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TOWN OF ULYSSES ZONING ORDINANCE
TABLE OF CONTENTS
Section
Page
ARTICLE i — DEFINITIONS 1
1
Buildings 1
2
Dwellings 1
3
Halth Care Facilities 1
4
Lots
5
Miscellaneous 2
ARTICLE II —ADMINISTRATION 2
1
Enforcement 2
2
Building Permits 2
3
Approval of County Health Department 2
4
Conformance 2
5
Board of Zoning Appeals 3
6
Area Variance 3
7
Use Variance 3
8
Special Permit 3
ARTICLE III — ESTABLISHMENT OF DISTRICTS 3
1
District 3
2
District Boundaries 3
ARTICLE IV —USE REGULATIONS 4
1
Residence Districts 4
2
Accessory Permitted Uses -in -Residence -Districts 4
3
Business Districts 5
4
Outdoor Storage 5
5
Development Districts 5
ARTICLE V — LOT AREA AND YARD REGULATIONS 5
1
Lot Area and Frontage 5
2
Yards 6
3
Existing Lots 6
4
Front Yard Exceptions 6
5
Side Yard on Corner Lot 6
6
Open Porches 6
7
Fences and Walls 6
8
Corner Visibility 6
9
Projections in Yards 6
I
Section
Page
10
Reduction of Lot Area
6
11
More Than One Building on a Lot
6
12
Accessory Building
6
ARTICLE VI —GENERAL PROVISIONS
7
1
Farm Regulations
7
2
Building Floor Area
7
3
Extraction of Natural Products
7
4
Public Garages and Gasoline
Sales Stations
5
Location of Body Shops, Animal Care Facilities,
Recreational Facilities
7
6
Multiple Dwellings
8
7
Abandoned Cellar Holes and Destroyed or
Derelict Buildings
8
8
Junk Yards, Billboards, Open Storage,
Automobile Sales Lots
8
9
10
Business Landscaping
8
ARTICLE VI I —NONCONFORMANCE
8
1
Continuation of Existing Uses
8
2
Abandonment of Use
8
3
Alterations
8
4
Changes and Restroation
5
Repairs and Maintenance of Non-
conforming Buildings
8
ARTICLE V111—SIGNS
8
1
Use Regulations
8
2
Residence Districts
9
3
Business Districts
9
ARTICLE IX —PARKING
9
1
Off Street Parking
9
ii
Section
Page
ARTICLE X—MISCELLANEOUS 10
1 Violations and Penalties 10
2 Amendments 10
3 Validity 10
4 When Effective 10
ARTICLE XI — ENVIRONMENT 10
1 Environmental Performance Standards 10
APPENDIX A —Designated Business Districts 11
APPENDIX B—Authorized Development Districts 11
APPENDIX C —Description of Insets on.Zoning Map 12
iii
ZONING ORDINANCE
Town of Ulysses
Revised 1978
(Revision made by Town Board
appointed Zoning Commission
members: Dora Donovan, Chairman;
Madeline Lutz, Arlee Robinson, and
Thomas Gell. )
For the purpose of promoting the
health, safety, morals, and 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
concentration of population, to
facilitate the adequate provision of
transportation, water, sewerage,
schools, parks and other public
requirements, under and pursuant to
Article 16, Chapter 62 of the Con-
solidated Laws, the size of buildings
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 restricted
and regulated as hereinafter
provided.
ARTICLE I
DEFINITIONS
For the purpose of this ordinance
certain words and terms shall have
the following meaning unless the
context otherwise requires:
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 in-
tended to be occupied"; the word
"used" includes the words "arranged,
designed, or intended to be used."
SECTION 1 BUILDINGS
BUILDING Any structure haying a
roof supported by columns, =s, or
walls.
PRINCIPAL BUILDING
(RESIDENTIAL DISTRICT) The
building which provides housing for
the owner or tenants.
PRINCIPAL BUILDING (BUSINESS
DISTRICT) The largest building on
the lot.
ACCESSORY BUILDING A building
subordinate and clearly incidental to
the principal building on the same lot,
and used for the purposes customarily
incidental to those of the principal
building.
DWELLING OR RESIDENCE A
building designed and used for
habitation.
SECTION 2 DWELLINGS
FAMILY An individual, or two or
more persons related by blood,
marriage or adoption, or including
foster children, occupying a dwelling
unit and living as a single household.
For purpose of this ordinance a family
may also consist of not more than
three unrelated individuals occupying
one dwelling unit. The two definitions
can be combined.
DWELLING UNIT One or more
rooms within a dwelling with
provisions for living, cooking.
sanitary, and sleeping facilities
arranged for the use of one family;
each unit has an independent en-
trance.
ONE UNIT RESIDENTIAL
BUILDING A building or structure
containing one dwelling unit only.
TWO UNIT RESIDENTIAL
BUILDING A building containing two
dwelling units only.
MULTI UNIT RESIDENTIAL
BUILDING A building containing
three or more dwelling units.
MODULAR HOME A dwelling which
arrives at the building site in pre -built
sections and which is permanently
affixed to a permanent foundation
after the transporting frame has been
removed.
MOBILE HOME A transportable one
unit residential building suitable for
year round occupancy and of not less
than seven hundred twenty (720)
square feet of enclosed livable floor
area.
Page I
MOTEL AND HOTEL A building or
buildings providing overnight ac
commodations to paying guests. The
word motel includes motor court,
tourist court, tourist cabin, motor
lodge, and similar descriptive titles.
TOURIST HOME A dwelling in which
overnight accommodations are of-
fered to paying transient guests, but
where such use is secondary to the
permanent occupancy of the dwelling
family.
ROOMING HOUSE A building other
than a motel or hotel where not more
than four persons are lodged for hire.
TRAILER CAMPER AND MOTOR
HOME Structures designed for
temporary residence which may be
self -powered, towed or truck moun-
ted. Units may be self-contained or
designed for temporary connection to
utilities.
SECTION 3 HEALTH CARE
FACILITIES
HOSPITAL
b. General An establishment for
temporary occupation of the sick or
injured for the purpose of medical
treatment. It does not include ap
establishment for permanent oc
cupation by the poor, infirm, in-
curable or insane.
b. Sanatorium A hospital for the
treatment of chronic diseases.
c. Animal Hospital An establish-
ment for the care and treatment of
sick or injured animals.
NURSING OR CONVALESCENT
HOME A building other than a
hospital where persons are lodged,
furnished with meals, and nursing
care for hire.
REHABILITATION CENTER A
place for the restoration of health of
individuals in need of special and
temporary treatment.
JUVENILE OR ADULT FOSTER
HOME Homes in which individuals
are provided custodial care for
rehabilitation.
SECTION 4 LOTS
LOT A parcel of land which may be
occupied by one or more principal
buildings and accessory buildings for
uses customarily incident to them,
including such open spaces as are
used in connection with the principa'
building or buildings.
LOT AREA All of the Iand between
the boundary lines of -a lot but not
including any portion 9f , the public
highway right of way that may be
included within deed description of
the lot.
LOT LINE A boundary line of a lot.
HIGHWAY RIGHT OF WAY That
area owned by State, County or Town
and used for highway purposes, or
that area subject to public use . for
highway purposes and which is
determined, for the purpose of this
ordinance; to have a width not less
than three (3) rods.
FRONTAGE The length of the front
lot line abutting on the road, or the
width between the sidelines extended
to the highway.
FRONTAGE LAKE PROPERTY The
length of the lot line abutting the lake
shore.
FRONT YARD The land between the
street right of way and the front line of
the principal building and extending
to the side lines of the lot; e.g., a yard
in a residential district is at least 50
feet deep plus the highway right of
way.
FRONT YARD LAKE PROPERTY
The land between the lake shore and
the principal building and extending
to the side lines of the lot.
BILLBOARD OR OUTDOOR AD-
VERTISING BILL130ARD Any
device, object, or building facade
situated on private premises and used
for advertising goods, services, or
places other than those directly
related to the premises on which said
sign is located.
KENNEL
a. Boarding A place where four or
more dogs or small domesticated
animals are boarded.
b. Breeding A place where three
or more unspayed female dogs or
small domesticated animals are kept
for breeding purposes.
PAVED SURFACE An area covered
with a smooth, hard, dense and
durable material designed to drain
under normal conditions.
NON -CONFORMING BUILDING,
STRUCTURE, OR USE OF LAND A
building, structure, or use of land
existing at the time of the enactment
of this ordinance which does not
conform to the zoning regulations of
the district in which it is situated.
RESIDENCE DISTRICT I That part
of the Town of Ulysses which is not
zoned Business, or Development
District. See Zoning Map.
DISTRICT A region zoned for a
specific purpose.
REAR YARD The land between the
rear lot line and the rear line of the
principal building and extending tq
side lines of the lot. -
ARTICLE II
SIDE YARD Land between the
principal building and side lot line and
extending through from the front yard
to the rear yard.
SECTION 5 MISCELLANEOUS
FARM Ten (10) or more acres of land
used PRINCIPALLY for raising
agricultural products, livestock, or
poultry, excluding the raising of fur
bearing animals, riding academies, or
boarding stables, and dog kennels.
SIGN OR ADVERTISING DEVICE
Any device, object, or building facade
used for the visual communicOtion or
advertisement of a place, building,
product, service or name.
ADMINISTRATION
SECTION 1 ENFORCEMENT
This ordinance shall be enforced by
'the Zoning Enforcement Officer who
shall be appointed by the Town Board,
and who shall in no case, except under
a written order of the Board of Zoning
Appeals grant any building permit or
statement of compliance for any
building or land use, where proposed
construction, alteration or use thereof
would be in violation of any provision
of this ordinance. No building 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.
Page 2
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 dimensions shown indicating the
size and shape of the lot and buildings.
Unless there has been substantial
progress in the work for which a
building permit was issued, said
building permit shall expire one year
from the date of issue.
When the Board of Zoning Appeals
grants a variance WITH CON-
DITIONS the Zoning Officer is
responsible for seeing that they are
complied with, subject to the penalties
of Article X, Section 1.
SECTION 2 BUILDING PERMIITS
A Building Permit must be issued by
the Zoning Enforcement Officer
before any building or any other
structure is constructed, recon-
structed or enlarged. (Including but
not limiting same to tanks, power and
pump stations, signs in any district,
swimming pools above or below the
ground, other than above ground
moveable children's wading pools.)
Interior or exterior structural
changes which do not extend the
dimensions of a building do not
require a building permit. Converting
a building to apartments does require
a building permit. See Article VI,
Section 6.
SECTION 3 APPROVAL OF
COUNTY HEALTH DEPART-
MENT
No permit for any structure shall be
granted until the Tompkins County
Health Department requirements
with respect to proposed methods of
water supply and sewage or other
waste disposal have been met.
SECTION 4 CONFORMANCE
It shall be unlawful to use or permit
the use of any building or part thereof
hereafter erected, changed, altered or
extended in whole or in part which
shall not conform in all respects to the
requirements of this ordinance.
SECTION 5 BOARD OF ZONING
APPEALS
There is hereby established a Board of
Zoning Appeals consisting of five
persons which shall function in the
manner prescribed by law.
The members of the Board of Zoning
Appeals shall be residents of the Town
of Ulysses and shall be appointed by
the Town Board to serve staggered
terms of five years. Vacancies oc-
curring in said board by expiration or
term or otherwise shall be filled in the
same manner.
The Town Board shall designate the
chairman of the Board of Zoning
Appeals and said board shall choose
its vice chairman, who shall preside in
the absence of the chairman. In the
absence of both the chairman and
vice-chairman, the Board of Zoning
Appeals shall choose one of its
number as acting chairman. Such
chairman, or the party acting in his
stead during his absence, may ad-
minister oaths and compel the at-
tendance of witnesses.
The Board of Zoning Appeals shall
appoint a secretary who shall take
minutes of all its meetings and keep
its records.
The Board of Zoning Appeals shall
adopt from time to time such rules
and regulations as it may deem
necessary to carry into effect the
pro visions of this ordinance and all its
res, ilutions and orders shall be in
accordance therewith.
