of said Grantor in and to the premises lying between westerly line of the above parcel and the center line of New York State Route 96 Highway, as said westerly line is co-existant with the easterly line of said Highway. The above description is made in accordance with a survey made by E.D. Crumb under date of August 1, 1964, a copy of which is filed in Tompkins County Clerk's office concurrently herein. 4. Specifications for said District: a. An incinerator shall be provided by the Babcock Poultry Farm, Inc., if same is needed to elimi- nate odors in the area. Said incinerator to meet the requirements of the Tompkins County Health Department. b. Sewage and garbage disposal shall meet all the requirements of the Tompkins County Health De- partment. c. Drinking water shall be provided and conform to the Tompkins County Health Department'sstand- ards. d. The entire district shall be kept free and clear of all litter and maintained in aneat and orderly manner and landscaped in keeping with the sur- rounding area and especially a landscape of the Parking area. 5. Signs: Two signs or bulletinboards notexceeding 18 square feet in area per sign are authorized referring to the use of the premises. Said signs shall not be self - illuminating and the bottom of said sign shall not be more than 5 feet from the ground. APPENDIX C. DESCRIPTION OF INSETS ON ZONINC MAP INSET #1. All that tract or parcelof land commencing at the southwest boundary of the Trumansburg Fair Grounds and running southerly along the westerly side of Route 96 to the intersection of said highway right of way and the intersection with the northerly line of the Rabbit Run Road to the southwest corner of the Fair Grounds; thence easterly along the southwest boundary of the Fair Grounds to the point or place of beginning. On the east side of Route 96com- mencing at the intersection of the Duddleston Road and Route 96 and moving northerly 1700 feet along Route 96 and having a depth of 300 feet. INSET #2. From the intersection of the Halseyville Road and Route 96 moving south on the east side of Route 96 for 1610feet, thence westfor 600 feet, north for 91 feet, thence west for 250 feet to the east side of the Halseyville Road, thence north for 1330 feet to the intersection of the Halseyville Road and Route 96. INSET #3. Babcock's Planned Development Area #2 and is fully described in Zoning Ordinance ap- pendix. INSET #4. Beginning at the south intersection of Route 96 and the South Jacksonville Road, and moving THURSDAY, OCT. 5, 1972 south on the west side of Route 96 to the south- ern most line of Lot #25-5-2.2, as shown on the Tax Map, thence westerly 140 feet, thence northerly 79 feet, thence westerly 118 feet to the east side of the South Jacksonville Road, thence northerly, on the same side of the South Jacksonville Road for 190 feet, plus or minus, thence westerly, across the South Jackson- ville Road for 121 feet, plus or minus, thence northerly 37 feet to a point on Lot #25-6-16 as shown on the Tax Map, thence westerly 213 feet, following the southern most line of Lot #25-6-16, thence northerly 109 feet, thence easterly 300 feet plus or minus, crossing Route 96 to a point on the easterly side of Route 96, moving north from this point for 100 feet, plus or minus, thence easterly fol- lowing the northern most lot line of Lot #25- 3-8, as shown on the Tax Map. Thence across the North Jacksonville Road, movingeasterly and following the northern most lot line of Lot #25-4-25 for 490 feet, plus or minus, thence south for 170 feet, thence southwest- erly for 420 feet, plus or minus, following the northern most line, of Lot #25-4-21 as shown on Tax Map and with a frontage on the east side of Route 96. INSET #5. Route 96 and intersection of Perry City Road - Beginning from the southwest intersection of the Perry City Road and Route 96, moving south to and through the intersection of the Van Dorris Corners Road, on south to the northern most lot line of Lot #34-3-13, as shown on the Tax Map. From the southeast- ern intersection of the Perry City Road and Route 96, south to the most southern lot line of Lot #34-2-8, as shown on the Tax Map. At the northwest intersection of Route 96and the Perry City Road all of the Lot #26-2-14.1, as shown on the Tax Map. At the northeast in- tersection of the Perry City Road and Route 96, moving 300 feet along the east property line of Lot #26-2-14.2, thence westerly 450 feet, plus or minus, to center of the branch of Willow Creek,'thence southwesterly 354 feet plus or