1205.13   DISTRICT 10: RAVENNA ROAD CORRIDOR.
   (a)   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.
   (b)   Uses By-Right.
      (1)   Residential.
         A.   Single-family detached.
         B.   Family day care homes, small (one to six children).
         C.   Residential group homes for up to five handicapped or elderly people.
      (2)   Commercial/retail.
         A.   Artisan studios, photography studios and shops, and art galleries.
         B.   Commercial nurseries.
         C.   Office, business or professional, provided that total gross floor area does not exceed 5,000 square feet.
         D.   Private-membership recreational facility or club.
         E.   Retail uses, provided that total gross floor area does not exceed 5,000 square feet.
         F.   Services, business, personal, or repair, except vehicle repair, provided that total gross floor area does not exceed 5,000 square feet.
      (3)   Agricultural.
         A.   General agricultural operations.
      (4)   Institutional/civic/public.
         A.   Government administrative offices.
         B.   Public park or recreation areas, including multipurpose trails.
         C.   Public recreational facilities, indoor or outdoor.
         D.   Public safety and emergency services.
         E.   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.
         A.   Planned developments, subject to the standards and procedures set forth in Sections 1203.04 and 1204.02.
      (6)   Accessory uses. See Section 1206.03 , Accessory Uses.
   (c)   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.
         A.   Open space conservation subdivision.
      (2)   Commercial/retail.
         A.   Bed and breakfast inns.
         B.   Convenience store.
         C.   Family.
         D.   Garden centers.
         E.   Office, business or professional, with total gross floor area exceeding 5,000 square feet.
         F.   Recreational or sports training facility, commercial.
         G.   Services, business, personal, or repair, except vehicle repair, with total gross floor area exceeding 5,000 square feet.
         H.   Veterinary facility, small animal clinic (allowing overnight, indoor boarding).
      (3)   Institutional/civic/public uses.
         A.   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.
         B.   Schools, public or private–preschool, elementary, secondary, or post-secondary.
      (4)   Accessory uses.
         A.   Oil and gas exploration and extraction of lots of at least twenty acres in size under single ownership.
         B.   Shared driveways for dwellings.
         C.   See Section 1206.03, Accessory Uses.
   (d)   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: One dwelling unit per two and one-half acres.
      (2)   Open space.
         A.   Open space conservation subdivisions encouraged.
            1.   All residential developments or subdivisions of five or more lots that satisfy the minimum five-acre parcel size threshold set forth in Section 1207.06(d) 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.
            3.   In the case of any conflict between the provisions set forth in this section and in Section 1207.06, Open Space Conservation Subdivisions, the provisions set forth in Section 1207.06 shall apply.
         B.   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, non-open space conservation developments in District 10 shall set aside a minimum of fifty percent 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.
         A.   Residential uses:
            1.   Open space conservation developments: 10,000 square feet.
            2.   Non-open space conservation developments: two and one-half acres.
         B.   Non-residential uses: two acres.
      (5)   Minimum lot width.
         A.   Residential uses: 200 feet, except that the minimum lot width may be reduced to a minimum of sixty feet if the development incorporates open space conservation lots pursuant to the standards set forth in this section and Section 1207.06.
         B.   Non-residential uses: 200 feet.
      (6)   Setbacks/yard requirements.
         A.   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).
         B.   All other developments–case-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 divisions (d)(6)C. through E. of this section, which may be modified pursuant to the conditions and criteria set forth in Section 1207.01, Maximum Impervious Surface Coverage.
         C.   Minimum front yard setback:
            1.   Residential uses: fifty feet.
            2.   Non-residential uses: 100 feet.
            3.   All uses on lots fronting Ravenna Road: 100 feet, of which the front fifty feet shall comprise a bufferyard that shall be landscaped pursuant to Section 1207.04(k).
         D.   Minimum side yard setback:
            1.   Principal residential structure: fifteen feet.
            2.   Principal non-residential structure: fifteen feet.
            3.   Side-facing attached garage: twenty-five feet.
            4.   Other accessory structures: fifteen feet.
            5.   Corner lots: fifty feet for street side not designated as "front."
         E.   Minimum rear yard setback:
            1.   Principal structure: twenty-five feet.
            2.   Accessory garage: ten feet.
            3.   Other accessory structures: five feet.
         F.   Arterial setbacks: See arterial setback and landscaping requirements in Section 1207.04(k), Landscaping/Buffering.
      (7)   Maximum structure height: Thirty-five 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:
         A.   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.
         B.   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 division (d)(8)A. of this section.
         C.   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.
         D.   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). The bufferyard shall be established on the boundary that abuts the historic landmark.
      (10)   Driveway curb cuts.
         A.   Lot widths of 150 feet or less: No more than one driveway curb cut per residential lot.
         B.   Lot widths of more than 150 feet: No more than two 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 , non-residential development in District 10 shall comply with the following standards:
         A.   Location: Off-street parking shall be located to the side and rear of the principal building. No more than ten percent of the non-residential off-street parking may be located in front of the principal building, including within the front yard setback area.
         B.   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 .
      (14)   Pedestrian/bicycle pathways and linkages.
         A.   Provision shall be made in the design of all developments for non-vehicular circulation systems, including but not limited to sidewalks, pathways, and bikeways. Funds-in-lieu of public sidewalks and other non-vehicular circulation systems may be provided as set forth in Section 1207.13(e).
         B.   Any amount of land set aside for trails in a development shall be credited toward either the public or private open space requirements set forth in this section and in Section 1207.05.
         C.   Sidewalks:
            1.   Sidewalks at least five feet wide shall be provided along the full length of a building facade that features a customer entrance and along any building facade abutting a public parking area.
            2.   All internal pedestrian walkways shall be designed to be visually attractive and distinguishable from driving surfaces through use of durable, low-maintenance surface materials such as pavers, brick, or scored concrete to enhance pedestrian safety and comfort.
         D.   To the maximum extent feasible, provision shall be made in the design of developments for interconnections with existing or planned streets and pedestrian or bikeway systems or adjoining properties, unless the City determines that such interconnections would have adverse impacts on open spaces, wetlands, sensitive environmental areas, or other significant natural areas.
(Ord. 16-148, § 9.  Passed 2-21-17; Ord. 18-93.  Passed 10-15-19.)