Ithaca, NY Zoning Ordinance

Short title. This section shall be known as the "Collegetown Area Form Districts."

Intent. The intent of this section is to implement the 2009 Collegetown Urban Plan and Conceptual Design Guidelines, endorsed by the Common Council on August 5, 2009. This section establishes the zoning regulations necessary to guide implementation of the City-endorsed vision for the redevelopment of property within the Collegetown area. Specifically, the Collegetown Area Form Districts are intended to:

(1)

Encourage exceptional urban design and high-quality construction;

(2)

Regulate elements of building form to ensure a consistent transition between districts;

(3)

Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods;

(4)

Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and

(5)

Promote attractive, walkable neighborhoods that prioritize accommodation of modes of transportation other than single-occupancy automobiles.

Applicability.

(1)

No building or part thereof within any district of the Collegetown Area Form Districts shall be erected, moved, or altered on its exterior unless in conformity with the regulations herein specified for the district in which it is located.

(2)

In the event that provisions of the Collegetown Area Form Districts conflict with other sections of the City Municipal Code, the Collegetown Area Form Districts shall prevail.

(3)

In cases of nonconforming uses, buildings, and lots, refer to Chapter 325, Zoning, Article VI.

Design review and approval required.

(1)

All new construction (including parking lot construction or expansion) is subject to the design review process set forth in Chapter 160, Design Review, of the City Municipal Code.

(2)

No building permit shall be issued or structure or building shall be erected, and no exterior of an existing building or structure shall be altered, remodeled, enlarged or extended, until the project or development has design review approval.

Landmarks Preservation Commission. Regardless of the underlying zoning, all new construction (including additions) within a designated local historic district or on the same tax parcel as an individually designated local landmark is subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with § 228-5B and C of the City Municipal Code.

Other applicable sections. The following sections of Chapter 325 shall apply in the CR and MU districts. Those sections of Chapter 325 not listed below do not apply within the CR and MU districts.

(1)

Section 325-2, Statutory authority and purpose.

(2)

Section 325-3, Definitions and word usage, except as modified in § 325-45.2B, Definitions and related standards.

(3)

Section 325-4, Establishment of districts.

(4)

Section 325-5, Zoning Map.

(5)

Section 325-6, Interpretation of boundaries.

(6)

Section 325-7, Application of regulations.

(7)

Section 325-8, District regulations.

(8)

Section 325-9, standards (special permits).

(9)

Section 325-10, Accessory apartments.

(10)

Section 325-14, Application.

(11)

Section 325-15, Use regulations.

(12)

Section 325-16, Height regulations, except as expressly modified in this section.

(13)

Section 325-17, Area regulations.

(14)

Section 325-18, Yard regulations.

(15)

Section 325-20, Off-street parking.

(16)

Section 325-23, General standards applying to all land uses.

(17)

Section 325-25, Location of accessory structures.

(18)

Section 325-26, New structures along streams or inlets.

(19)

Section 325-29, Landmarks.

(20)

Section 325-29.1, Adult uses.

(21)

Section 325-29.3, Dumpsters.

(22)

Article VA, Telecommunications Facilities and Services.

(23)

Article VI, Nonconforming Uses, Buildings and Lots.

(24)

Article VII, Administration and Enforcement.

(25)

Article X, Amendments.

(26)

Article XI, Penalties.

[Amended 7-2-2014 by Ord. No. 2014-07; 9-3-2014 by Ord. No. 2014-09; 1-4-2017 by Ord. No. 2017-01; 6-3-2020 by Ord. No. 2020-04; 4-2-2025 by Ord. No. 2025-03]

Establishment of districts. Six zoning districts are established for the Collegetown area. These districts are as follows:

	Abbreviation	District
	CR-1	Collegetown Residential 1
	CR-2	Collegetown Residential 2
	CR-3	Collegetown Residential 3
	CR-4	Collegetown Residential 4
	MU-1	Mixed Use 1
	MU-2	Mixed Use 2

Definitions and related standards. The definitions of § 325-3 shall control, except where a definition is provided below.