Th( Board of Zoning Appeals shall, in
accordance with the provisions
hereinafter contained in this Section
hold public hearings to determine
appeals from any refusal of a building
permit or statement of compliance by
the Zoning Enforcement Officer, or
review any order or decision of the
Zoning Enforcement Officer, where
such order or decision is based upon
the requirements of this ordinance.
An appeal must be made within the
time prescribed by the rules of the
Board of Zoning Appeals.
Where there are practical difficulties
or unnecessary hardships in the way
of carrying out the strict letter of this
ordinance, the Board of Zoning Ap-
peals shall have the power, in passing
upon appeals, to vary or modjify the
application so that the spirit of the
ordinance shall be observed and
public safety and welfare secured and
substantial justice done.
SECTION 6 AREA VARIANCE
The Board of Zoning Appeals may
hear an appeal for an Area Variance
to relieve dimensional or similar
requirements. Practical difficulties
must be shown by the appellant,
In considering "practical difficulties"
the Board of Zoning Appeals should
consider:
1. How substantial the variation
is in relation to the requirement.
2. The effect, if the variance is
allowed, on the increased population
density thus produced on available
governmental facilities (fire, water
refuse disposal and the like).
3. Whether a substantial change
will be produced in the character of
the neighborhood or a substantial
detriment to adjoining properties
created.
4. Whether the difficulty can be
obviated by some method feasible for
the applicant to pursue, other than a
variance.
5. Whether in view of the manner
in which the difficulty arose and
considering all of the above factors
the interests of justice will be served
by allowing the variance.
SECTION 7 USE VARIANCE
The Board of Zoning Appeals may
hear an appeal for a Use Variance to
consider allowing a use not permitted
by the ordinance. They must find that
all three of the following conditions
are present before granting a Use
Variance:
1. The land in question cannot
yield a reasonable return if used only
for a purpose permitted in the district
in which it is located.
2. The plight of the owner is due to
unique circumstances and not to
general conditions in the vicinity of
the property.
3. The variance requested will not
alter the essential character of the
neighborhood.
SECTION 8 SPECIAL PERMIT
Where authorized by this ordinance,
(Article IV, Section 1-h, i, j, 1, m;
Section 2-d; Article VI, Section 2-b,
Section 3 and Section 8) the Board of
Zoning Appeals may grant a Special
Page 3
Permit for certain uses. In granting a
Special Permit, the board shall
determine that:
1. A need for the use in question
exists in the community.
2. The proposed use will con-
tribute to the convenience and
prosperity of the community.
8. Neighboring persons and
property will not be 'adversely af-
The board may impose upon the
appellant such reasonable conditions
and safeguards as it deems necessary
to protect the general welfare, health,
and safety of the community.
The appellant shall bear the cost of
advertising required for public
hearings.
ARTICLE III
ESTABLISHMENT
OF DISTRICTS
SECTION 1 DISTRICT
For the purpose of this ordinance the
Town of Ulysses is hereby divided into
three (3) types of districts.
Residence
Business
Development
The boundaries of these districts are
shown upon the "Zoning Map, Town of
Ulysses, Tompkins County_, New
York". (Made by T. G. Miller,
Engineer, Dated Sept. 12, 1972,
Revised March 14, 1978). The map and
all notations are part of this or-
dinance.
SECTION 2 DISTRICT BOUN-
DARIES
Where uncertainty exists with respect
to the exact boundaries of the various
districts as shown on the Zoning Map,
the following rules shall apply:
1. The district boundaries are lot
lines unless otherwise shown, and
where the designation on the Zoning
Map indicates a boundary ap-
proximately upon a lot line, such lot
line shall be construed to be the
boundary.
2. Distances shown on the Zoning
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.
3. Where the boundary of a
district follows a stream, lake or other
body of water, said boundary line
shall be deemed to be at the limit of
the jurisdiction of the Town of
Ulysses, unless otherwise designated.
4. In other cases the boundary
line shall be determined by the use of
the scale on the Zoning Map.
5. 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 restrictive use to
extend to the entire lot, but in no event
more than 50 feet beyond the boun-
dary line of the district in which such
use is authorized.
ARTICLE IV
USE REGULATIONS
SECTION 1 RESIDENCE
DISTRICTS
In any Residence District no land or
building or part thereof shall be used
for other than any of the following
purposes:
a. Dwelling.
b. Church or other place of
worship, convent, parish house,
Sunday school building.
C. Public library or public
museum, public school, parochial
school, nursery school, school
operated by a non -stock corporation
under the education laws of the State,
any institution of higher learning
including dormitory ac-
commodations.
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 buildinqg shall
be nearer than one hundred (160) feet
to any lot line.
g. Garden or home nursery (non-
commercial).
h. Commercial green house or
nursery with SPECIAL PERMIT
from BOARD OF, ZONING AP-
PEALS.
i. Hospital or sanatorium for the
treatment of -human beings, provided
that no building so used shall be within
one hundred (100) feet of any street
right of way or within one hundred
fifty (150) feet of the lot line of any
adjoining owner, and only with a
SPECIAL PERMIT from BOARD OF
ZONING APPEALS.
j. Nursing or convalescent home,
one hundred fifty (150) feet from lot
line, but only with SPECIAL PERMIT
from the BOARD OF ZONING AP-
PEALS.
k. Juvenile or adult foster home
for five or more persons requires a
SPECIAL PERMIT from BOARD OF
ZONING APPEALS.
1. Rooming house or tourist
house.
in. Cemetery and the buildings
and structures incident thereto, but
only with a SPECIAL PERMIT from
BOARD OF ZONING APPEALS.
n. Any public utility purpose, but
only with a SPECIAL PERMIT from
the BOARD OF ZONING APPEALS.
o_ Such accessory uses as are
customarily incidental to the above
uses, subject to the provisions of
Article IV, Section 2.
p. Harboring horses, ponies, cows
or other farm animals including
poultry is permitted in a Residence
District only if:
1. The land on which they are
kept shall be at least one half (1/2) acre
in size for each farm animal, pony,
horse or bird unit of fifty (50) birds or
hutch of fifty (50) rabbits. The above
designated land area shall be in ad-
dition to the minimum lot size
described in Article V, Section 1.
2. The building or enclosure
in which they are sheltered is kept in
good repair and is situated no nearer
than two hundred (200) feet from any
residence.
Page 4
3. The building or enclosure is
cleaned frequently (if waste materials
and manure is disposed of in a manner
which eliminates pollution problems
such as odors, dust, and water run-off.
4. When birds are allowed
open range they shall be confined by a
bird tight fence.
5. No building or enclosure
shall be permitted in a required front
yard.
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 enactment of
this ordinance.
q. Existing animal hospitals or
kennels may continue to operate but
not expand their size or operation,
providing they are kept in a clean,
sanitary condition; and providing the
animals do not create noise that is
disturbing to nearby residents. Any
new kennel or other small
domesticated animal operation -may
only be located in a Development
District and must be kept and
operated in a clean, sanitary con-
dition.
SECTION 2 ACCESSORY PER-
MITTED USES IN RESIDENCE
DISTRICTS
Permitted uses in Residence Districts
shall include the following:
a. The office of a resident doctor,
dentist, musician, engineer, teacher,
lawyer, artist, architect, real estate
broker, or person engaged in similar
occupation, where such office is a part
of the residence building.
b. Customary home occupations,
including but not limited to
dressmaking, hairdressing, laun-
dering, or homecooking, conducted by
residents in the dwelling, provided
that no goods or products or materials
related to the occupation are publicly
displayed.
c. Private garage or parking
space, provided that not more than
one (1) commercial vehicle shall be
parked outside of a covered garage on
any lot in a Residence 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 PERMIT from the BOARD
OF ZONING APPEALS.
SECTION 3 BUSINESS DISTRICTS
In Business Districts no building shall
be erected, altered or extended, and
no land or building or part thereof
shall be used for other than one or
more of the following uses:
a. Any use permitted by Article
IV, Section 1.
b. Retail store.
c. Business or professional office.
d. Restaurant or other place for
serving food and beverages.
e. Bank or other monetary in-
stitution.
f. Theater, including drive-in
theater, bowling alleys or other place
of amusement.
g. Gasoline, sales station, garage
for repairs, automobile 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 incidental to a retail business
conducted on the premises:
Baker
Barber
Cleaner
Confectioner
Decorator
Dressmaker
Florist
Hairdresser
Optician
Photographer
Printer
Shoemaker or Repairer
Undertaker
SECTION 4 OUTDOOR STORAGE
There shall be no unsightly outdoor
storage of rubbish or refuse in con-
nection with any of the uses permitted
by this article. There shall be no
dumping of rubbish except at
designated sanitary landfills. A
,permit is required and may be ob-
tained from the Town Clerk.
SECTION 5 DEVELOPMENT
DISTRICTS
The purpose of the Development
District is to give flexibility to the
zoning ordinance in order to en-
courage those developments which
would be beneficial to the community,
but which are not now permitted.
They must not be contrary to the
objectives of the ordinance.
Establishment of a Development
District is an amendment to the
zoning ordinance and all provisions in
Article X, Section 2 apply.
In Development Districts, land and
building may be used for any lawful
purpose as authorized by the Town
Board in accordance with the
following procedure:
a. Development Districts shall
comprise at least three (3) acres.
b. Application for establishment
of a Development District shall be
made to the Town Board. The Town
Board shall refer the application to
the Town Planning Board for con-
sideration after requiring the ap-
plicant to furnish plans, accurate
scale drawings, and specifications as
may be required for a thorough un-
derstanding of the proposed
development.
The Planning Board in reaching its
recommendation on the proposed
development, must consider, among
other things:
1. The need of the community for
the proposed use and the desirability
of the proposed location.
2. The existing character of the
neighborhood in which the use would
be located. Specifically, nearness of
adjacent property and impact on the
future quality of the neighborhood.
3. Safeguards provided to
minimize possible detrimental effects
of the proposed use on the entire area
and the adjacent property.
4. The preservation of trees,
drainage ways, outstanding natural
topography and geologic features, and
prevention of soil erosion
Page 5
c. The Planning Board shall
approve, approve with modification.
or disapprove such application ana
shall report its recommendation of the
Town Board.
d. The Town Board shall then
hold a public hearing on the proposal,
with public notice as provided by law
for amendments to the zoning or-
dinance.
e. The Town Board then votes to
approve or disapprove the proposal.
f . In the event the Planning Board
had disapproved the 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 establish the Development
District.
g. If approved, the Town Board
must:
1. Define, in writing, the
boundaries of the Development
District.
2..List all specifications and
restrictions approved of.
3. File these along with a
scale drawn map, plans, elevations,
and specifications in the special
Development District file in the
office of the Town Clerk.
4. Indicate the new district on
the official Zoning Map displayed in
the office of the Town Supervisor.
ARTICLE V
LOT AREA AND
YARD REGULATIONS
SECTION 1 LOT AREA and
FRONTAGE
No building or structure shall be
erected on a lot of less area and
frontage than listed below:
For Property Purchased Prior to
August 17, 1977
a. Residence District (on private
septic system)
Lot Area:
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. Residence District (on
municipal water and sewer)
Lot Area:
15,000 square feet for one
family.
7,500 square feet for the
second family in the same structure.
5,000 square feet for each
family in excess of two in the same
structure.
Frontage-100 feet
C. Business District (with
municipal water and sewer)
Lot Area:
20,000 square feet.
Multiple dwelling units must
meet' requirements in Article V,
Section 1 and Article VI, Section 6 of
this ordinance.
Frontage-100 feet
d. Business District (no sewer)
Lot Area:
1. Non -residence use-20,000
square feet.
2. Residence use-30,000
square feet if residence is in same
building as the business.
3. Multi -unit residential
buildings must meet regulations in
Article V, Section 1 and Article VI,
Section 6 of this ordinance.
