Town of Parma - Land Uses

Accessory buildings and structures

ACCESSORY BUILDING OR STRUCTURE
The term applied to a building which:

A. Is customarily incidental and subordinate to and serves a principal building;
B. Is subordinate in area, extent and purpose to the principal building served;
C. Contributes to the comfort, convenience or necessity of occupants of the principal building use; and
D. Is located on the same parcel as the principal building.

Districts Where Allowed Districts Permitted as an Accessory Use: AC, GC, HC, HD, HILTON, LI, MD, NC, PD-SR, RB, RR, TH, WF

Development Requirements:

All District allow some accessory uses. For a complete list of uses see the links below. Note that the uses below will also be listed individually with more detail on this site.

AC District: § 165-31C
RR District: § 165-32C
MD District: § 165-33C
HD District: § 165-34C
WF District: § 165-35C
TH District: § 165-36C
PD-SR District: § 165-36.1E(5) and § 165-36.1E(6)
RB District: § 165-37C
NC District: § 165-38C
GC District: § 165-39C
HC District: § 165-40C
LI District: § 165-41C

WF District:
Notwithstanding the requirements of § 165-82C(3), accessory structures located on lots in the WF District with frontage along Lake Ontario may be located in any part of the lot, including the area between the principal building and the street line, provided that such structures maintain a minimum setback of 25 feet from the street line, 25 feet from the water's edge, and 10 feet from any other lot line.
For the purpose of these setback requirements, the "water's edge" shall be measured from the breakwall, gabion stone wall or similar structure, if such exists on the property. If a clear demarcation of the "water's edge" is not provided by a breakwall, gabion stone wall or similar structure, the water's edge shall be the mean high-water mark, or, alternatively, the Code Enforcement Officer may measure the setback from a line extended from a breakwall, stone gabion wall or similar structure on an adjoining property across the subject property.

Adult day-care (Special Permitted Use)

DAY-CARE CENTER
A facility duly permitted by the New York State Department of Social Welfare, for the care of either six or more children, or six or more adults, for less than 24 hours a day on a regular basis.

Districts Where Allowed Districts Permitted by Special Use Permits: GC, HD, MD, PD-SR, RB, RR

Vehicle Parking:
1 parking space for each 3 beds plus 1 parking space for every 2 employees and members of the staff in the largest working shift.
Notwithstanding the provisions of other sections of this chapter, off-street parking which serves nursing homes, retirement homes, housing for the elderly and other similar uses predominantly serving senior citizens shall be no further than 150 feet from the building it serves.
See § 165-125: Off-street parking regulations for more detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for adult day-care, child-care facilities and nursery schools within the RR Rural Residential, the MD Medium Density Residential, the HD High Density Residential, the RB Restricted Business and the GC General Commercial Districts, provided that the following standards and conditions are maintained:

A. The applicant has obtained all of the requisite governmental approvals to operate the proposed facility.
B. The building shall meet the requirements of the New York State Uniform Fire Prevention and Building Code.
C. The proposed use shall comply with the minimum lot size and yard requirements specified in Schedule I for the zone district in which the proposed use is to be located.
D. On-site recreational facilities shall be provided and maintained for the exclusive use of clients. Recreational areas shall be physically separate from on-site parking areas or driveways and screened from adjacent properties.
E. Off-street parking shall be provided as required in Schedule II of this chapter. All off-street parking shall be illuminated, adequately screened from adjacent residential sites and available for use by visitors and employees.
F. No off-street parking areas shall be allowed in the front yard except for child-care use operated in conjunction with a single-family dwelling and regulated by the New York State Department of Social Services.

Adult use entertainment establishments (Special Permitted Use)

ADULT ENTERTAINMENT ESTABLISHMENT
Any business enterprise having as more than 5% of its net floor space set aside for the presentation of live shows, motion-picture films or sound recordings, or similar visual or audio material, which are characterized by their emphasis on the description or depiction of human male or female genitals, pubic areas or buttocks with less than a full opaque covering or specified sexual activities; or any business enterprise at which entertainers or waiters and waitresses appear in a state of nudity or display male or female genitals, pubic areas or buttocks; or any business enterprise that offers services requiring the client or customer to appear in a state of nudity or to display male or female genitals, pubic areas or buttocks, except medical and health service establishments.