minus, to the northeasterly line of the highway line of Route 96. INSET #6. Krums Corners Road - From the intersection of the Krums Corners Road on the East side of Route 96 south to the intersection of the Wilkins Road and Route 96. From the south side of the Wilkins Road, at intersection with Route 96, south for 600 feet on the east side of Route 96; on the west side of Route 96, be- ginning at the southern lot line of Lot #33-4- 3.3, as shown on the Tax map, south for 600 feet. INSET #7. is Planned Development Area #1 and is described in the Ordinance. MOBILE HOME ORDINANCE Town of Ulysses, New York 1972 SECTION 1. DEFINITIONS Purpose For the purpose of promoting the health, safety, morals and general welfare of the in- habitants of the Town of Ulysses, the use of -Mobile Homes in said town are hereby regu- lated. Dwelling: A building used wholly for habitation by one or more families. Building: Any structure used either as a dwelling or for other purposes, either on individual Mobile Home lots or elsewhere in a Mobile Home Park. Mobile Home: A transportable single family dwelling unit, suitable for year-round occupancy, of not less than 600 sq. ft. of ground floor area. Mobile Home Park: A Mobile Home Park is any lot, piece or parcel of ground, in a Planned Development District, intended or used for the purpose of supplying accommodations for two .or more Mobile Homes. Mobile, Home Lot: A parcel of land for the purpose,of placement of a single Mobile Home and the necessary structures incident to it, includ- ing such open spaces as are used in connec- tion with the Mobile Home. Mobile Home Lot Width: The distance measured parallel to the front lot line and between the side lot lines. Mobile Home Stand: That part of a Mobile Home Lot - which has been reserved for the placement of the Mobile Home. It must be capable of con- taining a Mobile Home in a stable position and be located according to the minimum dis- tances specified in Section 10.7 of this Ordin- ance. SECTION 2. LICENSE REQUIRED FOR MOBILE HOME PARKS 1a: shall be unlawful for any person to establish, oper- ate or maintain or permit to be established, operated or maintained upon any property owned or controlled by him, a mobile home park without having first secured a license therefor. The validity of such license shall expire as pro- vided in Section 5, but may be renewed under the pro- vision of the ordinance for additional periods of one year. SECTION 3. LICENSE FEE The annual license fee for each mobile home park shall be $20.00 for each mobile home lotwitha minimum of $20.00. These fees shall be prorated on a monthly basis for less than a full year. SECTION 4. APPLICATION FOR LICENSE Applications for a mobile home park license shall be made to the Town Clerk. Applications shall be in writing signed by the applicant and shall contain the following: (a) The name andaddress of the applicant and the name and address of the owner if someone other than the applicant. (b) The location and legal description of the area pro- posed for the mobile home park. (c) A plan of the mobile home park drawn to scale and - indicating location and dimensions of mobile home spaces, building, roads, and other facilities. (d) Such further information as may be required to determine compliance with this ordinance. SECTION 5. ISSUANCE OF LICENSE Each application for such license shall be referred by the Town Clerk to the officer appointed by the Town Board to enforce this ordinance. The enforcement officer shall a_Ft,er investigation, transmit the application to the Town Board, together with his written recommendations. The Town Board shall then hold a public hearing on the appli- cation. At least fifteen (15) days' notice of the time and place of such hearing shall be published in a paper of gen- eral circulation in the Town. All such applications shall be approved or rejected by the Town Board, after which the application shall be filed with the Town Clerk who shall notify the applicant in writing of the action taken thereon. If the application is approved by the Town Board the Town Clerk shall issue a license to become effective from the date of issuance and continuing ineffectthrough the thirty-first day of the next December. No license shall be transferrable or assignable. SECTION 6. RENEWAL OF LICENSE Application for renewal of any mobile home park license shall be filed with the Town Clerk on or before the first day of December each year. The Town Clerk shall issue said license upon application provided there