Cobleskill Village City Zoning Code
§ 160-5.2
Schedule of Area and Bulk Regulations for Residential Uses and for Nonresidential and Commercial Structures.
[Amended 3-20-2007 by L.L. No. 5-2007]
A.
Tables of bulk standards.
[Amended 4-15-2008 by L.L. No. 3-2008]
(1)
Residential uses.
(a)
RR, RC, R-1, R-2, R-3, RMF, CBD, GB, MU 1, MU 2 and MU 3 Districts.
[Amended 1-19-2010 by L.L. No. 1-2010]
District | Use | Lot Area per Dwelling Unit (square feet)(1) | Lot Width (feet)(1) | Front Yard Measured From Curbline (minimum/ maximum feet)(2)(3) | Side Yard (feet) (4) | Rear Yard (feet) | Maximum Building Height (minimum/ maximum feet)(5) | |
|---|---|---|---|---|---|---|---|---|
RR | Single-family | 1 acre | 150 | 50 | 30 | 35 | 30 | |
Manufac- tured housing park | See special use permit | |||||||
RC | See Subsection B, following these tables | 75 | 24/55 | 10/30 | 25 | 10/30 | ||
R-1 | Single-family | 12,000 | 90 | 30/55 | 10/30 | 25 | 10/30 | |
R-2 | Single-family | 7,500 | 75 | 30/55 | 8/24 | 25 | 10/36 | |
Two-family | 5,000 | 90 | 30/55 | 8/24 | 25 | 10/36 | ||
R-3 | Single-family | 7,500 | 75 | 30/55 | 8/24 | 25 | 10/36 | |
Two-family | 5,000 | 90 | 30/55 | 8/24 | 25 | 10/36 | ||
Three- or four-family | 3,500 | 100 | 30/55 | 8/24 | 20 | 10/36 | ||
Rooming/ boarding | 3,000 | 90 | 30/55 | 8/24 | 25 | 10/36 | ||
RMF | Single-family | 6,000 | 60 | 25/50 | 8/24 | 20 | 10/36 | |
Two-family | 4,250 | 80 | 25/50 | 8/24 | 20 | 10/36 | ||
Multiple- family | 3,500 | 100 | 25/50 | 8/24 | 20 | 10/36 | ||
Rooming/ boarding | 3,000 | 90 | 25/50 | 8/24 | 25 | 10/36 | ||
CBD | Multiple- family | — | — | — | — | — | 24/50 | |
Rooming/ boarding | — | — | — | — | — | 24/50 | ||
GB | Single-family | 7,500 | 75 | 24/36 | 8 | 8 | 12/36 | |
Two-family | 5,000 | 80 | 24/36 | 8 | 8 | 12/36 | ||
Rooming/ boarding | 2,250 | — | — | — | — | — | ||
MU 1 | Dwelling unit | 1/2 acre | 70 | 24/36 | 10 | 25 | 10/24 | |
MU 2 | Dwelling unit | 1/4 acre | 50 | 15/25 | 8 | 25 | 10/24 | |
MU 3 | Any | 3,000 | 90 | 30/55 | 8/24 | 25 | 10/36 | |
NOTES: | ||
(1) | Construction may be permitted on a lot narrower than called for herein and existing prior to the adoption of this chapter, provided that such lot is not adjoined at the side by other unoccupied land in the same ownership; the lot has a minimum area of 6,000 square feet; and the lot has a width at the building line of not less than 60 feet. | |
(2) | Where the average setback of the nearest main buildings within 100 feet of each side of the subject building and fronting the same side of the street is less than the minimum specified, the setback shall match the setback of the existing buildings. Such average setback shall be the required minimum setback. Where buildings do not exist within 100 feet of any proposed structure, the minimum specified herein shall apply. | |
(3) | Porticos, porches, balconies, stoops, open porches, bay windows, raised dooryards or patios may extend into the front yard no more than six feet. There must be a five-foot distance between the curb and the sidewalk, a five-foot-width sidewalk, and the remaining space between the sidewalk and the building structure shall be reserved for landscaping and street furniture. An accessory use located on the same lot shall comply with the standards as specified above, except that detached accessory buildings may be permitted to be placed in excess of the thirty-six-foot maximum front yard setback in order to move the accessory structure to the rear of the lot. | |
(4) | There shall be two side yards with a minimum width/maximum width as specified. | |
(5) | Maximum height of building is measured to the highest point of the facade facing the street. | |
(b)
RPUDD-1 District.