Districts Where Allowed Districts Permitted by Special Use Permits: LI

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for an adult entertainment use, including bookstores, cabarets and theaters, within the LI Light Industrial District, provided that the following standards and conditions are maintained:

A. An adult use shall not be operated within 1,000 feet of:

(1) A church, synagogue or regular place of worship;
(2) A public or private elementary, secondary school or licensed child day-care center;
(3) A boundary of any residence or residential zoning district; or
(4) A public park.

B. Only one adult use shall be permitted on any lot or parcel of land.
C. No adult use shall be permitted to locate within 1,000 feet of another adult use.
D. For the purposes of this chapter, measurements shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as part of the premises where an adult use is conducted, to the nearest property line of the premises of a church or public or private elementary, secondary school or licensed child day-care center, or to the nearest boundary of an affected public park, residential district or residential lot or to another adult use.
E. All adult uses shall be conducted in an enclosed building. Regardless of location or distance, no one who is passing by an enclosed building having a use governed by this section shall be able to hear any activities within the building or to visually see any specified anatomical area or any specified sexual activity by virtue of any display which depicts or shows said area or activity. This requirement shall apply to any display, decoration, sign, window or other opening.
F. No exterior sign associated with an adult use shall contain any photographic or artistic representation of the human body.
G. No adult use shall be established in any building which is used, in part, for residential purposes.
H. No residential use shall be established in any building which contains an approved adult use.
I. Prior to the commencement of any adult use, or upon transfer of ownership or control of the building or property in which an adult use is being operated, the premises shall be inspected by the Code Enforcement Officer and found to be in compliance with all laws, ordinances, rules and regulations applicable to the use and occupancy for an adult entertainment use and compliance with this chapter.
J. The proposed site plan shall meet the minimum lot size and yard requirements specified in Schedule I.
K. The number of off-street parking spaces shall be provided as set forth in Schedule II of this chapter. At no time shall on-street parking be permitted to occur as the result of a special permitted use permit. All off-street parking shall be in the side or yard portion of the site. All off-street parking areas shall be lighted, landscaped and buffered from any adjacent site.
L. Adequate landscaping shall be provided to minimize the visual impact of the structure on adjacent sites.

Agribusiness operations

AGRICULTURAL OR FARMING ACTIVITIES
The use of the land for agricultural purposes, including but not limited to: dairying, field cash crops, pasturage, fruit and vegetable farms, nurseries, animal and poultry husbandry, and the necessary accessory uses for storage; provided, however, that the operation of any such accessory use shall be incidental to that of the principal agricultural activities.

Agricultural operations, customary

AGRICULTURAL OR FARMING ACTIVITIES
The use of the land for agricultural purposes, including but not limited to: dairying, field cash crops, pasturage, fruit and vegetable farms, nurseries, animal and poultry husbandry, and the necessary accessory uses for storage; provided, however, that the operation of any such accessory use shall be incidental to that of the principal agricultural activities.

Districts Where Allowed Districts Permitted by Right: AC, GC, HC, HD, LI, MD, RB, RR, WF

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

Customary agricultural operations, including but not limited to plant nursery, greenhouse operations, fruit growing and processing, dairy, animal husbandry, wood cutting, feed and farming operations, storage of farm produce, farmworker housing and repairing of farm implements incidental to the maintenance of the agricultural operations, subject to the following restrictions:

(a) No building in which farm animals are kept or agricultural products are handled shall be closer than 150 feet to the front lot line and 100 feet to a side or rear property line.
(b) No storage of waste materials or products from the agricultural operations shall be permitted within 100 feet of any adjoining lot line.