are no violations of this ordinance thenpendingin accor- dance with Section IX. In the event there are violations charged in accordance with Section IX, said license shall not be renewed until such time as such violations are resolved in accordance with the provisions of Section IX. SECTION 7. MODIFICATION OF LICENSED MOBILE HOME PARK No mobile home park may be enlarged or modified in plan until a license has been obtained in the manner pres- cribed in Section IV. SECTION 8. INSPECTIONS 8.1. This local law shall be enforced by the Enforcement Officer and said officer and his inspectors shall be authorized and have,the right in the performance of duties, to enter any premises and make such inspec- tions as are necessary to determine satisfactory compliance with this local law and regulations issued hereunder. Such entrance and inspection shall be accomplished at reasonable times and in emergencies whenever necessary to, protect the public interest. 8.2 Owners, agents, operators and occupants shall be responsible for providing access at reason- able times to all parts of the premises within their control to the Enforcement Officer or to his inspectors, acting in the performance of their duties. 8.3 It shall be the duty of the Town Board: 8.3.1 To cause periodic inspections of all licen- sed premises once every six (6) months and to inspect premises in pending appli- cations for licenses or temporary permits and shall report the inspection of said mo- bile home parks in the official minutes of the Town Board. The purpose of such in- spections shall be to insure the premises -HURSDAY, OCT. S, 1972 are maintained in a clean and sanitary con- dition and in compliance with tltis local law. 8.3.2 To investigate all complaints made under this local law. 8.3.3 To request the Town Attorney to take ap- propriate legal action on all violations of this local law. 8.3.4 To advise the Enforcement Officer as to the corrective procedures and time limits to be required for compliance in the event that violations of this local law are dis- covered. SECTION 9. ENFORCEMENT 9.1 Upon determination by the Enforcement Officer that there has been a violation of anyprovisions of this local law or regulations issued thereun- der, the Enforcement officer shall give notice of such violation(s) in the following manner: 9.1.1 The notice shall be in writing. 9.1.2 The notice shall include a statement of the reasons for its issuance. 9.1.3 The notice shall state a reasonable time for the performance of any. act(s) necessary for compliance. 9.1.4 The notice shall contain an outline of re- medial action which, if taken, will effect compliance. 9.1.5 The notice shall be served by Certified mail directed to the licensee of the licen- sed premises as stated in the application and such notification shall be deemed suff- icient legal notice under this local law. 9.2 Any person affected by any noticewhichhas been issued in connection with the enforcement of this local law may request and shall be granted a hearing before the Town Board provided: that such person shall file with the Town Board a written petition requesting such hearing and set- ting forth a statement of the grounds therefor within ten (10) days after receipt of the notice. The filing of the reque st for a hearing shall serve to stay the notice except in the case of an order issued under Section 9.5 of the local law. Upon receipt of said petition, the Town Board shall set a time and place for such a hearing which time shall be not later than ten (10) days after the day on which the petition was filed and shall give the petitioner written notice thereof. 9.3 Within ten (10) days after such hearing the Town Board shall issue an order in writing sustaining, modifying, or withdrawing the notice which order shall be served as directed in Section 9.1of this local law. Upon failure to comply with any order sustaining or modifying a notice, the license of the mobile home park affected by the order shall be revoked. Upon the revocation of such license, the premises shall cease to be usedfor the pur- pose of a mobile home park, and all mobile homes shall be removed from the premises within thirty (30) days. 9.4 The proceedings of such hearing, together with a copy of every notice and order related thereto, shall be entered as a matter of public record in the office of the Enforcement Officer. 