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Section 1205.13    District 10: Ravenna Road Corridor

  1. Purpose
    District 10 encompasses properties in the northeast corner of the City of Hudson and
    is characterized by a mix of large-lot single-family residences, commercial uses,
    professional office, and industrial uses. Today, there remain large expanses of open
    space and a verdant riparian corridor that give the District a distinctively semi-rural
    feel. The intent of these regulations is to permit the continuation of a mix of large-lot
    residential and smaller-scale commercial uses in District 10, and in particular to
    permit limited commercial uses that are not in conflict with commercial uses allowed
    in the Village Core and along the State Route 91 corridor. Residential development
    is permitted in conformance with the rural residential and conservation standards
    required in District 2; all new nonresidential development will be required to provide
    adequate landscaping and other means to buffer it from adjacent residential uses.

  2. Uses By-Right
    1. Residential:
      1. Single-family detached.
      2. Family day care homes, small (1-6 children).
      3. Residential group homes for up to five handicapped or elderly people.

    2. Commercial/Retail:
      1. Artisan studios, photography studios and shops, and art galleries.
      2. Commercial nurseries.
      3. Office, business or professional, provided that total gross floor area
        does not exceed 5,000 square feet.
      4. Private-membership recreational facility or club.
      5. Retail uses, provided that total gross floor area does not exceed 5,000
        square feet.
      6. Services, business, personal, or repair, except vehicle repair, provided
        that total gross floor area does not exceed 5,000 square feet.

    3. Agricultural:
      1. General agricultural operations.

    4. Institutional/Civic/Public:
      1. Public park or recreation areas, including multipurpose trails.
      2. Public recreational facilities, indoor or outdoor.
      3. Essential public utility and public services installations, including bus
        shelters and bus stops, but not including water towers, power
        generating stations, transfer stations, or outdoor storage.

    5. Planned Developments:
      1. Commercial planned developments, subject to the standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code.
      2. Mixed-use planned developments, subject to the standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code.

    6. Accessory Uses: See Section 1206.03, "Accessory Uses."

  3. Conditional Uses
    The following uses shall be conditionally permitted in District 10 subject to meeting
    all applicable requirements set forth in this section and Section 1206.02, "Conditional
    Uses."
    1. Residential:
      1. Open Space Conservation Subdivision

    2. Commercial/Retail:
      1. Bed and breakfast inns.
      2. Convenience store.
      3. Family
      4. Garden Centers.
      5. Office, business or professional, with total gross floor area exceeding
        5,000 square feet.
      6. Recreational or sports training facility, commercial.
      7. Services, business, personal, or repair, except vehicle repair, with
        total gross floor area exceeding 5,000 square feet.
      8. Veterinary facility, small animal clinic (allowing overnight, indoor
        boarding)

    3. Institutional/Civic/Public Uses:
      1. Places of religious worship, including churches and synagogues.
        Religious schools and day care centers may be permitted as accessory
        uses within the same structure as the principal use.
      2. Schools, public or privateCpreschool, elementary, secondary, or postsecondary.

    4. Accessory Uses:
      1. Oil and Gas Exploration and Extraction of lots of at least 20 acres in
        size under single ownership.
      2. Shared driveways for dwellings.
      3. See Section 1206.03, "Accessory Uses."

  4. Property Development/Design Standards
    In addition to compliance with all applicable standards set forth in Chapter 1207,
    "Zoning Development and Site Plan Standards," development in District 10 shall
    comply with all of the following development/design standards (all standards are
    minimums unless otherwise noted):
    1. Maximum Net Density: 1 dwelling unit per 2.5 acres.

    2. Open Space:
      1. Open Space Conservation Subdivisions Encouraged.
        1. All residential developments or subdivisions of 5 or more lots
          that satisfy the minimum 5-acre parcel size threshold set forth
          in Section 1207.06(d) of this Code are encouraged to utilize
          the Open Space Conservation Subdivision provisions in order
          to preserve a substantial amount of land for open space use
          and, to the maximum extent feasible, to prevent development
          in sensitive environmental areas including but not limited to
          woodlands and wetlands.
        2. Open Space Conservation Subdivisions in District 10 shall
          comply with all requirements, including minimum open space
          requirements, set forth in Section 1207.06, "Open Space
          Conservation Subdivisions," of this Code.
        3. In the case of any conflict between the provisions set forth in
          this Section 1205.13 and in Section 1207.06, "Open Space
          Conservation Subdivisions," the provisions set forth in
          Section 1207.06 shall apply.
      2. Open Space:
        1. Non-Open Space Conservation Developments. In addition to
          compliance with the standards and requirements governing
          open space dedications set forth in Section 1207.05 of this
          Code, non-open space conservation developments in District
          10 shall set aside a minimum of 50% of the gross land area
          for private open space.
        2. Open Space Conservation Subdivisions. Open space
          developments shall comply with the requirements set forth in
          Section 1207.06, "Open Space Conservation Subdivisions."

    3. Maximum Floor Area to Lot Area Ratio:
      Commercial/Retail: .40 to 1.0

    4. Minimum Lot Size:
      1. Residential Uses:
        1. Open Space Conservation Developments: 10,000 square feet.
        2. Non-Open Space Conservation Developments: 2.5 acres.
      2. Non-Residential Uses: 2 acres.