[Amended 9-20-2011 by L.L. No. 8-2011]
District | Uses | Density(1) | Minimum Lot Size (square feet) | Minimum Frontage (feet) | Front Yard Minimum Setback (feet) | Side Yard Minimum Combined Setback (feet) | Rear Yard Setback (feet) | Minimum/ Maximum Height (feet) |
|---|---|---|---|---|---|---|---|---|
RPUDD-1 | Condominium | None - setbacks shall govern | None - no lots; common owned property | 25 minimum/50 maximum(2) | 24 at end of each building | 25 | 15/36 | |
Multifamily dwelling | None - setbacks shall govern | None - no lots; common owned property | 30 | 24 | 25 | 15/503 | ||
Single-family dwelling | 7,500 | 75 | 30 | 8/24 | 25 | 15/36 | ||
Townhome | None - sebacks shall govern | 24 | 25/50 | 24 at end of each building | 25 | 15/36 |
NOTES: | |
|---|---|
1The overall average density of the project shall be two dwelling units per acre. | |
2Planning Board may adjust setback when field conditions dictate variability while maintaining a visual building line. | |
3No more than three eleven-foot floors of habitable space to the eave line, plus 17 feet for the roof; total maximum height 50 feet measured from the highest point of grade immediately adjacent to the building. |
(2)
Nonresidential and commercial structures.
[Amended 1-19-2010 by L.L. No. 1-2010]
District | Lot Area (square feet)(1) | Lot Width (feet)(1) | Front Yard Measured From Curbline (minimum/ maximum feet)(2)(3) | Side Yard (feet)(4) | Rear Yard (feet) | Maximum Building Height (minimum/ maximum feet)(5) | Maximum Building Frontage/ Maximum Between Facade Breaks (feet) | |
|---|---|---|---|---|---|---|---|---|
RR | 1 acre | 200 | 100 | 100 | 100 | 30 | — | |
R-1 | 1 acre | 150 | 30/55 | 50 | 50 | 30 | 80/40 | |
R-2 | 1 acre | 150 | 30/55 | 50 | 50 | 30 | 80/40 | |
R-3 | 1 acre | 150 | 30/55 | 50 | 50 | 30 | 80/40 | |
RMF | 1 acre | 150 | 30/55 | 50 | 50 | 30 | 80/40 | |
CBD | — | — | — | — | — | 50 | 24/50 | |
GB | 7,500 | 75 | 24/36 | 8 | 8 | 24/36 | 80/40 | |
VGD | 50,000 | 200 | 80 | 30 | 50 | 30 | 80/40 | |
MU 1 | 1 acre | 100 | 24/36 | 30 | 30 | 30 | 80/40 | |
MU 2 | 1/2 acre | 50 | 15/25 | 15 | 30 | 24 | 50/50 | |
MU 3 | 1/2 acre | 50 | 15/25 | 15 | 30 | 24 | 80/20 | |
C-I | — | — | 50/75 | 50 | 15 | 75 | — | |
LC | — | 150 | 75 | 50 | 50 | 35 | — | |
Agricultural uses in all districts | 100,000 | — | — | — | — | — | — | |
Accessory agricultural uses in all districts | NA | NA | 50/75 | 10/30 | 25 | 30 | — | |
All nonresidential uses in all nonresidential districts: lot coverage shall not exceed 70%. | ||||||||
All nonresidential uses in all residential districts: lot coverage shall not exceed 50%. | ||||||||
NOTES: | ||
(1) | Construction may be permitted on a lot narrower than called for herein and existing prior to the adoption of this chapter, provided that such lot is not adjoined at the side by other unoccupied land in the same ownership; the lot has a minimum area of 6,000 square feet; and the lot has a width at the building line of not less than 60 feet. | |
(2) | Where the average setback of the nearest main buildings within 100 feet of each side of the subject building and fronting the same side of the street is less than the minimum specified, the setback shall match the setback of the existing buildings. Such average setback shall be the required minimum setback. Where buildings do not exist within 100 feet of any proposed structure, the minimum specified herein shall apply. | |
(3) | Porticos, porches, balconies, stoops, open porches, bay windows, raised dooryards or patios may extend into the front yard no more than six feet. There must be a five-foot distance between the curb and the sidewalk, a five-foot-width sidewalk, and the remaining space between the sidewalk and the building structure shall be reserved for landscaping and street furniture. An accessory use located on the same lot shall comply with the standards as specified above, except that detached accessory buildings may be permitted to be placed in excess of the thirty-six-foot maximum front yard setback in order to move the accessory structure to the rear of the lot. | |
(4) | There shall be two side yards with a minimum width/maximum width as specified. | |
(5) | Maximum height of building is measured to the highest point of the facade facing the street. | |
B.