BLANK WALL

(1)

Length of blank wall area means a portion of the exterior facade of the building that does not include windows or doors; columns or pilasters; other articulation greater than 12 inches in depth; or a substantial material change. (Paint color is not considered a substantial change.)

(2)

Maximum length of blank wall applies in both a vertical and horizontal direction on street-facing facades. The shortest dimension of any rectangular area of blank wall shall not exceed the maximum length for the district (eight feet in all Collegetown Residential Districts and 12 feet in both Mixed Use Districts).

BUILDING HEIGHT

(1)

The existing definition of building height shall apply. (Refer to § 325-3, "height of building.")

(2)

Building heights in the CR and MU Districts are regulated using feet and stories. No portion of any building shall exceed the maximum number of stories or the maximum height in feet.

(3)

A building may be stepped back, provided that each step back is a minimum of 12 feet of building depth. Each step back defines a portion of the building. The height is measured from the average grade plane adjoining that portion of the building.

(4)

The only parts of the building which may exceed the maximum building height are bulkheads, housing for mechanical equipment, towers, and similar constructions not intended for human occupancy, provided that the requirements of § 325-45.2B(14) are met.

BUILDING PROJECTIONS

No part of any building shall encroach into any setback, except as described below:

(1)

Overhanging eaves and bay windows may project up to two feet into any required setback.

(2)

In CR Districts, awnings and balconies may extend up to five feet into any required setback, provided that such extension is at least two feet from the vertical plane of any lot line.

DOORS and ENTRIES

(1)

An entrance providing both ingress and egress, operable to residents or customers, is required to meet the street-facing entrance requirements. Additional entrances off another street, pedestrian area or internal parking area are permitted.

(2)

The entrance spacing requirements must be met for each building.

FRONT PORCHES

(1)

A front porch must be a minimum of six feet deep, not including steps.

(2)

A front porch must cover at least 33% of the street-level story facade width of the building.

(3)

A front porch must be roofed and edged by balustrades (railings) or low walls and posts that extend up to the roof. The entire front porch must be of open-air construction with all exterior faces being at least 50% open.

FRONT STOOPS

(1)

A front stoop shall be a maximum of five feet deep, not including steps, and a maximum of six feet wide.

(2)

A front stoop may be roofed but not enclosed.

GLAZING

(1)

When required, glazing is the minimum percentage of transparent windows and doors that must cover a street-level story's street-facing facade.

(2)

Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%.

(3)

Glazing is measured between two and 12 feet above the abutting sidewalk.

INFILL DEVELOPMENT IN MU DISTRICTS

(1)

More than one principal structure is permitted on a parcel in the MU Districts, provided that the first principal structure meets all requirements of this article.

(2)

Any additional principal structure placed behind a principal structure that abuts the street and sidewalk must meet all requirements of this article except:

(a)

Front setback;

(b)

Distance between functioning entries;

(c)

Glazing (MU-2 District only); and

(d)

Street-level active uses required (MU-2 District only).

(3)

If the above requirements are met, § 325-8B(1) shall not apply to additional structures on a parcel in the MU Districts.

PARKING SETBACK

A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed.

(1)

All parking areas shall be located behind the parking setback line.

(2)

The parking setback line does not apply to on-street parking.

RECESSED ENTRY

(1)

A functioning entry that is set back a minimum of five feet from the front facade of the building.

REQUIRED VEGETATIVE BUFFER

(1)

A minimum ten-foot vegetative buffer from the rear property line is required for all properties within CR-1, CR-2, and CR-3 Districts.

(2)

Accessory structures can be located within the vegetative buffer but must conform to required rear and side yard setbacks.

(3)

Required landscaping must be permanently maintained in a healthy growing condition at all times.

TOP STORY LIMITATION

A habitable third story in CR-1, CR-2, and CR-3 Districts must be fully contained within a pitched roof. Projecting eaves and dormers are permitted. The aggregate width of the dormers cannot exceed 50% of the width of the roof on the side where the dormers are located, except as may be allowed by design review.

UTILITIES AND MECHANICAL EQUIPMENT

All utilities and mechanical equipment must be screened from public view.