    5. Minimum Lot Width:
      1. Residential Uses: 200 feet, except that the minimum lot width may
        be reduced to a minimum of 60 feet if the development incorporates
        open space conservation lots pursuant to the standards set forth in this
        section and Section 1207.06 of this Code.
      2. Non-Residential Uses: 200 feet.

    6. Setbacks/Yard Requirements:
      1. Open Space Conservation Developments: All residential open space
        conservation developments shall comply with the setback and yard
        requirements set forth in Section 1207.06(e) of this Code.
      2. All Other DevelopmentsCCase-by-Case Determination: Because of
        the pervasiveness of sensitive environmental areas within District 10,
        building setbacks and yard requirements for development shall be
        determined on a case-by-case basis by the PC either during the
        subdivision approval process or during the site plan approval process.
        All determinations of setbacks and yard requirements shall use as a
        starting point the minimum setbacks set forth in paragraphs (C)-(E)
        below, which may be modified pursuant to the conditions and criteria
        set forth in Section 1207.01, "Maximum Impervious Surface
        Coverage."
      3. Minimum Front Yard Setback:
        1. Residential Uses: 50 feet.
        2. Non-Residential Uses: 100 feet.
        3. All Uses on Lots Fronting Ravenna Road: 100 feet, of which
          the front 50 feet shall comprise a bufferyard that shall be
          landscaped pursuant to Section 1207.04(k) .
      4. Minimum Side Yard Setback:
        1. Principal Residential Structure: 15 feet.
        2. Principal Non-Residential Structure: 15 feet.
        3. Side-facing attached garage: 25 feet.
        4. Other accessory structures: 15 feet.
        5. Corner lots: 50 feet for street side not designated as "front."
      5. Minimum Rear Yard Setback:
        1. Principal Structure: 25 feet.
        2. Accessory Garage: 10 feet.
        3. Other Accessory Structures: 5 feet.
      6. Arterial Setbacks: See arterial setback and landscaping requirements
        in Section 1207.04(k), "Landscaping/Buffering."

    7. Maximum Structure Height: 35 feet.

    8. Building Siting and Orientation.
      The following building siting and orientation requirements shall apply to all
      new development in District 10, except for new development with a front
      yard depth of 130 feet or more:
      1. Principal Residential Structures.
        1. The main entrance to the residence shall face the street.
        2. The front wall of the principal structure shall be parallel to
          the street or perpendicular to a radius of the curve of the street
          extended through the approximate center of the main mass, if
          the street is curved.
      2. Principal Residential Structures on Corner Lots.
        1. In general, the structure shall face one of the streets and not
          the corner.
        2. One side of the structure shall be designated the "front" and
          shall be subject to the requirements set forth in paragraph (A)
          above.
      3. Private Garages.
        1. Doors of attached garages shall not face the street.
        2. An attached garage shall be sited so that its door is not visible
          from the primary direction of approach.
        3. Detached garages shall be located only in the rear yard.
        4. New development of a principal single family detached
          dwelling shall provide space for the storage of at least two
          cars within an enclosed garage.
      4. Non-Residential Development.
        1. The main entrance to the principal structure shall face the
          street.
        2. The front wall of the principal structure shall be parallel to
          the street or perpendicular to a radius of the curve of the street
          extended through the approximate center of the main mass, if
          the street is curved.
        3. The main body of the principal structure shall be closest to
          the street.
        4. An accessory garage shall be sited so that its door is not
          visible from the primary direction of approach.

    9. Bufferyard Requirements for Lots Abutting a Historic Landmark. New
      development on lots that abut a historic landmark shall establish a bufferyard
      equivalent to or greater than "Bufferyard C" as set forth in Section
      1207.04(g) of this Code. The bufferyard shall be established on the boundary
      that abuts the historic landmark.

    10. Driveway Curb Cuts:
      1. Lot widths of 150 feet or less: No more than 1 driveway curb cut per
        residential lot.
      2. Lot widths of more than 150 feet: No more than 2 driveway cub cuts
        per non-residential lot.

    11. Location of Parking. In addition to the off-street parking requirements set
      forth in Section 1207.12 of this Code, non-residential development in District
      10 shall comply with the following standards:
      1. Location: Off-street parking shall be located to the side and rear of
        the principal building. No more than 10% of the non-residential offstreet
        parking may be located in front of the principal building,
        including within the front yard setback area.
      2. Shared Parking. Parking lots for non-residential development
        located to the rear of the principal building shall be interconnected
        with commercial/retail parking lots on adjacent properties to the
        maximum extent feasible. As per Section 1207.12(h), "Joint or
        Collective Parking Facilities," cross-access easements or other
        acceptable agreements for adjacent lots with interconnected parking
        lots shall be required in language acceptable to the city's solicitor to
        ensure availability of shared parking to users.

    12. Vehicular Access. To the maximum extent feasible, vehicular access to all
      new development in District 10 shall be from entrance drives, access roads,
      or shared driveways.

    13. Architecture and Design Standards.
      See architectural design guidelines located in Appendix D.