(c) Farm frontage may be used for the sale of farm products, provided that any temporary or movable stand, table or shelf used for the display or sale of such product shall be at least 25 feet from the nearest edge of the roadway and be moved to the rear yard of the primary structure or, if no primary structure exists on the property, be placed behind the front setback line for principal buildings at the end of the growing season, but no later than December 1 of each year. An open area of at least 1,200 square feet, suitably graded, shall be provided for off-street customer parking and to eliminate traffic hazards. Permanent buildings for such purpose must comply with principal building requirements as to setback and side yards.

(d) Premises for agricultural operations shall not be less than five acres in size.
(e) For farm operations as defined in Article 25AA, Section 301.11 of New York State Agriculture and Markets Law and located within a certified agricultural district, Subsection (a), (b) and (d) above shall not apply. For such operations, a minimum setback of 100 feet must be maintained between any storage of animal waste or buildings in which animals are kept and any well, dwelling or stream bank.
(f) Farmworker housing to support an individual agricultural operation, when such housing is needed to support an individual agricultural operation as defined by the New York State Department of Agriculture and Markets and located in a certified agricultural district, shall be subject to site plan review and the criteria in § 165-56: Farmworker housing to support agricultural operations.

Animal boarding and training facilities

ANIMAL BOARDING
The keeping of any horse or animal on the premises that is not owned by the owner or lessee of said premises for commercial or noncommercial purposes.

Districts Where Allowed Districts Permitted by Right: GC Districts Permitted as an Accessory Use: RB Districts Permitted by Special Use Permits: AC, MD, RR

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

Animal boarding and training facilities, subject to:

(a) The property shall be a minimum of two acres.
(b) The facility shall be limited to the boarding, raising, training, and grooming of dogs and cats.
(c) The adequacy of the site and buildings to accommodate the animals in question shall meet minimum standards of New York State's Department of Agriculture and Markets for kenneling, boarding and keeping of animals.
(d) All animals shall be boarded indoors.
(e) A fenced outdoor play area shall be allowed behind the rear wall of the building operated between 8:00 a.m. and 8:00 p.m.
(f) No building or outdoor play area shall be located within 150 feet of a residential district.
(g) Animal waste must be disposed of off-site and in compliance with all state, county and local regulations.

Animal hospital and veterinarian office

ANIMAL HOSPITAL
A facility providing for temporary keeping or the examination, diagnosis, treatment or care of animals for the purpose of curing injuries, diseases or ailments of animals.

Antennas or towers

ANTENNA
A structure or mount supporting a system of wires, rods, discs, dish, horns or similar devices used for the transmission and/or reception of electromagnetic waves.

TOWER
Includes any structure, including dish antennas, whether attached to a building or freestanding and whether guyed or self-supporting, designed to be used as, or for the support of, devices to be used for the transmission and/or reception of radio frequency signals or microwave, such as, but not limited to, broadcast, shortwave, citizens band, cellular communications, paging, FM or television signals, wind-driven devices such as energy converters and windspeed and/or direction indicators, or any energy-creating enterprise or for personal observation.

Districts Where Allowed Districts Permitted as an Accessory Use: AC, GC, HC, HD, LI, MD, RB, RR, TH, WF

Development Requirements:

A. Antennas and/or towers may be permitted as an accessory use in any district subject to the following standards and requirements:

(1) No more than two ground-mounted satellite TV dishes 24 inches in diameter or larger and one tower may be permitted for each property.
(2) A building-mounted satellite TV dish antenna may be permitted upon approval of the Planning Board if it can be demonstrated that a ground-mounted location is not appropriate or would not provide adequate reception. No building-mounted TV dish shall exceed four feet in diameter and extend more than six feet above the height of the building to which it is attached.
(3) No satellite TV dish antenna may be more than four feet in diameter and six feet in height.
(4) The minimum setback of a ground-mounted satellite TV dish antenna shall be 16 feet from all property lines.
(5) A permit issued by the Code Enforcement Officer shall be required prior to placing a dish or ground antenna in operation.
(6) The Planning Board may require the applicant to screen the dish in order to reduce potential nuisance or disturbances to adjacent properties.
(7) Although locations in side and rear yards shall be encouraged, a ground-mounted satellite TV dish antenna may be located in a front yard if the applicant can demonstrate to the satisfaction of the Planning Board that locating the dish in either the side or rear yard would not provide adequate reception.
(8) Other antennas or towers may be either ground-mounted or mounted on or attached to a building for support. Such antennas or towers shall not exceed 15 feet above the maximum height of the building on which they are mounted or to which they are attached or accessory thereto.
(9) A tower which is ground-mounted shall only be located in a rear yard. Towers may be permitted on corner or through lots, provided that they are no closer to the front lot line than the front building line.
(10) Ground-mounted towers shall be set back from all other structures and all property lines a distance which is not less than 11/2 times the distance between the highest part of such antenna or tower and the ground. Guy wires, anchors and other supports for an antenna shall not be closer than 10 feet to any property line.

Apartments, accessory (Special Permitted Use)

APARTMENT
A dwelling unit that is intended to be leased or rented. This term shall not be deemed to include a motel, hotel, boardinghouse or travel trailer.

Districts Where Allowed Districts Permitted by Special Use Permits: AC, HD, MD, RR, WF

Vehicle Parking:
2 parking spaces per dwelling unit.
See § 165-125: Off-street parking regulations. for more detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for an accessory apartment within the AC Agricultural Conservation, RR Rural Residential, MD Medium Density Residential, HD High Density Residential and WF Waterfront Residential Districts, provided that the following standards and conditions are maintained:

A. It is the intent of the Town to provide housing opportunities for family members to live in an apartment within the same structure as the occupants of the principal residence or in an accessory building in quarters which are accessory to the principal residence. Should there be a change in the conditions existing at the time of the approval of the special permitted use permit, the permit shall become null and void.
B. The accessory apartment shall be occupied by a person(s), related either by blood, marriage, adoption or other domestic bond, to the owner(s) residing on the premises and whose name(s) shall be included in the application to the Zoning Board of Appeals.
C. No significant external change in the appearance of the structure shall be made that would distinguish the premises from a single-family residence or a customary accessory structure.
D. The accessory apartment shall not exceed 35% of the total floor area of the principal building or 550 square feet, whichever is greater.
E. The owner of the lot on which the accessory unit is created shall occupy at least one of the dwelling units on the premises.
F. No less than three off-street parking spaces shall be provided to serve the residents of the principal and accessory residential unit.
G. No more than one accessory apartment may be created on any single property.
H. The approval granted by the Zoning Board of Appeals shall be for a two-year period and may be renewed for the same period of time as long as the same conditions are in effect and the property owner continues to reside in one of the residences on the premises. If title to the property changes, if the family member(s) is deceased or no longer occupies the accessory unit, the permit shall not be renewed and the facilities that provide for independent occupancy (i.e., kitchen and bath facilities) shall be removed. As an alternative to the removal of these facilities, the occupant of the principal residential unit shall submit plans to show that there is unhindered internal access to the entire dwelling as a condition of the continuation of the certificate of occupancy.
I. An accessory apartment is required to be inspected by the Code Enforcement Officer prior to the Town issuing a special permit, prior to any approval of a request for renewal by the Zoning Board of Appeals and at the termination of the special permit.

Art studios

Banks

Districts Where Allowed Districts Permitted by Right: GC, HC

Vehicle Parking:
1 parking space for every 100 square feet of gross floor area or major fraction thereof.
Drive-in windows shall have sufficient space to adequately handle 10 cars, separate and apart from any required parking spaces or travel lanes.
See § 165-125: Off-street parking regulations for more detailed information on parking.

Development Requirements:

This use is permitted as a principal use in this district and includes remote teller stations.