9.5 Whenever the Enforcement Off icer, with the con- currence of the County Health Department, finds that an emergency exists which requires immed- iate action to protect the public health, he may without notice or hearing, issue an order stating the existance of such emergency and requiring that such action be taken as he may deem neces- sary to meet the emergency, including the sus- pension of the license or temporary permit or the closing of a park and evacuation of all occupants. Notwithstanding any other provisions of this local law, such order shall be effective immediately. Any persons to whom such an order is directed shall comply therewith immediately but, upon petition to the Town Board, shall be afforded a hearing as soon as possible. The provisions of Section 9.3 and 9.4 shall be applicable to such hearing and the order issued thereafter. SECTION 10. ENVIRONMENT AND DESIGN OF MOBILE HOME PARKS. 10.1 Location: Mobile home parks may be located only in Planned Development Districts approved by the Town Board under the Zoning Ordin- ance of the Town of Ulysses. 10.2 General Requirements: Condition of soil, ground water level, drainage and topography shall not create hazards to the property or the health and safety of the occupants. 10.3 Soil and Ground Cover Requirements: Exposed ground surfaces in all parts of any mobile home park shall be paved, surfaced with crushed stone or other solid material, or protected with grass or other vegetative material capable of preventing erosion and eliminating objectionable dust. Each mobile home lot shall be provided with at least one tree of no less than 2" caliper and shrubbed and screened as recommended by the Town Board. 10.4 Site and Drainage Requirements: The ground sur- face in all parts of any mobile home park shall be graded and equipped to insure rapid drainage and freedom from stagnant pools of water. Gutters, culverts, catch basins, drain inlets, storm sewers, and other satisfactory drainage systems shall be used wherever necessary. 10.5 Areas for Non-residential use: 10.5.1 If facilities are provided for servicing, maintenance and management, including laundry facilities, said facilities shall be s landscaped with trees and shrubs and shall provide adequate off-street parking space and shall be adequatelymaintained, clean- ed and improved. 10.5.2 Nothing containedinthis section shall pre- vent the sale of a mobile home connected to water, sewer, and electrical distribu- tion and collection systems and located on mobile home stand within the mobile home park. 10.6 Density and Mobile Home Lot Size: The maxi- mum density of a mobile home park shall be five (5) mobile home lots per gross acre of area in- cluded in said park. Mobile home lots shall gen- erally be a minimum of 7500 square feet in area with a width of 60 feet. In special cases, to en- courage unusual park layout, or where park design provides for wider streets or more us- able recreation or public open space than re- quired by this local law, or when other special conditions exist, the minimum lot requirements may be reduced upon consent of the Town Board. In no case, however, shall the gross density of five (5) mobile home lots per acre be exceeded, nor shall the lot area be reduced below 6500 square feet nor the lot width be reduced below 50 feet. 10.7 Required Separation Between Mobile Homes: There shall be a separation space of at least 30 feet between a mobile home andany other mobile home on an adjacent lot. Expandable rooms, en- closed patios, garages or structural addition patios, carports and individual storage facilities shall be included as a part of the mobile home in determining separation and clearance. 10.8 Required Setbacks, Buffer Strips andScreening: 10.8.1 All mobile homes shall be located at least 35 feet from any park boundary line. 10.8.2 A minimum distance of 20 feet shall be maintained between any mobile home and the nearest pavement edge of an adjoining park street. 10.8.3 Mobile home parks shall screen the park boundary as required by the Town Board 10.9 Required Recreational Areas: In all parks accom- modating or designed to accommodate 25 or more mobile homes, there shall be one or more developed recreational areas which shall be easily accessible to all park residents. The size of such recreation areas shall be based upon a minimum of 100 square feet for each mobile home lot. 10.10 Park Street Requirements: 10.10.1 General Requirements. The internal street system in a mobile home park shall be privately owned, constructedandmain- tained, and shall be designed for safe and convenient access to all spacesandfacili- ties intended for use by park occupants. Alignment and gradient shall be adapted to the topography, to safe movementof antici- pated traffic, and to satisfactory control of surface and ground water. 