Frontage-100 feet
For Property Purchased on or After
August 17. 1977
a. Residence District (on private
septic system)
Lot Area:
43,560 square feet (one acre)
of usable area (as determined by the
Tompkins County Health Depart-
ment) for one or two families in the
same structure.
Usable area excludes
wetlands, swamps, bogs, ponds,
waterways and flood plain areas as
designated by the N.Y.S. Department
of Environmental Conservation, and
streets, highways, easements, and
rights of ways. After exclusion of the
above, the minimum lot size must be
met in a single piece.
Lots must be shaped so that a
circle of minimum 200 feet diAmeter
can be inscribed entirely within the
confines of the usable area.
10,000 square feet for each
additional family in the same
structure in excess of two.
Frontage-200 feet
b. Residence District (on
municipal water and sewer)
Lot Area:
15,000 square feet for one
family.
7,500 square feet for second
family in same structure.
5,000 square feet for each
family in excess of two in the same
structure.
Frontage-100 feet
c. Business District (with private
septic system)
Lot Area:
43,560 square feet -Non-
residence use.
43,560 square feet -Residence
use.
If residence and business are
in separate buildings with each
requiring a septic system, two acres
are required.
Multi -unit residential
buildings must meet regulations in
Article V, Section 1, and Article VI,
Section 6.
Frontage-200 feet
d. Business District (with
municipal water)
Lot Area:
20,000 square feet
Multiple dwelling units must
meet requirements in Article V,
Section 1, and Article VI, Section 6.
Frontage-100 feet
SECTION 2 YARDS
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 from highway,
right df way
Side Yard 15 feet each (Lake
property-5 feet)
Rear Yard 35 feet
Business Districts
Front Yard 75 feet from highway
right of way
Side Yard 20 feet each
Rear Yard 25 feet
Page 6
SECTION 3 EXISTING LOTS
Other provisions of this ordinance
notwithstanding, nothing shall
prohibit the use of a lot of less than the
required area for a single family
dwelling in any district, when such a
lot, at the enactment of this or-
dinance, was owned or leased by
persons other than those owning or
leasing any adjoining lot, provided
that all other provisions of this or-
dinance are complied with.
SECTION 4 FRONT YARD EX-
CEPTIONS
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; a vacant lot, an adjacent
street, or lot with a front yard greater
than the minimum required depth
being counted as if it were 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 5 SIDE YARD ON
CORNER LOT
On a corner lot in any district, the side
yard on the side street shall he at least
one-half the required front yard.
SECTION 6 OPEN PORCHES
In determining the size of yards for
the purpose of this ordinance, por-
ches, or carports, open at the sides,
but roofed shall be considered a part
of the building.
SECTION 7 FENCES AND WALLS
The provisions of this ordinance shall
not apply to fences or walls not over
six (6) feet high above the natural
grade, except as limited by Article V,
Section 8, nor to terraces, steps,
unroofed porches, or other similar
features not over three (3) feet high
above the level of the floor of the
ground story,
SECTION 8 CORNER VISIBILITY
In any district no structure, fence or
planting over three (3) feet in height,
measured from the center of 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 a line con-
necting such points. Any fence or
planting that does not conform to the
requirements of this Section shall be
made to conform within one year from
the date that this ordinance becomes
effective.
SECTION 9 PROJECTIONS IN
YARDS
Every part of a required yard shall be
open from its lowest point to the sky
unobstructed, except for the ordinary
projections of sills, belt courses,
pilasters, leaders, chimneys, cor-
nices, eaves and ornamental features
provided that no such projection
extends 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
provided 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 I0 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
complied with, such building shall not .
thereafter be used until it is altered,
reconstructed or relocated so as to
comply with these requirements. The
provisions of this Section shall not
apply when a portion of a lot is
acquired for a public purpose.
SECTION 11 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 if
built in the side yard; or the sum of
the rear and front yards if the building
is in the rear yard.
SECTION 12 ACCESSORY
BUILDING
Accessory buildings may not occupy
any required open space other than a
rear yard. However, a garage may be
located in rear or side yard bµt may
not extend into the front yard.
Accessory buildings may not occupy
more than forty (40) percent of any
required rear yard and shall not be
less than three (3) feet from any rear
lot line.
An accessory building on a corner lot
shall not be less than five (5) feet from
the rear lot line and may not be nearer
the side street than the required front
yard depth on the side street.
Accessory buildings shall in no case
exceed twenty (20) feet in height.
Where the natural shape of the ground
exceeds a twenty (20) percent rise or
fall directly from the street right of
way, a private garage, not over one
story in height, may be located in the
front yard not less than five (5) feet
from the street right of way.
For property abutting Cayuga Lake a
boat house in the front yard shall be a
permitted accessory.
ARTICLE VI
GENERAL PROVISIONS
SECTION 1 FARM REGULATIONS
A farm, as defined in Article I, Section
5, shall be exempt from the
requirements of this ordinance as long
as it is used as a farm, except as
hereinafter stated:
a. Any new farm related
buildings must be 50 feet back from
the highway right of way.
b. Any building on a farm used for
residence or related purpose is sub-
ject to the regulations of this or-
dinance.
c. Sauna baths, swimming pools,
and buildings housing vehicles other
than farm vehicles are not exempt
from the regulations of the ordinance.
SECTION 2 BUILDING FLOOR
AREA
a. No permanent dwelling unit in
any district shall be erected, created,
or altered to provide for less than
seven hundred fifty (750) square feet
of enclosed livable floor area, ex-
clusive of garage or carport.
b. Summer houses, cottages and
camps containing less than 750 square
feet may be constructed only on
SPECIAL PERMIT from the BOARD
OF ZONING APPEALS.
c. Trailer or campers less than
seven hundred fifty (75o) square feet
in floor area, may be used as a tem-
porary accessory residence, adjoining
Page 7
a permanent residence or private
recreational area, for periods no'
exceeding six (6) weeks in any three
months period, or in any duly
authorized campsite.
d. Trailers or campers may be
used as a temporary residence or
office on a construction site for a
period not to exceed one (1) year.
SECTION 3 EXTRACTION OF
NATURAL PRODUCTS
The removal of sod, loam, sand,
gravel or quarried stone shall be
permitted only on SPECIAL PERMIT
from the BOARD OF ZONING AP-
PEALS, except when incidental to or
in connection with the construction of
a building.
SECTION 4 PUBLIC GARAGES
AND r GASOLINE SALES STATIONS
a. No part of any public garage
shall be used for residence or sleeping
Purposes except by a watchman.
b. No part of any building used as
a public garage or gasoline station
and no filling pump, lift, or other
service appliance shall be erectea
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 public garage shall be
within fifty (50) feet of any street right
of way.
SECTION 5 LOCATION OF BODY
SHOPS, ANIMAL CARE
FACILITIES, RECREATIONAL
FACILITIES
Other provisions of this ordinance
notwithstanding, the following uses
shall not be permitted nearer to any
Residence District than the following
specified distances:
a. Garage for painting or
repairing automobile bodies involving
hammering or other work causing
loud or unusual noise or fumes or
odors. Three hundred (300) feet.
b. Animal hospital, kennel, or
place for boarding animals. Three
hundred (300) feet.
c. Theater, including drive-in
theater, dance hall, bowling alley,
skating rink. Three hundred (300)
feet.
SECTION 6 MULTIPLE
DWELLINGS
When a single family residence is
converted to one or more apartments
the following procedures are
required:
a. Approval of the Tompkins
County Health Department.
b. Building Permit must be ob-
tained.
c. Parking shall be provided
according to the specifications in
Article IX, Section 1, a.
SECTION 7 ABANDONED CELLAR
HOLES and DESTROYED OR
DERELICT BUILDINGS
If excavation for a building was
begun, but no structure built by the
time one year has elapsed, any such
excavation shall be covered over or
refilled to the normal grade by the
owner. Any building substantially
destroyed by any cause shall be
rebuilt or demolished within one year.
"Substantially destroyed" shall mean
in excess of 50 percent. Any ex-
cavation or cellar hole remaining
after the demolition or destruction of
a building from any caur_e shall be
covered over or filled by the owner
within one year.
Fencing or similar safety measures
shall be provided around ex-
cavations, derelict buildings,
damaged structures, construction
sites, and other hazardous sites,
immediately upon the determination
by the Zoning Officer that it is
necessary in the interest of public
safety.
If a property owner fails to comply
with any of the provisions of this
section he is subject to the penalties
provided in Article X, Section 1.
SECTION 8 JUNK YARDS,
BILLBOARDS, OPEN STORAGE,
AUTOMOBILE SALES LOTS
Notwithstanding any of the provisions
of this ordinance, any automobile or
other junk yard, including 1ny open
area for the storage of building
materials, scrap metal, paper, rags,
glass, broken appliances (such as
stoves, etc.), refuse and other debris,
in existence in any district shall be
discontinued. However, the Board of
Zoning Appeals may grant a Special
Permit -for continuation of such use.
Any automobile sales lot or any
billboard or nonconforming sign or
advertising device in existence in a
Residence District at the enactment
of this ordinance shall be discontinued
within one (1) year of such date.
No lot may contain one or more
abandoned, partially dismantled or
nonoperative motor vehicles in any
open area.
SECTION 9 MOBILE HOMES
Mobile Homes are permitted only in a
Mobile Home Park or a Development
District.
SECTION 10 BUSINESS LAND-
SCAPING
Commercial establishments in
Business Districts or permitted
businesses in Residential Districts
shall be landscaped in such a manner
to be attractive to the area.
ARTICLE VII
NONCONFORMANCE
SECTION 1 CONTINUATION OF
EXISTING USES
Except as provided in Article V.
Section 10 and elsewhere in this Ar-
ticle, any use of land, or building or
part thereof, existing at the time this
ordinance becomes effective may be
continued, although such building or
use does not conform to the provisions
of the ordinance.
SECTION 2 ABANDONMENT OF
USE
When a nonconforming uses has been
discontinued for a period of at least
one year, it shall not thereafter be
reestablished irrespective of the
reasons for such discontinuance or the
intent of the owner of the premises or
any other person, and the future uses
shall conform with the provisions of
this ordinance.
SECTION 3 ALTERATIONS
No nonconforming building shall be
Page 8
altered or extended except as
authorized by the Board of Zoning
Appeals.
SECTION 4 CHANGES AND
RESTORATION
A nonconforming use may be changed
to a conforming use and thereafter
shall not again be changed to the prior
use.
Nothing shall prevent the substantial
restoration to its former condition or
better, within six (6) months, and the
continued use of a nonconforming
building damaged less than eighty-
five (85) percent of the market value
of the building immediately prior to
such damage by fire, flood, ear-
thquake, act of God or the public
enemy.
SECTION 5 REPAIRS AND
MAINTENANCE OF NON-
CONFORMING BUILDINGS
On any nonconforming building,
ordinary repairs may be made. Non -
bearing walls, fixtures, wiring, or
plumbing may be repaired or
replaced, provided that the cubic
content of the building as it existed at
the effective date of this ordinance
will not be increased.
Nothing in this ordinance prevents the
strengthening or restoring to a safe
condition of any building or part
thereof declared to be unsafe by any
official charged with protecting the
public safety, upon order of such
official.
ARTICLE Vill
SIGNS
SECTION 1 USE REGULATIONS
a. In general, and unless otherwise
specified in this Article, no portion of
any sign shall.be closer than fifteen
(15) feet from any road right of way.
b. Any sign authorized by this Article
shall be maintained in a safe condition
and kept in good repair.
c. In addition to sign uses specifically
named in the Article, the following
uses are ppermitted in both business
and residential districts:
1. %gns required by law.
2. Official signs required by a
governmental agency or utility
company — maximum size thirty-two
(32) square feet.
3. Roadside farm stands ad-
vertising the sale of -locally produced
farm products — three signs, twelve
(12) square feet each.
4. Camps, clubs, outdoor
recreation facilities, schools and
churches — two signs, twenty-four
(24) square feet each.
5. Advertising for the sale, hire or
lease of only the land or buildings on
which thesign is located — one sign,
ten (10) square feet.
