§ 331-82. Single-Family Senior Citizen (SFSC) District.

See § 331-28E(1).

A. 

Purpose. The Single-Family Senior Citizen (SFSC) Overlay District is hereby established as an overlay zone with potential applicability to any property that meets the minimum eligibility requirements as set forth in Subsection C. The intent of this district is to facilitate development of homes that are specifically designed to meet the needs of senior citizens who prefer the single-family type home and single-family form of ownership, but require certain facilities and amenities to meet their changing physical and social needs, allow flexibility in design and promote preservation of open space.

B. 

The boundaries of each SFSC Overlay District shall be fixed by amendment to the official City Zoning Map wherever mapping of this District is approved. A metes and bounds description of each such district shall be filed with the office of the City Clerk.

C. 

Eligibility. The following are the minimum eligibility requirements for establishing any property for SFSC zoning:

(1) 

The minimum parcel size shall be five contiguous acres.

D. 

Development standards.

(1) 

Permitted principal uses.

(a) 

One-family detached dwellings as permitted and regulated in the underlying zoning district.

(2) 

Permitted accessory uses.

(a) 

Uses and structures which are clearly incidental and customary to the permitted principal use on the lot on which it is located.

(b) 

Indoor and outdoor recreation facilities, clubhouses, a community swimming pool, and off-street parking. The use of any recreation facility and/or clubhouse shall be limited to the residents of the dwellings and their nonpaying guests.

E. 

Design features. The housing in an SFSC District shall be specifically designed to meet the needs of senior citizens who can generally live independently without medical care typically provided in a nursing home or assisted living facility. The following types of facilities and amenities shall be provided in a single-family senior citizen development:

(1) 

The main exterior access to each home shall be provided without steps.

(2) 

Each home shall be built primarily for first floor living, with a master bedroom and wheelchair accessible bathroom provided on that floor. If a proposed home has a two-story design, the second story and basement shall be adaptable for construction of an elevator, by providing framing for an elevator shaft. The space may be used for a closet until the elevator is installed. If a proposed home has a one-story design, it shall be adaptable for future installation of an elevator or lift to the basement.

(3) 

Homes shall be further built to meet seniors' daily accessibility requirements with doorways sufficiently wide to accommodate a wheelchair. At least one bathroom and the kitchen shall be appropriately designed to enable wheelchair turning in a single turn. The bathroom and kitchen shall be made adaptable in accordance with CABO/ANSI standards in force at the time of construction.

(4) 

Emergency communication services, including heat and smoke detectors, shall be provided linking homes with:

(a) 

One or more among the following which are staffed 24 hours a day: the clubhouse, community room, and gatehouse; or

(b) 

A twenty-four-hour off-premise monitoring service.

(5) 

Due consideration shall be given in planning walks, ramps and driveways to prevent slipping or stumbling; handrails and ample places for rest shall be strategically provided.

(6) 

Appearance and design of one-family dwellings. All proposed homes within the development shall be architecturally related in exterior appearance to neighboring buildings then in existence or for which a building permit has been issued. The building shall be architecturally related to neighboring buildings as to color, texture, scale, and materials. The Planning Board shall review and approve the appearance and design of one-family dwellings within the SFSC District at the time of subdivision review.

F. 

Standards. The following standards are hereby established as the minimum/maximum requirements, as the case may be, but may be modified by the Planning Board as provided for under § 37 of the New York General City Law, where such is determined appropriate based upon consideration of particular circumstances of the individual application to satisfy the purposes and intent as set forth in Subsection A:

(1) 

Maximum dimensional requirements:

(a) 

The maximum permitted floor area ratio (FAR) shall be 0.30.

(b) 

The maximum building height shall be three stories or 35 feet.

(c) 

The maximum number of bedrooms (only single-family detached housing allowed) shall be three.

(2) 

Minimum dimensional requirements.

(a) 

The minimum lot area per dwelling unit may be the average overall lot area per dwelling unit of the entire development as regulated in the underlying zoning district.

(b) 

Minimum open space requirements. The SFSC development shall include an area or areas for outdoor recreational purposes exclusively for the use of the residents and their guests. Such areas may be designated for passive or active uses, and shall contain a minimum of 300 square feet per dwelling unit. Lawn areas or gardens for individual homes, driveways and parking areas shall not be deemed to satisfy the requirements of this section. In addition, a minimum of 20 square feet per dwelling unit of indoor recreational area may be required by the Planning Board. Such area shall not be used for storage or any such similar purpose and shall be available to all residents and their guests.

[Amended 5-21-2003 by Ord. No. 106-2003]

(c) 

The minimum yard setbacks from all perimeter lot lines shall be 30 feet.

(d) 

Minimum parking. Not less than one, nor more than two spaces in a completely enclosed garage per dwelling unit shall be provided.

[Amended 7-16-2002 by Ord. No. 139-2002]

(e) 

The minimum floor area per dwelling unit for a one-story dwelling shall be 1,800 square feet and for a two-story dwelling shall be 2,000 square feet.

(3) 

Other development standards.

(a) 

Adequate facilities shall be provided for the removal of snow, trash and garbage and for the general maintenance of the development.

(b) 

Artificial lighting of the grounds of the entire SFSC development shall provide illumination sufficient for the convenience and safety of residents (two footcandles at pavement level).

(c) 

All privately owned land on private lots, and common lands and facilities within the SFSC District shall be maintained by the property owners' association. Any changes or improvements to structures or lands within the SFSC District shall be approved by the property owners' association.

G. 

Review and approval process. Approval of a development within a SFSC District shall consist of the following process:

(1) 

Application for overlay of the SFSC Zone on a residential zoning district by the City Council.

(2) 

Review and recommendation of proposed zoning by the Planning Board. Where modification of yard requirements (clustering) is proposed, review shall consider both the uses of the cluster techniques and the senior citizen zoning.

(3) 

Approval by the City Council, following a public hearing and compliance with environmental review requirements.

(4) 

Application and approval of a subdivision by the Planning Board.

(5) 

The applicant may request a change in the underlying zoning district concurrently with the request for mapping the SFSC District on a given parcel.

(6) 

The application for the mapping of a SFSC District shall include the following:

(a) 

An outline map of the proposed SFSC District boundary, indicating the current and/or proposed zoning, parcel size and location.

(b) 

A map of the site in relation to the surrounding area, showing all roads and neighboring land uses and existing zoning district boundaries.

(c) 

A written statement describing the basic concept of the proposed SFSC plan, the general reasons why the applicant believes that approval of its application would further the legislative intent and purposes of SFSC zoning, and any other supporting rational or documentation.

(d) 

A subdivision sketch plan map showing the lot layout, road access, parking, community facilities, open space system, water supply, stormwater management, and wastewater disposal. Said plan shall be prepared on a topographic base map showing existing contours and elevations at two-foot intervals.

(e) 

A phasing plan indicating the proposed construction sequence for all proposed common facilities, such as clubhouses, recreation areas and off-street parking lots.

(f) 

Preliminary building designs, such as floor plans, elevations, and sketches.

(7) 

The City Council shall refer all applications for SFSC mapping and possible use of clustering techniques to the Planning Board for review and recommendation. Said review and recommendation shall be completed within a period of 60 days from the date of referral from the City Council.

(8) 

If the SFSC request is approved by the City Council, a subdivision plan shall be submitted to the Planning Board for detailed review in accordance with its applicable procedures for the review of subdivision plans. Such plan shall be approved by the Planning Board prior to the issuance of building permits.