10.10.2 Street Widths: Street width shall be mea- sured between the edges of the pavement and shall meet the following minimum re- quirements: Internal Streets One way, parking one side only 22 feet Two way, parking one side only 32 feet Access Streets At points where general traffic enters or leaves the park, regardless of widths spec- ified above, street widths shall be sufficient to permit free movement from or to the public street and in no case shall be less than 32 feet. Parking on internal streets shall not be permitted within 75 feetof the right-of-way of the public street Dead End Streets Dead end streets shall meetwithwidthre- qufrements as specified above and shallbe provided with a turnaround. 10.10. 3 Required Illumination of Park Street System. All parks shall be furnished with lighting units, either overhead, sidelights, or a combination of both, so spaced and equipped as to provide for the safe move- ment of pedestrians and vehicles. 10.10.4 Street Construction and Design Standards Surface All streets shall be providedwitha smooth, hard, dense; surface which shall be durable and well drained under normal use and weather conditions. Street surfaces shall be maintained free of cracks, holes, and other hazards. Grade Grades of all streets shall be sufficient to insure adequate surface drainage but, in any event, shall be not more than 8 percent or less than 0.5 percent. Intersection Street intersections shall beat approxima- tely right angles. Offsets at intersections and intersections of more thantwostreets at one point shall be avoided. 10.11 Off Street Parking Requirements. Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. 10.12 Walks 10.12.1 Common Walk System. All common walkways shall be provided with a smooth ULYSSES TOWN ORDINANCE-7 hard surface and shall have a minimum width of three (3) feet. 10.12.2 Individual Walks. All mobile home stands shall be provided with a walkway leading from the stand to the street or to drive- way or parking space connecting to a paved street. Such walkway shall be provided with a smooth hard surface and shall have a minimum width of three (3) feet. 10.13 Mobile Home Stands: 10.13.1 Each mobile home lot shall be provided with a mobile home stand capable of con- taining a mobile home in a stable position, and be securely anchored to the ground. 10.I3.2 The mobile home stand shall be con- structed of either an impenetrable mater- ial at least six inches in thickness or surfaced with a layer of uniform size crush- ed stone, not less than No. 2 in size, to a depth of 9 inches in lieu of paving. The grade change of the mobile home stand shall not exceed one and one-half feet and the surrounding land shall be graded to provide drainage away from said stand. 10.14 Storage Areas: An enclosed storage facility not exceeding 48 square feet of storage space maybe provided on each mobile home lot and shall be so constructed so as to blend aesthetically with the mobile home and surrounding area and be located behind the mobile home or carport or end of driveway. Such facility shall be located in such a way as to maintain the separation re- quirements of Section 10.7 of this local law. 10.15 Ground Floor Area: No mobile home shall have less than 600 square feet of ground floor area. SECTION 11. WATER SUPPLY SYSTEM 11.1 An adequate and safe supply of water shall be provided in each mobile home park. All water supply systems shall be approved and installed as per plans approved by the Tompkins County Board of Health. 11.2 The water supply shall be of such quantity and supply as required by the Tompkins, County Health Department. SECTION 12. SEWAGE DISPOSAL AND DISCHARGE 12.1 An adequate and safe sewage system shall be provided in each mobile home park as required and approved by the Tompkins County Board of Health and applicable sewer district.) Where pub• lic sewage disposal system is not available, an adequate private system shall be provided and installed with the approval of the Tompkins County Board of Health. 12.2 Each mobile home lot shall be provided with a sewer as approved by above. 12.3 Surface drainage shall be diverted away from the riser. 12.4 Sewer connections in unoccupied mobile home lots shall be so closed that they will not emit any odors nor cause any unsanitary conditions. SECTION 13. ELECTRICAL -DISTRIBUTION SYSTEM 13.1 All mobile home parks shall be providedwithan electrical system to supply the connected load without exceeding the current carrying capacity of the conductors. This system shall be approved by the National Board of Underwriters. 