6. One temporary sign denoting
the architect, engineer, or contractor
placed on premises where con-
struction, repair or renovation is in
progress — sixteen (16) square feet.
7. One temporary sign for ad-
vertising the sale or rental of services
or goods not to exceed four (4) square
feet.
d. Any illuminated sign or lighting
device shall employ only lights
emitting a light of constant intensity,
and no sign shall be illuminated by or
contain flashing, intermittent,
rotating, or moving light or lights. In
no case shall an illuminated sign or
lighting device be so placed or so
located so as to permit the beams and
illumination therefrom to be directed
or beamed upon a public street, high-
way, 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
enclosing all such letters or symbols
as they are intended to be installed.
g. No free standing sign shall exceed
fifteen (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, or be mounted on or
above the roof.
SECTION 2 RESIDENCE
DISTRICTS
No sign or advertising device is
allowed except the following:
a. One bulletin board or sign not
exceeding six (6) square feet.
b. Two directional signs in-
dicating local businesses or services
or locally produced products for sale,
not exceeding six (6) square feet.
c. One sign for a multiple dwelling
or tourist home not exceeding ten (10)
square feet, in addition to (b) above.
SECTION 3 BUSINESS DISTRICTS
a. Signs referring to the use of
premises are permitted with the size
and the number not exceeding the
following listing. Signs may be either
free standing or placed on the exterior
surface of the building. Existing signs
not referring to use of the premises
must be removed within one (1) year
from the date of adoption of this or-
dinance.
1. Retail business not in shopping
center — 2 signs; size, free standing,
forty (40) square feet; size on facade
twenty-five (25) percent of facade.
2 Retail business in shopping
center — 1 sign; size sixteen (16)
square feet; size on facade sixteen
(16) square feet.
3 Shopping centers or plazas:
manufacturing assembly or industrial
uses — 2 signs; size one hundred sixty
(160) square feet; size on facade
twenty (20) percent of facade. No sign
closer than thirty (30) feet from road
tight of way.
4. Wholesaling, storage, printing,
welding, plumbing and similar uses;
automobile and machinery sales,
service, washing and maintenance;
commercial indoor recreation;
motel; outdoor theater — 2 signs; size
eighty (80) square feet; size on facade
twenty (20) percent of facade.
5. Offices and laboratories — 1
sign; size eighty (80) square feet; size
on facade twenty (20) percent.
6. Gasoline stations — 2 signs;
size thirty-two (32) square feet; size
on facade ten (10) percent, In ad-
dition, two small 00 square feet)
advertising signs are allowed.
b. Billboards are allowed by permit
issued from the Town Board only and
in no case shall exceed one hundred
sixty (160) square feet in area or
located closer than thirty (30) feet
from highway right of way. When
approving such billboards, the Town
Board shall take into consideration
the size, construction and design,
location and effect on surrounding
Page 9
property, safety of vehicular traffic
and maintenance provisions includnnt
provision for removal of an aban-
doned or improperly maintained sign.
ARTICLE IX
PARKING
SECTION 1 OFF STREET
PARKING
Off street parking shall be provided as
specified in this Section and shall be
paved, surfaced or covered with
gravel so as to be well drained,
maintained, and shall be provided
with necessary access driveways.
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 quit — one
space, except for dwelling units oc-
cupied by more than three unrelated
persons where one space per person
shall be required.
b. For each tourist room — cmr
space per tourist room.
C. For a church — one space for
each four (4) persons to be seated.
d. For an educational building —
one space for each employee and one
space for each ten (10) students.
e. For a community center or
other civic or semi-public structure —
one space for each two hundred (200)
square feet of gross floor space plus
one space for each employee.
f. For public or private parks or
playgrounds — ample space to ac-
commodate the parking requirements
of the expected use.
g. For commercial recreational
facilities — one space for each 200
square feet of space enclosed for
indoor facilities plus one space for
each 5,000 square feet, or major
fraction thereof, up to ten (1o) spaces,
and thereafter, one space for each
20,0oo square feet or major fraction
thereof, of outdoor facilities-
h. For a restaurant, club, lodge or
similar use — one space for every
seventy-five (75) square feet of gross.
floor area.
i. For any retail commercial use
—two (2) square feet of parking space
for each square foot of gross floor
area.
j. Professional office, studio, or
bank — one space for each one hun
dred (100) square feet of gross floor
area plus one space for each em-
ployee.
k. Doctors' offices —one space for
each one hundred.(loo) 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 one hundred (100) square feet
of floor space, plus one for each
operator and assistant.
M. For research offices and
laboratories — one space for each two
hundred (200) square feet of gross
floor area 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 for the ex-
pected 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 shops — 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 two employees.
r. For lumber, building materials
and other similar storage yards — one
space for each employee plus one for
each 5,000 square feet or major
fraction 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 five
hundred (500) square feet of floor area
devoted to such use, whichever is
greater.
ARTICLE X
MISCELLANEOUS
SECTION 1 VIOLATIONS AND
PENALTIES
Any person, firm, corporation or other
violating any provision of this or-
dinance shall be deemed guilty of an
offense and upon conviction thereof
shall be subject to a fine not exceeding
two hundred fifty (250) dollars, or to
imprisonment not exceeding fifty (50)
days, or to both such fine and im-
prisonment, 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, con-
struction, alteration, or use of any
building or lard in violation of the
requirements of this ordinance.
SECTION 2 AMENDMENTS
a. Hearing
The regulations, restrictions,
and boundaries set forth in this or-
dinance may be amended, sup-
plemented, changed, or repealed by
the Town Board However, no such
action may be taken until after a
public hearing, at which parties in
interest and other persons have an
opportunity to be heard.
b Notice
A notice of the time and place
of the hearing and a brief description
of the proposed amendment will be
published in the officially designated
newspaper at least fifteen (15) days
prior to the public hearing.
Written notice at least ten
(10) days prior to the hearing must be
given to the following agencies, if the
land affected by the amendment lies
within one hundred fifty (150) meters
or five hundred (500) feet of land in
the following jurisdictions:
1. Any state park or park-
way: the State Regional Park and
Recreation Commission.
2. Any city, village, or town:
the clerk of the city, village or town.
3. Any other county: the clerk
of the Board of Supervisors of that
county.
4. Any of the above: the
county planning agency.
Page 10
SECTION 3 VALIDITY
The invalidity of any section or
provision of this ordinance shall not
invalidate any other section or
provision thereof.
SECTION 4 WHEN EFFECTIVE
This ordinance -shall be in effect upon
adoption and publication as provided
by law.
ARTICLE XI
ENVIRONMENT
SECTION 1 ENVIRONMENTAL
PERFORMANCE STANDARDS
1. Landscaping. All required yards
may be either landscaped or left in a
natural state. They shall be properly
maintained in a well -kept condition.
Parking areas shall also be
maintained in a well -kept condition.
2. Noise. Noise from any source
shall be muffled so as not to become
objectionalble due to intermittence,
beat, frequency, shrillness or in-
tensity.
3. Odors Odors from any use shall
not be discernible at the property line
to the extent that they are ob-
jectionable to surrounding inhabitants
within five hundred (5W) feet_
4. Glare. Glare, whether direct or
reflected, such as from floodlights
as differentiated from general
illumination, shall not be visible at
any property line.
5. Exterior Lighting. Any lights
used to illuminate exteriors of
buildings, signs, other structures, or
landscaping shall be directed and
screened so the glare is not visible
from anywhere off the property.
Flashing lights are not to be used for
exterior illumination of buildings,
signs, other structures, or land-
scaping.
6. Inspections of a facility or ac-
tivity for purposes of enforcing
compliance with these performance
standards are to be conducted by the
Zoning Officer on his or her own
initiative, on receipt of a complaining
petition, or upon direction by com-
petent public authority,
APPENDIX A
DESIGNATED' BUSINESS
DISTRICTS
Business districts are shown on the
Zoning Map as insets 1, 2, 4, 5 and 6
and are described in Appendix C.
APPENDIX B
Authorized Development Districts of
Ulysses Township
DEVELOPMENT DISTRICT NO. 1
1. This district shall be known as
Development District No. 1.
2. The purposes for which the district
may be used are as follows:
a. Campsites
b. Living accommodations for
campers shall be either tents, travel
trailers, motor homes or pick-up
campers or vehicles built with the
intent to be used as such. Travel
trailers are defined as: a vehicular
portable structure built on a chassis
designed to be used as a temporary
dwelling for travel, recreational and
vacation uses; subject to highway
regulations as a travel trailer. This is
in contrast to a mobile home unit
which is much larger and which is not
frequently moved and when it is
moved, is generally pulled by a truck.
c. No campsite shall be occupied
for more than seven months in any
calendar year by the same camper
and his living accommodations. There
shall be no permanent residence on
the camp grounds as described in this
Development District.
3. AREA OF THE DISTRICT
The area of said district shall be
approximately 83 acres fronting on
Kraft Road in said Town, bounded and
described as follows:
ALL THAT TRACT OR PARCEL
OF LAND situate in the Town of
Ulysses, County of Tompkins and
State of New York, and being part of
Military Lot 16 in said Town and
bounded and described as follows:
BEGINNING at a point in the
center line of Kraft Road ap-
proximately 2,643 feet from the west
line of Military Lot 16;
THENCE south parallel to the
west line of Military Lot 16 ap-
proximately 2,061 feet to the south line
of Military Lot 16;
THENCE west along the said
south line of Military Lot 16 ap-
proximately 2,643 feet to the west line
of said Military Lot 16 (being the east
line of Military Lot 15);
THENCE north along the west
line of Military Lot 16 approximately
1,188 feet to a point;
THENCE northeasterly along a
hedgerow and woodlot about 528 feet;
THENCE in a southeasterly
direction along the said hedgerow and
woodlot about 462 feet;
CONTINUING THENCE in a
southeasterly direction along the said
hedgerow about 792 feet to a second
hedgerow which runs north and south;
THENCE north along the said
second hedgerow about 792 feet to a
third hedgerow which runs east and
west;
THENCE east along said third
hedgerow about 462 feet;
. THENCE north about 350 feet to
the center line of Kraft Road;
THENCE east along the center
line of Kraft Road about 462 feet to the
point of BEGINNING.
SUBJECT TO existing and public
rights within the lines of said Kraft
Road.
BEING a part of the premises
conveyed to Charles Lueder, Jr. and
Jeanne W. Lueder by J. Warren Chase
Individually and as Administrator of
the Estate of Ida May Chase, also
known as Ida W. Chase, Mabelle C.
Griffin and Amelia Chase by deed
dated September 2, 1941 and recorded
the sameday in the Tompkins County
Clerk's Office in Liber 261 of Deeds at
page 340.
4. SPECIFICATIONS FOR CAMP-
SITES
a. No site shall be closer than
50 feet to another campsite.
b. No site shall be constructed
closer than 50.0 feet to the highway.
c. No vehicle shall be parked
closer than 400 feet to the public high-
way for more than a two hour period.
Page 11
d. No site shall be closer than. loo
feet to the south and east lines of the
Lueder barn.
e. The gate house shall be at least
200 feet back from Kraft Road.
f. All roads within the district
shall be at least 12 feet in width,
properly marked with the necessary
warning signs.
g. Each campsite shall have a
designated area for campfire and be
located cleared and protected in
accordance with recommendations of
the Trumansburg Fire Chief.
h. Fences or tightly grouped
shrubs shall define the south and east
lines of the district so as to effectively
prevent travel of campers upon ad-
jacent property.
5. SEWAGE AND GARBAGE
DISPOSAL
a. Sewage and garbage disposal
shall meet all requirements of the
Tompkins County Health Depart-
ment.
b. Rodent tight refuse containers
shall be provided so that there shall be
a minimum of one container for every
four campsites.
c. There shall be absolutely n,
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 Tom-
pkins 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 18 square feet in area is
authorized referring to the use of thf
premises. Said sign shall not be sell
illuminating and the bottom of said
sign shall not be more than five (5)
feet from the ground.