Barbershops, beauty shops or cosmetic treatment clinics

Bottle redemption centers

Districts Where Allowed Districts Permitted by Right: GC, HC

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

This use is permitted as a principal use in this district and provides for the redemption of plastic and glass bottles and aluminum cans by the general public, the redemption of which takes place totally within the building premises and which does not include any exterior storage or processing undertaken to reshape or recycle the collected material.

Building materials supply centers

Districts Where Allowed Districts Permitted by Right: GC, HC

Vehicle Parking:
1 parking space for every 150 square feet of gross floor area or major fraction thereof.
See § 165-125: Off-street parking regulations for more detailed information on parking.

Development Requirements:

GC District:
This use is permitted as a principal use in this district provided that materials storage is under a roofed structure.

HC District:
This use is permitted as a principal use in this district and includes the display and sale of prefabricated building units.

Camping grounds (Special Permitted Use)

CAMPING GROUND
A parcel of land used or intended to be used, let or rented for transient, vacation and recreational occupancy by travel trailers, campers, tents, recreational vehicles, A-frames and the motor vehicles propelling or carrying the same, but excluding mobile homes, A-frames or other structures designed for year-around occupancy or as a place of residence.

Districts Where Allowed Districts Permitted by Special Use Permits: AC, RR

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for camping grounds within the AC Agricultural Conservation and RR Rural Residential Districts, provided that the following standards and conditions are maintained:

A. Camping grounds shall be occupied only by travel trailers, pick-up coaches, motor homes and camping trailers for temporary habitation and used for travel, vacation and recreation purposes only. The removal of wheels and placement of a unit on a foundation in a camping ground is prohibited. No accessory structures shall be attached.
B. No site preparation or construction shall commence, nor shall existing structures be occupied, until final site plan approval has been granted by the Planning Board and permits have been issued by all governmental agencies involved.
C. Minimum site area: 15 acres.
D. Not more than 10 travel trailers, campers, recreational vehicles or motor homes shall be permitted per acre of gross site area.
E. A camping ground shall be located so that no entrance or exit from a site shall discharge traffic into any residential area nor require movement of traffic from the camping ground through a residential area.
F. Conditions of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or to other adverse influences, and no portion of the camping grounds subject to flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
G. Management headquarters, recreational facilities, toilets, dumping stations, showers, coin-operated laundries, and other uses and structures customarily incidental to the operation of camping grounds are permitted as accessory uses to the camping grounds. In addition, retail stores and other convenience establishments shall be permitted as accessory uses in camping grounds in such districts where such uses are not allowed as principal uses, subject to the following restrictions:

(1) Such establishment and the parking area primarily related to their operations shall not occupy more than 5% of the gross area of the camping ground. Such establishments shall be restricted to serve occupants of the camping ground.
(2) Such establishments shall present no visible evidence from any street outside the camping ground of their commercial character that would attract customers other than occupants of the camping ground.
(3) The structures housing such facilities shall not be located closer than 500 feet to any public street and shall not be directly accessible from any public street, except from a street within the camping ground.

H. Plans for sewage disposal and water supply shall be designed in accordance with standards promulgated by the New York State Department of Environmental Conservation and the Monroe County Department of Health and shall receive approval from said agencies.
I. Streets in camping grounds shall be private, but shall be constructed with a stabilized travelway and shall meet the following minimum stabilized travelway width requirements:

(1) One-way, no parking: 12 feet.
(2) One-way with parking on one side, or two-way with no parking: 18 feet.
(3) Two-way with parking on one side: 27 feet.
(4) Two-way with parking on both sides: 34 feet.