13.2 Power lines shall be located at least 18 inches below the ground surface where soil structure permits, and one footfrom all water, sewer, gas, or communications lines. 13.3 Each mobile home lot shall have an approved dis- connecting device and over -current protective equipment. 13.4 Outlet receptacles at each mobile home lot shall be of the polarized type with grounding conduct- ors and shall be of waterproof construction. SECTION 14. FUEL SUPPLY AND STORAGE Safe storage of required fuels shall be installed and maintained in accordance with applicable codes and reg- ulations governing such systems. This applies both to individual mobile home installations and Park systems installed to pipe fuel to individual homes froma common fuel supply. The following applies especially to individual mobile home installations. 14.1 Natural Gas System Piped gas shall have approved manual shut off valve and gas outlet shall be equipped with a safety cap to prevent accidental discharge of gas when outlet is not in use. 14.2 Liquified Petroleum Gas System LPG systems shall have safety devices to relieve excessive pressures and shall have at lease one accessable gas shutoff valve located outside the mobile home. LPG containers installed on a mobile home lot shall be securely fastened to prevent accidental overturning andnotto exceed 500 gallon capacity. 14.3 Fuel Oil Supply Systems All fuel oil storage tanks shall be securely in place under the mobile home or underground and be equipped with permanently installed) piping, and not exceed 275 gallon capacity. SECTION 15. REFUSE HANDLING Storage, collection and disposal of refuse in a mobile iome park shall create no healthhazards, rodentharbor- (Continued on page 9) 9-ULYSSES TOWN ORDINANCE THURSDAY, OCT. 5, 1972 age, insect breeding areas, accidental fire hazards or air pollution. A common refuse storage area is to be provided with sufficient containers and capacity to properly store all refuse. Any garbage containers on an individual mobile home lot must notbeexposed. They mustbekeptin a storage build- ing or in the mobile home. All storage area refuse must be removed at least two (2) times a week. Where regular collection service is not available, the mobile home park operator shall provide this service. Disposal of refuse by burningonthe site is prohibited. SECTION 16. INSECT AND RODENT CONTROL 16.1 Grounds, building and structure shall be kept free of insects, vermin and rodents. ' 16.2 Mobile home parks shall control the growth of brush, weeds and grass and yards shall bemain- tained in good condition at all times. 16.3 If not done by the resident of the park, the park operator must maintain general ground care. SECTION 17. FIRE PROTECTION 17.1 The mobile home park shall be subject to the rules and regulations of any Town of Ulysses Fire Company. 17.2 Mobile home parks shall be kept free of litter, rubbish and other flammable materials. 17.3 Fires shall be made only in stoves and other equipment intended for that purpose. 17.4 If a public water supply is available, fire hydrants shall be provided as required by the Town Board. SECTION 18. MISCELLANEOUS REQUIREMENTS 18. xestrictions on Occupancy 18.1.1 A mobile home shall not be occupied for dwelling purpose unless it is properly placed on a mobile home stand and con- nected to water, sewerage and electrical facilities. 18.1.2 No space shall be rented for residential use of a mobile home in any mobile home park except for periods of 30 days or more. No mobile home shall be admitted to any park unless it meets the requirements of the American Standards Association Code or Mobile Home Manufacturers Associa- tion Standards for Plumbing, Heating and Electrical Systems, or any state -admini- stered code insuring equal or better plumb- ing, heating and electrical installation. 18.2 Responsibilities of Park Management 18.2.1 The person to whom a license for a mobile home park is issued shall operate the park In compliance with this local law and regu- lations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition. 18.2.2 The park management shall notify park occupants of all applicable provisions of this local law and inform them of their duties and responsibilities under this local law and regulations issued hereunder. 