9. COMMERCIAL SALES
There shall be no commercial
sales in this district except the sales of
firewood, charcoal, or other fuel to be
used for camp purposes, and an in-
ventory of miscellaneous and sundry
items for the accommodation and use
of campers and their guests.
DEVELOPMENT DISTRICT NO. 2
I. This district shall be known as
Development District No. 2.
2. The purposes for which the
district may be used are as follows:
a. The construction of a
research building for Babcock
Poultry Farm, Inc., said building to
be 72 feet by 32 feet in width 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
Development Area hereinafter
described shall be subject to the
approval of the Planning Board and
the Town Board of the Town of
Ulysses after Public HHearing.
c. There shall be no chicken
houses, breeding of chickens, or sale
of chickens in said Development
District.
3. AREA OF THE DISTRICT
The area of said district shall be
approximately 20 acres fronting on
Route 96 and bounded and described
as follows:
BEGINNING at a pipe
marking the intersection of the south
line of Cold Springs Road with the
easterly line of New York State Route
96 running from Trumansburg to
Jacksonville; thence running S 83
degrees 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 and wife as con-
veyed by the deed recorded in the
Tompkins County Clerk's Office
March 1, 1956, in Book 3W) of Deeds at
page 412; thence running S 17 degrees
40 minutes W and along a westerly
line of Bates 100 feet to a pipe; thence
running S 55 degrees 10 minutes W and
along a westerly line of said Bates
parcel, 267 feet to an iron pipe; thence
running S 14 degrees 20 minutes E and
along southerly line of said Bates 231
feet to iron pipe; thence running north
86 degrees 55 minutes E 545 feet to
iron. pipe; thence running S 9 degrees
30 minutes W and along a further
westerly line of Bates 139 feet to a
fence line ; thence running S 31
degrees 45 minutes W and along lands
now or formerly of Raymond Swart-
wood 149.8 feet to an iron pipe; thence
running N 83 degrees W along an old
fence line marking premises now or
formerly of Gi:ilispie heirs 183.5 feet to
a pipe; thence running S 6 degrees 45
minutes W and along a westerly line of
said Gillispie heirs marked by a fence,
278.8 feet to a pipe; thence running S
84 degrees 30 minutes 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 24 degrees
23 minutes W and along the easterly
line of said Highway about 119 feet to
an iron pipe; thence running 31
degrees 38 minutes W and along the
easterly line of said Highway 1225 feet
to the pipe marking the point or place
of beginning.
4. SPECIFICATION FOR SAID
DISTRICT
a. An incinerator shall be
provided by the Babcock Poultry
Farm, Inc., if same is needed to
eliminate odors in the area. Said in-
cinerator 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 Department.
c. Drinking water shall be
provided and conform to the Tom-
pkins County Health Department's
standards.
d. The entire district shall be
kept free and clear of all litter and
maintained in a neat and orderly
manner and landscaped in keeping
with the surrounding area and
especially a landscape of the parking
area.
5.SIGNS
Page 12
Two signs or bulletin boards
not exceeding 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 Zoning Map
INSET 1
All that tract or parcel of 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,
thence, northwesterly along the north
line of Rabbit Run Road to the south-
west corner of the Fair Grounds;
thence easterly along the southwest
boundary of the Fair Grounds to -the
point of, beginning. On the east side of
Route 96 commencing at the in-
tersection of the Duddieston Road and
Route 96 and moving northerly 1,700
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 the east side of Route 96
for 1,610 feet, thence west for 600,
north for 91 feet, thence west for 250
feet to the east side of the Halseyville
Road, thence north for 1,330 feet to the
intersection of the Halseyville Road
ar:d Route 96.
INSET 3 Babcock's Development
District described in Appendix B.
Description of approved additions to
the district are on file at the Town
Hall_
INSET 4 Beginning at the south in-
tersection of Route 96 and the South
Jacksonville Road, and moving south
on the west side of Route 96 to the
southern most line of Lot No. 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
Jacksonville Road for 121 feet, plus or
minus, thence northerly 37 feet to a
point on Lot No. 25-6-16 as shown on
the Tax Map, thence westerly 213 feet,
following the southern most line of Lot
No. 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 following
the northern most lot line of Lot No.
25-3-8, as shown on the Tax Map.
Thence across the North Jacksonville
Road, moving easterly and following
the northern most lot line of Lot No.
25-4-25 for 490 feet, plus or minus,
thence south for 170 feet, thence
southwesterly for 420 feet, plus or
minus, following the northern most
line of Lot No. 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
io and through the intersection of the
Van Dorns Corners Road, on south to
the northern most lot line of Lot No.
34-3-13, as shown on the Tax Map -
From the southeastern intersection of
the Perry City Road and Route 96,
south to the most southern lot line
being 300 feet deep of Lot No. 34-2-8, as
shown on the Tax Map. At the nor-
thwest intersection of Route 96 and the
Perry City Road all of the Lot No. 26-2-
14.1, as shown on the Tax Map. At the
northeast intersection of the Perry
City Road and Van Dorns Corners
Road. moving 300 feet along the east
property line of Lot No. 26-2-14.2,
thence westerly 450 feet, plus or
mitrus, to center of the branch of
Willow Creek, thence southwesterly
340 feet plus or minus, to the nor-
theasterly line of the highway tine 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 Goo feet on the east
side of Route 96 being 300 feet deep, on
the west side of Route 96, beginning at
the southern lot line of Lot No. 33-4-3.3,
as shown on the Tax Map, south for
600 feet, being 300 feet deep.
INSET 7
Development District No. 1
and is described in Appendix B.
INSET 8 Located on south side of
Swamp College Road and being all of
Tax Map Parcel No. 25-6-1, as shown
on county Tax Map. (Mobile Home)
INSET 9
Located on southwesterly side
of New York State Route 96 and being
all of Tax Map Parcel No. 26-3-8.3, as
shown on county Tax Map. (Mobile
Home)
INSET 10
1. Located at southeasterly
corner of Cold Springs Road and
Podunk Road and being all of Tax
Map Parcel No's. 21-1-1 and 21-1-1.1,
as shown on county Tax Map.
(Podunk Ski Shop)
2. Located on west
side of Podunk Road opposite Cold
Springs Road and being all of Tax
Map Parcel No. 22-5-2, as shown on
county Tax Map.
INSET 11 Located on south side of
Terrell Road and being all of Tax Map
Parcel No's. 21-3-3.13 and 21-3-3.16, as
shown on county Tax Map. (Mobile
Home)
NOTE - Dimensions are not given for
Insets 8, 9, 10 and- 11 since they are
shown on insets and tax maps and all
follow tax map parcel lines of tax
maps dated 5-1-77.
Page 13
MOBILE HOME
PARK OR DINANCE
TOWN OF ULYSSES
For the purpose of promoting the
health, safety, morals and general
welfare of the inhabitants of the Town
of Ulysses, the use of Mobile Home
Parks is hereby regulated.
ARTICLE I
ESTABLISH MENT OF
MOBILE HOME PARKS
SECTION I AUTHORIZATION
Any person or company wishing to
establish a Mobile Home Park in the
Town of Ulysses must apply to the
Town Board for a Development
District. (See Article IV, Section 5 of
the Town of Ulysses Zoning Ordinance
for procedure.)
Mobile Home Parks are allowed only
in Development Districts.
SECTION 2 DEFINITIONS
MOBILE HOME PARK A parcel of
land containing two or more mobile
homes.
MOBILE HOME A transportable
single family dwelling unit, suitable
for year-round occupancy, of not less
than 720 so. ft. overall dimensions.
LOT Parcel of land occupied by or
available for one mobile home.
LOT SIZE 7,5W sq. ft. of land is
required to accommodate one mobile
home and the other open spaces as
requires by this ordinance.
LOT LINE The boundary line of a lot.
FAMILY An individual, or two or
more pe-sons related by blood,
marriage, or adoption, or including
foster children occupying a dwelling
and living as a single household. For
Purposes of this ordinance, a family
may also consist of not more than
three unrelated individuals occupying
one dwelling. The two definitions
cannot be combined.
DWELLING A mobile home used
wholly for habitation by one family.
BUILDING Any structure having a
roof supported by columns, posts or
walls.
ACCESSORY BUILDING 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.
MOBILE HOME STAND The con-
crete base on which a mobile home is
placed.
SECTION 3 LICENSE REQUIRED
FOR MOBILE HOME PARK
OPERATION
It shall be unlawful for any person to
operate or maintain or permit to be
operated or maintained upon any
property owned or controlled by him,
a mobile home park without having
first secured a license. The license
becomes effective from the date of
issuance through the 31st day of the
next December. No license shall be
transferable or assignable and must
be renewed each year.
SECTION I LICENSE FEE
The annual license fee for each mobile
home park shall be $2 ttwo dollars
for each mobile home lot with a
minimum charge of $20.
SECTION 5 APPLICATION FOR
PARK OPERATION LICENSE
Application shall be in writing to the
ZONING OFFICER and shall contain
the following _
a Name and address of the ap-
plicant and name and address of the
owner if someone other than the
applicant.
b. The location and legal
description of the mobile home park.
c. A plan of the mobile home park
drawn to scale indicating location and
dimensions of mobile home spaces,
buildings, roads, and other facilities.
d. Such other information as may
be required to determine compliance_.
with this ordinance.
SECTION. 6 ISSUANCE OF
OPERATION LICENSE
The Zoning Officer shall inspect the
Mobile Home Park and transmit the
application to the Town Board
Page 1
together with a written recom
mendation.
The Town Board shall -approve or
reject the application taking into
consideration:
1. Whether the Park conforms to
all regulations of the Mobile Home
Park Ordinance.
2. Whether the Park is built ac-
cording to the specifications approved
for it in the Development District.
After the action by the Town Board
the application shall be filed with the
Town Clerk who shall notify the ap-
plicant in writing of the action taken.
If the application is approved, the
Town Clerk shall issue a license to
become effective from the date of
issuance to the 31st day of the next
December.
SECTION 7 RENEWAL OF
OPERATION LICENSE
Application for renewal of any Mobile
Home Park License shall be filed with
the Town Zoning Officer on or before
December 1st of each year. Upon
inspection of the Park. the Zoning
Officer shall determine if there'are
violations of the ordinance.
In the event there are violations, they
must be charged in accordance with
Section 9 (Enforcement) and the
license shall not be renewed until such
violations are resolved in accordance
with the provisions of Section 9_
If there are no violations. the Zoning
Officer shall present the application
for renewal to the Town Board for
their approval.
SECTION 8 MODIFICATION OF
LICENSED MOBILE HOME PARK
A new Development District must be
applied for to request enlarging or
modifying a licensed :Mobile Home
Park.
SECTION 9 ENFORCEMENT
This Ordinance shall be enforced by
the Zoning Officer of the Town of
Ulysses. It shall be the duty of the
ZONING OFFICER to inspect all
Mobile Home Parks once a month.
Upon determination by the En-
forcement Officer that there has been
a violation of this ordinance or
regulations issued thereunder. :he
Enforcement Officer shall give notice
Of such violationlsi in the following
manner:
a. The notice shall be in writing
b. The notice shall include a
statement of the reasons for its
issuance.
C. The notice shall state a
reasonable time for the performance
of any act(s) necessary for com-
pliance.
d. The notice shall contain an
outline of remedial action which, if
taken, will effect compliance.
e. The notice shall be served by
Certified mail directed to the licensee
of the licensed premises as stated in
the application and such notification
shall be deemed sufficient legal notice
under this ordinance.
Any person affected by any notice
c: hich has been issued in connection
with the enforcement of this or-
dinance 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 setting forth a statement
of the grounds therefor within ten (10 )
days after receipt of the notice. The
filing of the request for a hearing shall
serve to stay the notice. Upon receipt
of said petition, the Town Board shall
set a time and place for a hearing. A
public notice must appear in the of-
ficially designated newspaper 10 days
before the date of the hearing. The
petitioner shall receive a written
notice designating place and time of
the hearing.