J. Sites. Sites for the parking or placement of recreational vehicles using the campground shall be at least 2,500 square feet in area and have a minimum width of 40 feet.
K. A minimum of 10% of the gross site area for the camping ground shall be set aside and developed as common use areas for open or enclosed recreation facilities. No travel trailer site, required buffer strip, street right-of-way, storage area or utility site shall be counted as meeting this requirement for recreational space.
L. Entrances and exits to camping grounds shall be designed for safe and convenient movement of traffic into and out of the camping ground and to minimize friction with movement of traffic on adjacent streets. All traffic into or out of the camping ground shall be through such entrances and exits. No entrance or exit shall require a turn at an acute angle for vehicles moving in the direction intended. Radii shall be provided so as to facilitate easy turning movements for vehicles with trailers attached.
M. No parking, loading or maneuvering incidental to parking or loading shall be permitted on any public right-of-way, street, sidewalk, required buffer, public grounds or on any private grounds not part of the camping grounds unless the owner has given written permission for such use. Each camping ground shall provide off-street parking, loading and maneuvering space, located and scaled to permit compliance with the standards specified in this section. Camping ground owners shall be responsible for violations of these requirements.
N. Pedestrian walkways shall be provided to lead to all parking areas, rest rooms or other service buildings. All off-street parking areas and walkways shall have adequate lighting.
O. All utilities shall be underground.
P. Not less than one covered twenty-gallon garbage receptacle shall be provided for each camp site. Garbage and rubbish shall be collected and disposed of as often as may be necessary to ensure sanitary conditions.
Q. All applicable sanitation standards promulgated by the State of New York shall be met.

Car wash establishments (Special Permitted Use)

CAR WASH
A structure or building designed for the washing, waxing or similar treatment of automotive vehicles as its principal function. A filling station having portable washing equipment shall not be deemed to be a car wash where such is an accessory service to the principal service of the filling station.

Districts Where Allowed Districts Permitted by Special Use Permits: HC

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for a car wash establishment, including both coin-operated vehicle washers and automatic vehicle washers, in the HC Highway Commercial District, provided that the following standards and provisions are maintained:

A. Coin-operated vehicle washers. These washers are intended to be those where the vehicle operator washes the vehicle by using a hose which is geared to a coin-operated, timed mechanism.

(1) The vehicle washing facility or customary uses or operations associated with the facility shall be located no closer than 300 feet to any residential district and shall be separated from a residential district by another nonresidential use.
(2) All washing facilities shall be within a completely enclosed building which shall be designed in keeping with the facades of adjacent land uses.
(3) Vacuuming facilities may be located outside the building but shall not be in the front yard and shall meet the setback requirements for the Highway Commercial (HC) District. Setback areas shall be buffered or screened as deemed necessary by the Planning Board during site plan review.
(4) Off-street parking shall be provided on the property in the ratio of not less than four reservoir parking spaces entering each washing stall and three reservoir parking spaces at the exit from each stall. The reservoir spaces shall have a minimum width of 10 feet and a minimum length of 24 feet. In addition to the required reservoir spaces for customers, there shall also be one off-street parking space for each employee on the maximum shift.
(5) Access to reservoir spaces shall not be provided directly by a driveway from a public street or from adjoining lots. Access shall be provided by parking lot aisles or by service drives on the site.
(6) Adequate drainage facilities shall be provided to prevent standing water on-site.
(7) All off-street parking areas shall be paved with asphalt or concrete.
(8) Any lights used to illuminate the area shall be directed away from adjacent properties and roadways.
(9) The proposed hours of operation shall be approved by the Zoning Board of Appeals.

B. Automatic vehicle washers. These vehicle washers are intended to be those where the vehicle is either slowly driven through or pulled through by an automatic chain mechanism. This vehicle washer is one in which the vehicle operator does not perform any of the washing functions other than to drive the vehicle where necessary.