18.2.3 The park managea,euL shaii supervise the placement of each mobile home on its mobilg home stand which includes securing its stability and installing all utility con- nections. 13.2.4 The park management snail maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park. 18.2.5 The park management shall notify the health authority immediately of any sus- pected communicable disease within the park. 18.2.6 ' The park management shall regulate the control of all pets. 18.3 Responsibilities of Park Occupants 18.3.1 The park occupant shall comply with all applicable requirements of this local law and regulations issued hereunder and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition. 18.3.2 The park occupant shall be responsible for proper placement of his mobile home on its mobile home stand and proper in- stallation of all utility connections in ac- cordance with the instructions of the park management. 18.3.3 The park occupant shall be responsible for complete skirting of his mobile home within 30 days of occupancy. Any materials used for skirting or for the construction of enclosed patios, garages, or structural additions, patios, carports and individual storage facilties shall provide a finished exterior app-,arance. 18.4 Issuance of License Not to Waive Compliance with Other Statutes and Ordinances The issuance of a mobile home licensepursuant to the provisions of this ordinance shall not be deemed to waive compliance by the holder thereof by the property owner, or by any occupant of said park under any statute of the State of New York, or any other ordinance or regulations of the Town of Ulysses. SECTION 19. REGULATIONS FOR LOCATION OF MOBILE HOMES NOT IN A MOBILE HOME PARK 19.1 Location: No mobile home shall be located on any land or premises within the Town other than in Planned Development dis- tricts. SECTION 20. PEANALTIES Any person, firm or corporation who violates anypro- vision of this ordinance shall be guilty of an offense and subject to a fine of not more than fifty (50) dollars, and every week such violation exists shall constitute a separ- ate offense and be punishable as such. In addition the Town may take any other appropriate action to enforce compliance with the provisions of this ordinance. SEC:'TION 21. The Town Board of the Town of Ulysses shall appoint an enforcement officer for enforcement of the provisions hereunder. SECTION 22. EFFECT OF PARTIAL INVALIDITY Should any section or provision of this local law be de- clared invalid for any reason whatsoever, such decision shall not effect the remaining portions of this local law which shall remain in full force and effect. SECTION 23. INTERPRFTATION OF LOCAL LAW in their interpretation andapplication, the provisions of this local law shall be held to be minimum requirements. Whenever the requirements of this local law are at vari- ance with the requirements of any other lawfully adopted rules, regulations, or local laws, the most restrictive, or that imposing the higher standards, shall prevail. SECTION 94. EFFECTIVE DATE Thr ordinance shall be in force and effect immediately upon adoption and publication as required by law. Supplement to the Trumansburg Free Press a SENE'A rom PKIN C 1 COUNTY COUNTY\\ I Z 2 o o % r KRAFT ROAO V NT POWT I d If \� coca �� • . r yIII °n WILLOW `\��\���"'/ „' \I r..•c..Nwt, i '� ' _.�. .� `t OPoI NT o \. e�z •!OUN o'OK 'I'., !C0. 2 G� • E .�e Coto r, " y 5 F I ` \roo, � WILCAYUGA . CREEKCROWI;•� F V��,ta aD F. 1 �' i aor ro.A ca,•.. wu f o`s \•POINT AA KEol f N 3 I o U s t , ca'+*• ,WrE — r•,fc aoAo ;•:}•• : D.Rau,D Ro•o ,NO,pti " rent \jswwf COLLEGE ,,D•D Y. 1 , WATERGILM.fNc:K80NVN.LY •••`/ J• ROAD \ Q-"' I`% 1 � w 00 \i Z Z O'O — VI W J N �, er r.• Anon TOWN • t TOWN �, fir. - J•D•SVavy.E,O•. SeJPO (' lIs sec, PJM�SES v k � I -J. �[r n • I —f(L AD" MAPLEWOOD iPOINT _o Y DO DO m rL 2643' rr n O 7 INSET 1 ' • B00' i it ROADO r COURrr narE 142 @ / rr ROAD IQ —I DUSOISE °\\ ¢ QE CORNER Y \ GLy fS 1 \ l' ) ENWOOD O 1 POINT O c�FF� _ �. / .�• r rt y'pyE� \ a EIREEK t5 R \ STa Do ..tU o�ERw LO o B % KRUM'S ©\ W i r • +}y�, N r'e0•D TOWNfnorn 'I ULYSSES Hour �ORHER9 o D eaI I ENFIEID .r ` o: O` e 11 _ �0wN H inADEu no•D s I MOWN OF ULV $SES \ '\\I Y �+ TOWN OF ITN4C4 INSET SCALE 1" r 2000' a50 I • aoo aY o z000' 40DO' e000' PERRY �, A CITY - 3"': ROAD •� Pj9r a !T J J o INSET y I'•400' a �r NONCONFORMING USE BUSINESS DISTRICTS F--RESIDENCE DISTRICTS PLANNED DEVELOPMENT DISTRICTS ZQNING MAP TOWN OF ULYSSES TOMPKINS COUNTY, NEW YORK SEPTEMBER 12, 1972 T. O. MILLER , ENGINEER - ITHACA. N.Y. DEL. 00