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 of this ordinance.
Upon failure to comply with an order
sustaining or modifying a notice, the
license of the mobile home park af-
fected by the order shall be revoked.
Upon the revocation of such license,
the premises shall cease to be used for
the purpose of a mobile home park,
and all mobile homes shall be
removed from the premises within
thirty (30) days.
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 Town Clerk.
Whenever -the Zoning Officer finds
conditions which adversely affect the
public health, the county Health
Department is immediately notified.
SECTION to DESIGN
REQUIREMENTS
a. General Requirements
The following requirements
must be inspected and approved by
the designated Town engineer during
the time of construction of the Park
and before an application for
operation license is submitted to the
Town Board.
b. Soil and Ground Cover
Condition of soil, ground
water level, drainage and topography
shall not create hazards to the
property or the health and safety of
the occupants. The ground surface in
all parts of any mobile home park
shall be graded and equipped to insure
rapid drainage and freedom from
stagna t pools of water. Gutters,
culverts, catch basins, drain inlets,
storm sewers, and other satisfactory
drairsge systems shall be used
whenever necessary.
c. Areas for Non-residential Use
If facilities are provided for
servicing, maintenance and
management, including laundry
facilities, said facilities shall be
landscaped with trees and shrubs and
shall provide adequate off-street
parking space and shall be adequately
maintained, cleaned and improved.
d. Density and Mobile Home Lot
Size
The maximum density of a
mobile home park shall be five (5)
mobile home lots per gross acre of
area included in said park. Mobile
home lots shall generally be a
minimum of 7,500 square feet in area
with a width of 60 feet. In special
cases, to encourage unusual park
layout, or where park design provides
for wider streets or more usable
recreation or public open space than
required by this ordinance, 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 6,500
square feet nor the lot width be
reduced below 50 feet.
e. Separation Between Mobile
Homes
There shall be a separation
space of at least 30 feet between a
mobile home and any other mobile
Page 2
home on an adjacent lot. Expandable
rooms, enclosed patios, garages or
structural addition patios, car -ports
and individual storage facilities shall
be included as a part of the mobile
home in determining separation and
clearance.
f. Setbacks, Buffer Strips and
Screening
All mobile homes shall be
located at least 35 feet from any park
boundary line. A minimum distance of
20 feet shall be maintained between
any mobile home and the nearest
pavement edge of an adjoining park
street. Mobile home parks shall
screen the park boundary as required
by the Town Board.
g. Recreational Areas
In all parks accommodating
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.
h. Park Streets
1. General Requirements:
The internal street system
in a mobile home park shall be
privately owned, constructed and
maintained, and shall be designed for
safe and convenient access to all
spaces and facilities intended for use
by park occupants. Alignment and
gradient shall be adapted to the
topography, to safe movement of
anticipated traffic, and to satisfactory
control of surface and ground water.
2. Street Widths:
Street width shall meet the
following minimum requirements:
a. Internal Streets
One way, parking one side
only 22 feet wide
Two way, parking one side
only 32 feet wide
b. Access Streets
At points where general
traffic enters or leaves the park.
regardless of widths specified 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
15 feet of the right-of-way of public
street.
c. Dead End Streets
Dead end streets shall meet
the requirements as specified above
and shall be provided with a tur-
naround.
3. Illumination of Streets
All parks shall be furnished
with lighting units, either overhead,
side lights, or a combination of both,
so spaced and equipped as to provide
for the safe movement of pedestrians
and vehicles.
4_ Street Construction and
Design Standards
a. Surface:
All streets shall be
provided with a 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.
b. 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.
c. Intersection
Street intersections shall
be approximately right angles. Off-
sets at intersections and intersections
of more than two streets at one point
shall be avoided
i. Off Street Parking
Off-street parking areas %ball
be provided in all mobile home packs
for the use of park occupants and
guests.
j. Walks
1. Common Walk System
All common walkways shall
be provided with a smooth hard
surface and shall have a minimum
width of three (3) feet
2. Individual Walks
All mobile home stands
shall be provided with a walkway
leading from the stand to the street or
to a driveway 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.
k. Mobile Home Stands
Each mobile home lot shall be
provided with a mobile home stand
capable of containing a mobile home
in a stable position, and be securely
anchored to the ground.
The mobile home stand shall
be constructed of either an im-
penetrable material at least six inches
in thickness or surfaced with a layer
of uniform size crushed 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 ex-
ceed one and one-half feet and the
surrounding land shall be graded to
provide drainage away from said
stand.
1. Storage Areas
An enclosed storage facility
not exceeding 180 square feet of
storage space may be 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 requirements of
Section 10. e. of this ordinance.
SECTION 11 WATER SUPPLY
SYSTEM
a. An adequate and safe supply of
water shall be provided in each
mobile home park. All water supply
systems shall be approved and in-
stalled as per plans approved by the
Tompkins County Board of Health_
b. The water supply shall be of
such quality and supply as required
by the Tompkins County Health
Department.
SECTION 12 SEWAGE DISPOSAL
AND DISCHARGE
a. 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 public sewage
disposal system is not available, an
adequate private system shall be
provided and installed with the ap-
proval of the Tompkins County Board
of Health.
b. Each mobile home lot shall be
provided with a sewer as approved by
above.
c. Surface drainage shall be
diverted away from the riser.
d. Sewer connections in unoc-
cupied mobile home lots shall be so
closed that they will not emit any
odors nor cause any unsanitary
Page 3
conditions.
SECTION 13 ELECTRICAL
DISTRIBUTION SYSTEM
a. All mobile home parks shall be
provided with an 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.
b. Power lines shall be located at
least 18 inches below the ground
surface where soil structure permits.
and one foot from all water, sewer.
gas, or communications lines.
c. Each mobile home lot •shall
have an approved disconnecting
device and over -current protective
equipment.
d. Outlet receptacles at each
mobile home lot shall be of the
polarized type %vith grounding con-
ductors and shall be of waterproof
construction.
SECTION 14 FUEL SUPPLY AND
STORAGE
Safe storage of regwred fuels shall be
installed and maintained in ac-
cordance with applicable codes and
regulations governing such systems.
This applies both to individual mobile
home installations and park systems
installed to pipe fuel to individual
homes from a common fuel supply.
The following applies especially to
individual mobile home installations.
a. Natural Gas System
Piped gas shall have ap-
proved manual snut off valve and gas
outlet shall be equipper with a safer
cap to prevent accidental discharge of
gas when outlet is not in use.
b. Liquified Petroleum Gas
System
LPG systems shall have
safety devices co relieve excessive
pressures and shall have at least one
accessible gas snot off valve located
outside the mobile home. LPG con-
tainers installed on a mobile home lot
shall be.securely fastened to prevent
accidental overturning and not o
exceed 500 gallon capacity.
c. 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 ?775 gallon capacity.
SECTION 15 REFUSE HANDLING
a. Storage, collection and
disposal of refuse in a mobile home
park shall create no health hazards,
rodent harborage, 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.
b. Any garbage containers on an
individual mobile home lot must not
be exposed. They must be kept in a
storage building or in the mobile
home.
c. 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 burning
on the site is prohibited.
SECTION 16 INSECT AND
RODENT CONTROL
a. Grounds, buildings and
structure shall be kept free of insects,
vermin and rodents.
b. Mobile home parks shall
control the growth of brush, weeds
and grass and yards shall be main-
tained in good condition at all times.
c. If not done by the resident of
the park, the park operator must
maintain general ground care.
SECTION 17 FIRE PROTECTION
a. The mobile home park shall be
subject to the rules and regulations of
any Town of Ulysses Fire Company.
b. Mobile home parks shall be
kept free of litter, rubbish and other
flammable materials.
c. Fires shall be made only in
stoves and other equipment intended
for that purpose.
d. If a public water supply is
available, fire hydrants shall be
provided as required by the Town
Board.
SECTION is MISCELLANEOUS
REQUIREMENTS
a. Restrictions on Occupancy
1. A mobile home shall not be
occupied for dwelling purposes unless
it is properly placed on a mobile home
stand and connected to water,
sewerage and electrical facilities.
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 Standard Association
Code or Mobile Home Manufacturers
Association Standards for Plumbing,
Heating and Electrical Systems, or
any state -administered` code insuring
equal or better plumbing, heating and
electrical installation.
b. Responsibilities of Park
Management
1. The person to whom a
license for a mobile home park is
issued shall operate the park in ac-
cordance with this ordinance and
regulations 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.
2. The park management
shall notify park occupants of all
applicable provisions of this or-
dinance and inform them of their
duties and responsibilities under this
ordinance and regulations issued
hereunder.
3. The park management
shall supervise the placement of each
mobile home on its mobile home stand
which includes securing its stability
and installing all utility connections.
4. The park management
shall maintain a register containing
the names of all park occupants. Such
register shall be available to any
authorized person inspecting the
park.
5. The park management
shall notify the health authority im-
mediately of any suspected com-
municable disease within the park.
6. The park management
shall regulate the control of all pets.
c. Responsibilities of Park Oc-
cupants
1. The park occupant shall
comply with all applicable
requirements of this ordinance 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.
Page 4
2. The park occupant shall F
responsible for proper placement
his mobile home on its mobile home
stand and proper installation of all
utility connections in accordance with
the instructions of the park
management.
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 struc-
tural additions, patios, carports and
individual storage facilities shall
provide a finished exterior ap-
pearance.
SECTION 19 ISSUANCE OF
LICENSE NOT TO WAIVE COM-
PLIANCE WITH OTHER
STATUTES AND ORDINANCES
The issuance of a mobile home license
pursuant 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 29 PENALTIES
Any person, firm or corporation who
violates any provision of this or-
dinance shall be guilty of an offense
and subject to a fine of not more than
two hundred fifty 2N) dollars, and
every week such violation exists shall
constitute a separate 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.
SECTION 21 EFFECT ON PAR-
TIAL INVALIDITY
Should any section or provision of this
ordinance be declared invalid for any
reason whatsoever. such decision
shall not effect the remaining portions
of this ordinance which shall remain
in full force and effect.
SECTION 22 INTERPRETATIOti
OF ORDINANCE
In their interpretation and ap-
plication, the provisions of this or-
dinance shall be held to be minimum
requirements. Whenever the
requirements of this ordinance are at
variance 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 23 EFFECTIVE DATE
This ordinance shall be in force and
effect upon adoption and publication
as required by law.
Page 5
MOBILE HOME
PARK O-R DINANCE
TOWN OF ULYSSES
For the purpose of promoting the
health, safety, morals and general
welfare of the inhabitants of the Town
of Ulysses, the use of Mobile Home
Parks is hereby regulated.
ARTICLE I
ESTABLISH MENT OF
MOBILE HOME PARKS
SECTION 1 AUTHORIZATION
Any. person or company wishing to
establish a Mobile Home Park in the
Town of Ulysses must apply to the
Town Board for a Development
District. (See Article IV, Section 5 of
the Town of Ulysses Zoning Ordinance
for procedure.)
Mobile Home Parks are allowed only
in Development Districts.
SECTION 2 DEFINITIONS
MOBILE HOME PARK A parcel of
land containing two, or more mobile
homes.
MOBILE HOME A transportable
single family dwelling unit, suitable
for year-round occupancy, of not less
than 720 sq. ft_ overall dimensions.
LOT Parcel of land occupied by or
available for one mobile home.
LOT SIZE 7,500 sq. ft. of land is
required to accommodate one mobile
home and the other open spaces as
required by this ordinance.
LOT LINE The boundary line of a lot.
FAMILY An individual, or two or
more persons related by blood,
marriage, or adoption, or including
foster children occupying a dwelling
and living as a single household. For
purposes of this ordinance, a family
may also consist of not more than
three unrelated individuals occupying
one dwelling. The two definitions
cannot be combined.
DWELLING A mobile home used
wholly for habitation by one family.
BUILDING Any structure having a
roof supported by columns, posts or
walls.
ACCESSORY BUILDING 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.