(1) The vehicle washing facility and customary uses or operations associated with the facility shall not be located closer than 500 feet to a residential district and shall be separated from a residential district by at least two other nonresidential uses.
(2) All vehicle wash operations shall be sound-proofed and the entire development arranged and operated so that the noise emanating from the use, as measured from any point on the adjacent property, shall be no more audible than the noise emanating from the ordinary street traffic and from other commercial uses measured at the same point on said adjacent property.
(3) No less than 10 reservoir parking spaces shall be provided for the entrance to each washing area if there are two entrance bays and no less than seven spaces for each entrance bay if there are three or more entrance bays. No less than five reservoir parking spaces shall be provided at the exit of each washing area. The reservoir spaces shall have a minimum width of 10 feet and minimum length of 24 feet. In addition to the required reservoir spaces for customers, there shall also be one off-street space for each employee on the maximum shift.
(4) Access to reservoir spaces shall not be provided directly by a driveway from a public street or from adjoining lots. Access shall be provided by parking lot aisles or by service drives on the site.
(5) Vacuuming facilities may be provided outside of the building but such activities shall meet the setback requirements established for the Highway Commercial (HC) District. Setback areas shall be buffered or screened as deemed necessary by the Planning Board during site plan review.
(6) Adequate drainage facilities shall be provided to prevent standing water on-site.
(7) The only operations conducted on the property shall be the washing of vehicles and vacuuming of interiors of vehicles.
(8) Any lighting shall be directed away from adjacent properties and roadways.
(9) All off-street parking areas shall be paved with asphalt or concrete.
(10) All washing operations shall be conducted within enclosed structures which shall be externally designed to be in keeping with the exterior facades of adjacent land uses.

C. The Zoning Board of Appeals may approve a request by the operators of a car wash establishment to sell gasoline and retail convenience goods on the site of the car wash property. The Zoning Board of Appeals, in considering such a request, may require the operation to submit additional information to adequately describe the location and operation of such activity and, as a condition of granting such approval, may impose any conditions it deems necessary to protect the health and safety of motorists and pedestrians and to protect adjacent properties from potential adverse impacts of such use. Under no conditions shall the operator be allowed to perform repairs to motor vehicles on the site. Further, any merchandise available for sale shall be maintained within a fully enclosed building.

Cemeteries (Special Permitted Use)

Districts Where Allowed Districts Permitted by Special Use Permits: AC, MD, RR

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for the establishment and operation of a cemetery within the AC Agricultural Conservation, RR Rural Residential and MD Medium Density Residential Districts, provided that the following standards and conditions are maintained:

A. A new cemetery shall contain at least 10 acres of land. An existing cemetery may be increased in size, provided that land being added contains a minimum of three acres of land; is located adjacent to an existing cemetery; and is not separated from the existing cemetery by a public highway, or other public right-of-way.
B. No site preparation or use shall commence until final site plan approval has been granted by the Planning Board and permits have been issued by all governmental agencies involved. Among the features to be considered by the Planning Board as part of any site plan approval shall be:

(1) The adequacy of the site to allow for the safe and efficient off-street parking of vehicles being used as part of a funeral procession;
(2) The availability of an internal vehicle circulation pattern to permit ingress and egress from the same point of access to a public highway;
(3) The method of water supply;
(4) The location of trash receptacles;
(5) The location of compost pile, bin or storage facility for plant materials and the screening of all such facilities; and
(6) The overall landscaping plan for the entire site.

C. Each cemetery shall maintain at least a ten-foot open area, around the perimeter of the property, that is to be mowed and landscaped.
D. Each cemetery shall provide a maintenance building to be used for the storage of all equipment and materials being used in the maintenance of the cemetery.
E. Each cemetery shall provide an off-street parking area to accommodate a minimum of five vehicles per acre of land. This parking area shall be centrally located for the use of all persons visiting the cemetery facility. If it is not practical to provide a centralized off-street parking area, the applicant may propose an alternative plan to ensure convenient access to grave sites for visitors for consideration and approval by the Planning Board. All off-street parking areas shall be landscaped to the satisfaction of the Planning Board.
F. Each cemetery shall maintain and post the hours of operation and use by the public including a phone number for people to call for information or to report an incident.

Child care, day-care, nursery or nursery schools (Special Permitted Use)

DAY-CARE CENTER
A facility duly permitted by the New York State Department of Social Welfare, for the care of either six or more children, or six or more adults, for less than 24 hours a day on a regular basis.

NURSERY SCHOOL
A place provided or designed to provide daytime care or instruction for three or more children from two to five years of age away from their home for up to five hours per day.