(1)

Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done, mechanicals will be calculated as part of building height.

(2)

Alternatively, mechanicals will not be measured as part of building height, provided that:

(a)

The mechanical equipment is not incorporated into stories with occupiable space;

(b)

The mechanical equipment is architecturally integrated into the building; and

(c)

The mechanical equipment is less than 1/3 of the building footprint and does not exceed nine feet in height above the roof.

Collegetown Area Form Districts.[1]

[1]

Editor's Note: The Collegetown Area Form Districts Map is included as an attachment to this chapter.

Maximum Height (in stories) Map.

(1)

Building heights in the CR and MU districts are regulated using feet and stories. A table illustrating the range of height appears below:

Maximum and Minimum Height (in stories and feet)
District	Maximum (stories)	Minimum (stories)	Maximum (feet)	Minimum (feet)
CR-1	3*	2	35	20
CR-2	3*	2	35	20
CR-3	3*	2	35	20
CR-4	4	2	45	20
MU-1	5	3	70	30
MU-2	6	4	80	45

	NOTES:
	*Top story limitation. A habitable third story in CR-1, CR-2, and CR-3 Districts must be fully contained within a pitched roof.

Collegetown Residential (CR-1, CR-2, CR-3).

Purpose and intent.

The Collegetown Residential 1-3 (CR-1, CR-2, CR-3) Districts contain predominantly residential structures occupied as single-family homes, as duplexes, or as multiple residences often rented by university students. The intent is to maintain the existing housing stock. Significant redevelopment within these districts is neither anticipated nor encouraged.

Any new construction shall be similar in form and scale, and the zoning requirements of these districts are intended to protect the character of the established residential neighborhoods. Mandatory architectural elements, such as front porches and pitched roofs, ensure that new construction is in keeping with the existing built environment. All three districts have a maximum building height of three stories, provided that the third story is completely contained within the required pitched roof. In addition, buildings cannot exceed 35 feet in height.

The Collegetown Residential 1-3 Districts accommodate single-family, two-family, and multifamily uses, depending on the district. Denser residential uses are permitted in those areas closer to central Collegetown.

(1)

Collegetown Residential 1 (CR-1).

LOT CRITERIA

LOT SIZE

	Area, minimum
	1.	One-family detached dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family detached dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		30%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	5 feet
	Rear setback, minimum	5 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING`
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(2)

Collegetown Residential 2 (CR-2).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		35%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(3)

Collegetown Residential 3 (CR-3).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		40%
	Green space, minimum		30%

MINIMUM OFF-STREET PARKING
	1.	Residence
		a. Up to 3 bed or sleeping rooms per dwelling unit	1 space
		b. 4 and 5 bed or sleeping rooms per dwelling unit	2 spaces
		c. Each additional bed or sleeping room per dwelling unit	1 space
	2.	Home occupation	1 space
	3.	Other uses	See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	10 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint per unit, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Building length, all streets, maximum	45 feet
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

Collegetown Residential 4 (CR-4).

Purpose and intent.

The Collegetown Residential 4 District primarily contains multifamily dwelling units, and while single-family and two-family residential uses are permitted, it is expected that multifamily residential will remain the predominant use. The intent is this will be a medium-density residential district, consistent with the vision outlined in the 2009 Collegetown Urban Plan and Conceptual Design Guidelines to concentrate additional development in the central areas of Collegetown.

This district serves as an essential bridge, both in density and built form, between the Collegetown Residential 1-3 and Mixed Use Districts. Redevelopment is encouraged, but it is essential that new construction meet the district requirements to ensure a consistent transition between the higher-density and lower-density zoning districts. District regulations permit buildings of up to four stories and 45 feet in height; a building must meet both requirements. Maximum lot coverage by buildings is greater than in the Collegetown Residential Districts 1-3 but not as high as allowed in the Mixed Use Districts. In terms of form, the district requirements provide property owners with choices between architectural features intended to create buildings compatible with those in adjacent zoning districts.