MOBILE HOME STAND The con-
crete base on which a mobile home is
placed.
SECTION 3 LICENSE REQUIRED
FOR MOBILE HOME PARK
OPERATION
It shall be unlawful for any person to
operate or maintain or permit to be
operated or maintained upon any
property owned or controlled by him,
a mobile home park without having
first secured a license. The license
becomes effective from the date of
issuance through the list day of the
next December. No license shall be
transferable or assignable and must
be renewed each year.
SECTION I LICENSE FEE
The annual license fee for each mobile
home park shall be $2 (two dollars)
for each mobile home lot with a
minimum charge of $20.
SECTION 5 APPLICATION FOR
PARK OPERATION LICENSE
Application shall be in writing to the
ZONING OFFICER and shall contain
the following:
a. Name and address of the ap-
plicant and name and address of the
owner if someone other than the
applicant.
b. The location and legal
description of the mobile home park.
c. A plan of the mobile home park
drawn to scale indicating location and
dimensions of mobile home spaces,
buildings, roads, and other facilities.
d. Such other information as may
be required to determine compliance
with this ordinance.
SECTION 6 ISSUANCE OF
OPERATION LICENSE
The Zoning Officer shall inspect the
Mobile Home Park and transmit the
application to the Town Board
Page t
together with a written recom-
mendation.
The Town Board shall approve or
reject the application taking into
consideration:
t. Whether the Park conforms to
all regulations of the Mobile Home
Park Ordinance.
2. Whether the Park is built ac-
cording to the specifications approved
for it in the Development District.
After the action by the Town Board
the application shall be filed with the
Town Clerk who shall notify the ap-
plicant in writing of the action taken.
If the application is approved, the
Town Clerk shall issue a license to
become effective from the date of
issuance to the 31st day of the next
December.
SECTION 7 RENEWAL OF
OPERATION LICEtiSE
Application for renewal of any Mobile
Home Park License shall be filed with
the Town Zoning Officer on or before
December 1st of each year. Upon
inspection of the Park- the Zoning
Officer shall determine if there -are
violations of the ordinance.
In the event there are violations, they
must be charged in accordance with
Section 9 (Enforcement) and the
license shall not be renewed until such
violations are resolved in accordance
with the provisions of Section 9.
If there are no violations. the Zoning
Officer shall present the application
for renewal to the Town Board for
their approval.
SECTION S MODIFICATION OF
LICENSED MOBILE HONIE PARK
A new Development District must be
applied for to request enlarging or
modifying a licensed Mobile Home
Park_
SECTION 9 ENFORCEMENT
This Ordinance shall be enforced by
the Zoning Officer of the Town of
Ulysses. It shall be the duty of the
ZONING OFFICER to inspect all
Mobile Home Parks once a month.
Upon determination by the En-
forcement Officer that there has been
a violation of this ordinance or
regulations issued thereunder, the
Enforcement Officer shall give notice
of such violationts) in the following
manner:
a. The notice shall be in writing
b. The notice shall include a
statement of the reasons for its
issuance.
C. The notice shall state a
reasonable time for the performance
of any act(s) necessary for com-
pliance.
d. The notice shall contain an
outline of remedial action which, if
taken, will effect compliance.
e. The notice shall be served by
Certified mail directed to the licensee
of the licensed premises as stated in
the application and such notification
shall be deemed sufficient legal notice
under this ordinance.
Any person affected by any notice
::hich has been issued in connection
with the enforcement of this or-
dinance 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 setting forth a statement
of the grounds therefor within ten (10)
days after receipt of the notice. The
filing of the request for a hearing shall
serve to stay the notice. Upon receipt
of said petition, the Town Board shall
set a time and place for a hearing. A
public notice must appear in the of-
ficially designated newspaper to days
before the date of the hearing. The
petitioner shall receive a written
notice designating place and time of
the hearing.
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 of this ordinance.
Upon failure to comply with an order
sustaining or modifying a notice, the
license of the mobile home park af-
fected by the order shall be revoked.
Upon the revocation of such license,
the premises shall cease to be used for
the purpose of a mobile home park,
and all mobile homes shall be
removed from the premises within
thirty (30) days.
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 Town Clerk.
Whenever the Zoning Officer finds
conditions which adversely affect the
public health, the county Health
Department is immediately notified.
SECTION 10 DESIGN
REQUIREMENTS
a. General Requirements
The following requirements
must be inspected and approved by
the designated Town engineer during
the time of construction of the Park
and before an application for
operation license is submitted to the
Town Board.
b. Soil and Ground Cover
Condition of soil, ground
water level, drainage and topography
shall not create hazards to the
property or the health and safety of
the occupants. The ground surface in
all parts of any mobile home park
shall be graded and equipped to insure
rapid drainage and freedom from
stagna pools of water. Gutters,
culverts, catch basins, drain inlets.
storm sewers, and other satisfactory
drairage systems shall be used
whenever necessary
c_ Areas for Non-residential Use
If facilities are provided for
servicing, maintenance and
management, including laundry
facilities, said facilities shall be
landscaped with trees and shrubs and
shall provide adequate off-street
parkingspace and shall be.adequately
maintained, cleaned and improved.
d_ Density and Mobile Home Lot
Size
The maximum density of a
mobile home park shall be five (5)
mobile home lots per gross acre of
area included in said park. Mobile
home lots shall generally be a
minimum of 7,500 square feet in area
with a width of 60 feet. In special
cases, to encourage unusual park
layout, or where park design provides
for wider streets or more usable
recreation or public open space than
required by this ordinance, 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 6,500
square feet nor the lot width be
reduced below 50 feet.
e. Separation Between Mobile
Homes
There shall be a separation
space of at least 30 feet between a
mobile home and any other mobile
Page 2
home on an adjacent lot. Expandable
rooms, enclosed 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.
f. Setbacks, Buffer Strips and
Screening
All mobile homes shall be
located at least 35 feet from any park
boundary line. A minimum distance of
20 feet shall be maintained between
any mobile home and the nearest
pavement edge of an adjoining park
street. Mobile home parks shall
screen the park boundary as required
by the Town Board.
g_ Recreational Areas
In all parks accommodating
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.
h. Park Streets
1. General Requirements:
The internal street system
in a mobile home park shall be
privately owned, constructed and
maintained, and shall be designed for
safe and convenient access to all
spaces and facilities intended for use
by park occupants. Alignment and
gradient shall be adapted to the
topography, to safe movement of
anticipated traffic. and to satisfactory
control of surface and ground water.
2. Street Widths:
Street width shall meet the
following minimum requirements:
a. Internal Streets
One way. parking one side
only 22 feet wide
Two way. parking one side
only 32 feet wide
b. Access Streets
At points where general
traffic enters or leaves the park.
regardless of widths specified 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 feet of the right-of-way of public
street.
c. Dead End Streets
Dead end streets shall meet
the requirements_ as specified above
and shall be provided with a tur-
naround.
3. Illumination of Streets
All parks shall be furnished
with lighting units, either overhead,
side lights, or a combination of both,
so spaced and equipped as to provide
for the safe movement of pedestrians
and vehicles.
4. Street Construction and
Design Standards
a. Surface:
All streets shall be
provided with a 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.
b. 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.
c. Intersection:
Street intersections shall
be approximately right angles. Off-
sets at intersections and intersections
of more than two streets at one point
shall be avoided.
i. Off Street Parking
Off-street parking areas sbail
be provided in all mobile home packs
for the use of park occupants and
guests.
j. Walks
i. Common Walk System
All common walkways shall
be provided with a smooth hard
surface and shall have a minimum
width of three (3) feet.
2. Individual Walks
All mobile home stands
shall be provided with a walkway
leading from the stand to the street or
to a driveway 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.
k. Mobile Home Stands
Each mobile home lot shall be
provided with a mobile home stand
capable of containing a mobile home
in a stable position, and be securely
anchored to the ground.
The mobile home stand shall
be constructed of either an im-
penetrable material at least six inches
-in thickness or surfaced with a layer
of uniform size crushed 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 ex-
ceed one and one-half feet and the
surrounding land shall be graded to
provide drainage away from said
stand.
1, Storage Areas
An enclosed storage facility
not exceeding 180 square feet of
storage space may be 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 requirements of
Section 10, e. of this ordinance.
SECTION 11 WATER SUPPLY
SYSTEM
a, An adequate and safe supply of
water shall be provided in each
mobile home park. All water supply
systems shall be approved and in-
stalled as per plans approved by the
Tompkins County Board of Health.
b. The water supply shall be of
such quality and supply as required
by the Tompkins County Health
Department.
SECTION 12 SEWAGE DISPOSAL
AND DISCHARGE
a. 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 public sewage
disposal system is not available, an
adequate private system shall be
provided and installed with the ap-
proval of the Tompkins County Board
of Health.
b. Each mobile home lot shall be
provided with a sewer as approved by
above.
c. Surface drainage shall be
diverted away from the riser.
d. Sewer connections in unoc-
cupied mobile home lots shall be so
Closed that they will not emit any
Odors nor cause any unsanitary
Page 3
conditions.
SECTION 13 ELECTRICA.
DISTRIBUTION SYSTEM
a. All mobile home parks shall be
provided with an 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.
b. Power lines shall be located at
least 18 inches below the ground
st:rface where soil structure permits.
and one foot from all water, sewer.
gas, or communications lines.
c. Each mobile home lot shall
have an approved disconnecting
device and over -current protective
equipment.
d. Outlet receptacles at each
mobile home lot shall be of the
polarized type with grounding con-
ductors and shall be of waterproof
construction.
SECTION 14 FUEL SUPPLY AND
STORAGE
Safe storage of required fuels shall be
installed and maintained in ac
cordance with applicable codes an
regulations governing such systems.
This applies both to individuzd mobile
home installations and park systems
installed to pipe fuel to individual
horses from a common fuel supply.
The following applies especially to
individual mobile home installations.
a. Natural Gas Svstem
Piped gas shall have ap-
proved 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.
b. Liquified Petroleum Gas
System
LPG systems shall have
safety devices to relieve excessive
pressures and shall have at least one
accessible gas shut off valve located
outside the mobile home. LPG con-
tainers installed on a mobile home lot
shall be securely fastened to prevent
accidental overturning and not to
exceed 500 gallon capacity.
c. 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 2r gallon capacity.
SECTION 15 REFUSE HANDLING
a. Storage, collection and
disposal of refuse in a mobile home
park shall create no health hazards,
rodent harborage, 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.
b. Any garbage containers on an
individual mobile home lot must not
be exposed. They must be kept in a
storage building or in the mobile
home.
c. 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 burning
on the site is prohibited.
SECTION 16 INSECT AND
RODENT CONTROL
a. Grounds. buildings and
structure shall be kept free of insects,
vermin and rodents.
b. Mobile home parks shall
control the growth of brush. weeds
and grass and yards shall be main-
tained in good condition at all times.
c- If not done by the resident of
the park, the park operator must
maintain general ground care.
SECTION 17 FIRE PROTECTION
a. The mobile home park shall be
subject to the rules and regulations of
any Town of Ulysses Fire Company.
b. Mobile home parks shall be
kept free of litter, rubbish and other
flammable materials.
c_ Fires shall be made only in
stoves and other equipment intended
for that purpose.
d. If a public water supply is
available, fire hydrants shall be
provided as required by the Town
Board,
SECTION 18 MISCELLANEOUS
REQUIREMENTS
a. Restrictions on Occupancy
1. A mobile home shall not be
occupied for dwelling purposes unless
it is properly placed on a mobile home
stand and connected to water,
sewerage and electrical facilities.
2. No space shall be rented
for residential use of a mobile home in
any mobile home park except for
periods of 3o days or more. No mobile
home shall be admitted to any park
unless it meets the requirements of
the American Standard Association
Code or Mobile Home Manufacturers
Association Standards for Plumbing,
Heating and Electrical Systems, or
any state-administered"code insuring
equal or better plumbing, heating and
electrical installation.
b. Responsibilities of Park
Management
1. The person to whom a
license for a mobile home park is
issued shall operate the park in ac-
cordance with this ordinance and
regulations 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.