Districts Where Allowed Districts Permitted by Special Use Permits: GC, HD, MD, RB, RR

Vehicle Parking:
If any proposed use is not specifically identified in Schedule II, Off-Street Parking Spaces Required, the requirements for off-street parking facilities shall be determined by the Planning Board.
See § 165-125: Off-street parking regulations for detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for adult day-care, child-care facilities and nursery schools within the RR Rural Residential, the MD Medium Density Residential, the HD High Density Residential, the RB Restricted Business and the GC General Commercial Districts, provided that the following standards and conditions are maintained:

A. The applicant has obtained all of the requisite governmental approvals to operate the proposed facility.
B. The building shall meet the requirements of the New York State Uniform Fire Prevention and Building Code.
C. The proposed use shall comply with the minimum lot size and yard requirements specified in Schedule I for the zone district in which the proposed use is to be located.
D. On-site recreational facilities shall be provided and maintained for the exclusive use of clients. Recreational areas shall be physically separate from on-site parking areas or driveways and screened from adjacent properties.
E. Off-street parking shall be provided as required in Schedule II of this chapter. All off-street parking shall be illuminated, adequately screened from adjacent residential sites and available for use by visitors and employees.
F. No off-street parking areas shall be allowed in the front yard except for child-care use operated in conjunction with a single-family dwelling and regulated by the New York State Department of Social Services.

Churches, parish houses, or convents (Special Permitted Use)

Districts Where Allowed Districts Permitted by Special Use Permits: HD, MD, RR

Vehicle Parking:
1 parking space for every 3 seats in the main assembly unit.
See § 165-125: Off-street parking regulations for more detailed information on parking.

Development Requirements:

The Zoning Board of Appeals may approve a permit for a church, a parish house and convent within the RR Rural Residential, the MD Medium Density Residential and the HD High Density Residential Districts, provided that the following standards and conditions are maintained:

A. The minimum land area shall be three acres.
B. Each special permitted use shall have only a single point of access to each public street on which the use may have frontage. All off-street parking shall be designed to complement the internal circulation pattern and the point, or points, of access to the property.
C. Off-street parking shall be provided in accordance with the requirements set forth in Schedule II of this chapter.
D. Off-street parking shall be adequately illuminated, landscaped and buffered from adjacent residential sites.
E. If a bus is to be used as part of the operation of the special permitted use, a designated parking area shall be provided for the storage of said vehicle. Such parking area shall be located behind the principal building and landscaped and buffered from any adjacent residential site. No unregistered vehicles shall be permitted to be stored on any property for which a special permitted use permit has been approved. Should any special permitted use require more than one bus to be used as part of the operations, the operator shall provide a separate designated parking area for each vehicle.
F. Site lighting shall be provided as part of any special permitted use. Such lighting shall not illuminate adjacent residential sites. Site lighting shall be restricted to providing adequate security lighting for the property after the public use of the property has been concluded.
G. All activities of the special permitted use shall be stated in the terms and conditions of the approval that may be granted by the Zoning Board of Appeals. If the applicant proposes outdoor use of the property, the site plan should identify that portion of the site where such activities are to occur. Prior to the approval of any outdoor use of the property, the Zoning Board of Appeals shall consider how such outdoor use will impact on neighboring areas. The Zoning Board of Appeals shall evaluate such concerns as noise, traffic congestion, traffic safety, off-street parking and neighborhood security as part of its process of deliberation.
H. All special permitted uses shall provide acceptable facilities for the storage of trash. In no instance shall any trash be stored outside of enclosed containers. All outdoor storage facilities shall be landscaped to the satisfaction of the Planning Board as part of site plan review.
I. All special permitted uses to be served by a septic system shall be designed for the specific use and approved by the Monroe County Department of Health.
J. All special permitted uses shall maintain an open area of not less than 20 feet in depth around the perimeter of the property. This area is to be mowed and landscaped.

Communication towers (Special Permitted Use)

Town of Parma, NY

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