Density standards in the Residential Cluster District.
(1)
The density standard for all uses in the Residential Cluster District shall be two acres per principal dwelling unit, but no individual lot that does not exist prior to enactment of this chapter shall be larger than 0.5 acre.
(2)
The density standard is the minimum developable land area required per principal dwelling unit within the Residential Cluster District.
(3)
A new lot or lots may be created through subdivision or combination of an existing lot or lots, provided that all resulting new lots comply with the density standard. The preexisting lot from which new lots are subdivided may exceed the maximum lot size defined herein.
(4)
For the purpose of calculating the density, the following shall be excluded from the area of the land under consideration:
(a)
Wetlands, as defined by the standards of the U.S. Army Corps of Engineers, regardless of size.
(b)
Land within 150 feet of a protected stream as defined by NYSDEC.
(c)
Land within any floodway, floodplain or flood hazard area, as defined by the federal Flood Insurance Program.
(5)
The density standard shall be satisfied as follows:
(a)
The commitment of land to an irrevocable conservation easement or land conservation trust, dedication to and acceptance by the state, county, town or Village as publicly owned or park land, or other legally enforceable mechanism that guarantees permanent and irrevocable removal of sufficient land area otherwise suitable for development purposes from any and all future development, such that the average area per principal dwelling unit is equal to or greater than the density standard.
(b)
Such irrevocable removal of land from development shall be subject to the approval of the Planning Board in consultation with the Village Attorney as to form and substance of the legal mechanism, conditions on use of such land, and area and location of such land.
(c)
If the conservation easement, trust, dedication or other legal mechanism subject to Planning Board review and approval involves a subdivision subject to the Village Subdivision Law, said review and approval shall be conducted simultaneously with subdivision review and approval.
(d)
If the conservation easement, trust, dedication or other legal mechanism subject to Planning Board review and approval involves a use subject to Site Plan Review, said review and approval shall be conducted simultaneously with Site Plan Review.
(e)
If the conservation easement, trust, dedication or other legal mechanism subject to Planning Board review and approval involves a use subject to neither the Village Subdivision Law nor site plan review, the property owner shall apply directly to the Planning Board for independent review, and approval shall be a condition for issuance of the zoning permit pursuant to this chapter.
(6)
Land irrevocably removed from any and all future development for purposes of satisfying the density standard may be used for any of the following purposes:
(a)
Agriculture, farming, pasture, woodlands, or related uses not including new dwelling units or structures.
(b)
Active or passive outdoor recreation not including new dwelling units or structures.
(c)
Individual or combined septic systems, leach fields or other subsurface sanitary disposal systems.
(d)
Unused or vacant land, either maintained or nonmaintained.
(7)
The area required for complying with setback requirements or the density standard for any principal dwelling unit, as defined herein, shall not be counted as providing required open space, land area, or setback for any other use or structure.