2. The park management
shall notify park occupants of all
applicable provisions of this or-
dinance and inform them of their
duties and responsibilities under this
ordinance and regulations issued
hereunder.
3. The park management
shall supervise the placement of each
mobile home on its mobile home stand
which includes securing its stability
and installing all utility connections.
4. The park management
shall maintain a register containing
the names of all park occupants. Such
register shall be available to any
authorized person inspecting the
park_
5. The park management
shall notify the health authority im-
mediately of any suspected com-
municable disease within the park.
6. The park management
shall regulate the control of all pets.
c. Responsibilities of Park Oc-
cupants
1. The park occupant shall
comply with all applicable
requirements of this ordinance 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.
Page 4
2. The park occupant shall be
responsible for proper placement of
his mobile home on its mobile home
stand and proper installation of all
utility connections in accordance with
the instructions of the park
management.
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 struc-
tural additions, patios, carports and
individual storage facilities shall
provide a finished exterior ap-
pearance.
SECTION 19 ISSUANCE OF
LICENSE NOT TO WAIVE COM-
PLIANCE 4tiITH OTHER
STATUTES AND ORDINANCES
The issuance of a mobile home license
pursuant 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
anv other ordinance or regulations of
the Town of Ulvsses.
SECTION 20 PENALTIES
Any person, firm or corporation who
violates any provision of this or-
dinance shall be guilty of an offense
and subject to a £me of not more than
two hundred fifty • 250) dollars, and
every week such „oiation exists shall
constitute a separate 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.
SECTION 21 EFFECT ON PAR-
TIAL INVALIDITY
Should any section or provision of this
ordinance be declared invalid for an,,
reason whatsoever. such decision
shall not effect the remaining portions
of this ordinance which shall remain
in full force and effect.
SECTION 22 INTERPRETATION
OF ORDINANCE
In their interpretation and ap-
plication, the provisions of this or-
dinance shall be held to be minimum
requirements_ Whenever the
requirements of thi; ordinance are at
variance 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 23 EFFECTIVE DATE
This ordinance shall be in force and
effect upon adoption and publication
as required by law.
Page 5
Whereas, the Town of Ulysses .after due noz,ca =.rc puzj_c
nearing to consider the adoption of a zoning amendmenc purssanz
to Article X, Section 2 of the Town Ordinance and pursuant to
Town Law Section 264; and
whereas, aster due discsssion and =cvic:Y G �j
decided it to be in *he best interests of tta gown. co _`cpt same.
3e tt Resolv�e�d,, Enacted and Adopted as c Town Ordinance t ._s
11([
day or !P-L/ 1.992, tilat tfte Town Board
f
hereby enacts Amendment 43 creating -a defiaitian for Light
Indust_1 to be anactad and added as Article I, Section 3 of tte
iowZ! Zoning Ordinance to read as follows.
LIGHT INDU5TRY: Uses serving the needs of the commun-L"y =c=
industrial activitg which are not offensive to aearby
commercial or residential uses. Light Industry includes
manufacturing or assembly processes carried on completely
inside~ a building. Light Industry shall not produce any a=
the following adverse impacts:
oise^at a: level greater than typical street or tom:=c
---noise:
gasardous solids, liquids. or gases for emission to the
enviromnent- -
i o€fens%ve• odors or glare.
offensive vibration_
By Order of the '_own Board '
Marsha
Ulysses Town rTPrk — -- — - - -- -- - - -
�-
LEGAL NOTIC£
I & , - I Ll.
?
Whereas, the Town Of Ui'Ys3es after due notice aria pubic
hearing to consider the adoption of a zoning amendment pursuant
to Article X, Sections ? of the Town Ordinance and pursuant co
:u ja -' aw Section 264; and
Whereas, after due discussion and review the Saarc has
decided t to be in the best interests of the To:in to =uo �.r SaME,
R� �•
Be it Re5u1-/v/r{\c/�'{d) , EiiaCtcd and Ze'1�]NtClL�1(,c5 a -vwn vruif.c�_•�.•.:: __:_�
day of ' " , 1 9-2 , that: the TlDwa
hereby enacts fiend it #1 changing the title at Artic-le _V,
Section 3 to read Article IV, Section 3A - Business District?
be enacted and added to the Town Zoning Ordinance.
By Order of the Town Board
Marsha L. Georgia
Ulysses Town Clerk
�4 10 . (?)
I. Statement of Intent and Purpose
The purpose of this district is to provide appropriate areas
on or near major routes within the Town of Ulysses which would
permit the development and continued use of lands for ccmpar=ble
retai_, commercial, residential and light manufacturing uses. in
promoting the general purpose of this district, the specific
Lntent is:
a.; To encourage land uses that are characterized by close
residential areas and commercial usage to benefit residents,
customers and clients;
b.I `"o generally prohibit all development and the
establishment of any uses which would be hazardous,
o bjectiunable, or offensive relative to noise, vibration, dust,
smoke, odors, heat, glare, and the like and thus to protect the
public health safety and welfare and interests.
c.; To allow a generic classification for a commercial zone
that shall be used as part of a comprehensive planning. too? for
the community as a whole.
d.) To provide for alternatives to use of the existing
districts.
e.) To allow review by the Planning Board and Town Board to
provide an orderly and thoughtful review of a particular
development plan.
f.) To provide a vehicle for setting conditions on any
development in the zone consistent with good planning and needful
purpose.
g.) To provide the Town of Ulysses with more reasonable
Whereas, the Town of Ulysses after due notice and public
hearing to consider the adoption of a zoning amendment pursuant
to Article X, Section Z of the Town Ordinance and pursuant to
Town maw Section 254; and
Whereas, after due discussion and review the Board has
decided it to be in the best interests of the Town to adopt same
based on finding set forth in the Statement of intention herein,
Whereas, the Town. of Ulysses Town Board has determined _hat
SEAR will be in_t_ated as a Type : action under SEQR 5I7.114Bl
when generic 82 is applied to "Ulysses Town Zoning Flap.
Be zt Resolved, Enacted and Adooted as a Town Ordinance this
4th day of uav 1992, that the Town Board
hereby enacts Amendment #2 creating Business DistridtV__ ;3211 to
be enacted and added as Article iv, Section 3B of the Town Zoning
Ordinance to read as follows:
control over sizeable commercial development and allow *er future
development expansion in logical areas consistent with organized
Town growth, Jobs creation, and increase in tax base of the
community as a whole.
h.- To provide a new zoning category for light industry.
Is. Permitted Uses
in the business zone 2, no building shall be erected.
altered or extended :mod no land or building or part thereof shall
be used for other than one or more of the following uses and only
after approval of 'a "Development Piano in connection therewith as
set forth herein:
1.) Permitted uses are:
a) Dse permitted by Artie e I4'. Section 1.
b) Retail store.
c) Business office or professional office/4A45�4 &
d) Restaurant or other place for serving food or beverages.
e) Bank or other monetary institution.
f) Light Industry.
g) Theater or other indoor amusements, or other places of
indoor public assembly.
h) Motel or hotel.
?.) Permitted uses with SPECIAL PERMITS from the Town Board.
a) Establishments ordinarily operating between the hours of
11.: 00 pm and 5 : CO am.
b) Vehicle fx Boat Sales.
c) Vehicle rental & related service areas.
The criteria being impact on the neighborhood by light,
noise and traffic.
IIZ. Development Plan Process
No "Development Plan" shall be approved or building permit
Issued except after the following process:
Al The applicant shall first submit said Development °'rn
to the Town Board, which may in its discretion refer same to the
rr
Ulysses Planning Board to be reviewed by them, in which case _ e
Planning Board's written recommendations shall be forwarsed to
tte Ulysses Town Board within 60 days of submission zo the
Planning Board. Recommendations of the Board are non -binding on
t_he Town Board.
B; The application to Planning Board and Town Board for c
"Development Plan" must include the following:
_. All elements integral to the proposed developments as
considerednecessary including identification of any federal,
state, or county permits required for the projects' execution.
Z. All State Environmental Quality Review Act documents and
rules applicable thereto.
3. A general site plan showing but not limited to the
following:
a. Title of drawing including name and address of
applicant and person responsible for preparation of the drawing.
b. North arrow, scale, and date.
c. Boundaries of the property plotted to scale.
d. Existing watercourses.
e. Grading and drainage plan, showing existing and proposed
contours.
<y)
�. Location, proposed use, and height of al buildings,
including the square footage of each type of use proposed for the
site, such as: retail, commercial, office, etc-
9- Location, design, and construction materials of all
Park -Jig and truce loading areas, showing access and egress, and
location, size and configuration of parking, roads, and
buildings.
h. Provision for pedestrian access.
Location of outdoor storage, if any.
j. Location, design, and construction materials of all
existing or proposed site improvements, Including drains,
culverts, retaining wall, and fences.
k. Description of the methods of waste disposal and
'•ocation, design, and construction materials of Such facilities.
1. Description of the method of securing water and
location, design, and construction materials of such facilities.
m. Location of fire and other emergency zones, inrlt_ding
the location of fire hydrants:
n. Location, design, and construction materials of all
energy distribution facilities, including electrical, gas, and
solar energy.
o. Location, size, and design of all signs including
lighting.
p. Location and proposed development of all buffer areas,
including existing vegetative cover.
q. Location and design of outdoor Lighting facilities.
r. Designation of the amount and location of building area
h
s
proposed nor each activity type.
S. Landscaping plan to show the treatment of landscaping
for the site, including buffers_ Thislandscaping plan will also
indicate the phasing of the necessary improvements, tnc_-Using
'andscaping, for the sire.
_. s-chitectural renderings showing typical elevations of
the proposed buildings. Architectural -requirements :Yiil alsG `
stated in Narrative `orm.
. ; upon review of _he "Developmen t p 1 an " by the Town Board
with all Planning Board recommendations, submitted iEtateL_ais,
information and site specific details the Board shall vo__ _o
approve, disapprove or approve with conditions or restrictons
the "Development Plan". The "Development Plan", if approvers -y
the own Board, shall form the basis for the issuance of all
building permits by the code enforcement officer. Approval by
the `town Board is a discretionary act and not administrative.
D. ) The code enforcement officer shall Comply wit_ A-11
other gown laws & ordinances, State statutes codes & rules and
Federal laws in issuing permits.
E.) An applicant for a building permit within the zone will
thereafter submit to the Building and Zoning Code Enforcement
Officer a specific detailed site plan for building and use. The
Zoning Code Enforcement Officer will be able to compare this
specific site plan against the "Development Plan" and the list of
allowed uses. If the specific site plan so submitted meets all
the criteria of the "Development Plan", the Building Code
Enforcement Officer shall issue a building permit. If the
sped= -Lc si t e plan -hus submi r-red exceeds -_le maximum areas
ai.iowed -for each use within the district or is gjareriai_y
ii fereiocon' size, A�
_IIt _n _zi "1Zt=r--:U=_ende:.ings,
_ands cap:ty' Or aC`=:i_`y, C)r 3s JLZZTr'v13C St'iOWn on ==1e
,r�:om_ �vL JCr-at n.
ai_uwed to issue a tui:ding permit and zhe spec-L=_ic site :)!an
tusz be :esilbmi =..ad to the 'Giai2 Stoa_t
tefore a permit sciai= be issued by t`e ode
the Town Board _s :lot intended -a be _ _m i ,.ed _:i its
Conditions -for approval o= any "✓eveiopme—rir "Flan" and may
cons_ e-r open space, park ded' cation, par islg=CL.3riun .is may
'rail the nuiid-ber t parking spaces, ae. t'let�CS and iCStgn, ra$:t7
o_ use -o open area, drain -age. :1 f=L'_'' =pths, yens=ty and. Cr`er
a%�or5 in _rS =tc==O =Gr approve? COP_5J.3tcilr k- :ts pv:=Ce
power.
By Order of the Town Board
Marsha L. Georgia
Ulysses Town Clerk