(1)

Collegetown Residential 4 (CR-4).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		50%
	Green space, minimum		25%

MINIMUM OFF-STREET PARKING
Buildings that fully comply with the New York State
Building Code or Residential Code for new construction:
	None, provided a transportation demand management plan is accepted by the Planning and Development Board during site plan review
All other structures:
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum		10 feet
	Side setback, minimum
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback (whichever is less), minimum		10 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			3 feet
Rear setback, minimum			3 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum		20 feet
	Parking setback		at front facade
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	4/45
	Height (stories/feet), minimum	2/20

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	Upper-story (floor to floor), minimum	9 feet

ROOF
	Pitched or flat roof	Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, maximum
	1.	Row house	100 feet
	2.	All other structures	45 feet
	Length of blank wall, maximum		8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum		1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH, STOOP OR RECESSED ENTRY
	Front porch, stoop or recessed entry required for each functional entry

Mixed Use (MU-1, MU-2).

Purpose and intent.
The Mixed Use Districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood.
Located in central Collegetown, the Mixed Use Districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts.

The Mixed Use District regulations have been designed to encourage exceptional urban design and high-quality construction. The Mixed Use 1 District permits buildings of up to five stories and 70 feet in height while the Mixed Use 2 District allows buildings of up to six stories and 80 feet in height. A building cannot exceed either requirement. While it may be feasible to design a building with a greater number of stories within the maximum allowed height, in feet, the intent of the district regulations is to meet both requirements. The additional building height, in feet, has been allowed for the purpose of providing adequate space for mechanicals and accommodating high-quality design features and finishes.

An objective of both Mixed Use Districts is to create an urban form that gives priority to pedestrians and encourages year-round commercial activity at the street level. Required form elements, such as a maximum distance between entries and a maximum length of blank wall, activate the street-level of buildings to engage pedestrians through this highly traveled section of Collegetown. In addition, front setback requirements have been incorporated to ensure adequate space to provide wider sidewalks and a safer pedestrian environment. A required ten-foot chamfer or additional setback at corner lots within the Mixed Use 2 District will allow greater visibility and natural light at busy intersections.

(1)

Mixed Use 1 (MU-1).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		70%
	Green space, minimum		10%

MINIMUM OFF-STREET PARKING
None

SITING

PRINCIPAL BUILDING
	Front setback, minimum		5 feet
	Side setback, minimum		5 feet
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback, minimum		10 feet
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			0 feet
Rear setback, minimum			0 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Parking setback, from front facade, minimum		30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum		7/75
	Height (stories/feet), minimum		3/30

ACCESSORY STRUCTURE
Height (stories/feet), maximum			2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum
	1.	Residential	10 feet
	2.	Commercial	12 feet
	Upper-story (floor to floor), minimum		10 feet

ROOF
	Pitched or flat roof		Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, length, maximum
	1.	Row house	150 feet
	2.	All other structures	75 feet
	Length of blank wall, maximum		12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum		35 feet
	Commercial entries must be functioning and usable during business hours.

RECESSED ENTRY
	Recessed entry required for each functional entry

(2)

Mixed Use 2 (MU-2).

LOT CRITERIA

LOT SIZE
	Area, minimum	2,500 square feet
	Width at street line, minimum	25 feet

LOT COVERAGE
	Lot coverage by buildings, maximum	100%, except as required for rear yard
	Green space, minimum	0%

MINIMUM OFF-STREET PARKING
	None

SITING*

PRINCIPAL BUILDING*
	Front setback, minimum/maximum	0 feet/2 feet
	Side setback, minimum	0 feet
	Rear setback, minimum	10 feet

ACCESSORY STRUCTURE
Side setback, minimum		0 feet
Rear setback, minimum		0 feet
Square footage of footprint per unit, maximum		500 square feet

PARKING
	Parking setback, from front facade, minimum	30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

	*See § 325-45.2G(3), Siting exceptions.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	8/85
	Height (stories/feet), minimum	4/45

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT
	Street-level (floor to floor), minimum	12 feet
	Upper-story (floor to floor), minimum	10 feet

ROOF
	Flat roof	Required

ACTIVATION

STREET FACADE
	Glazing, street-level story facade, minimum	65%
	Length of blank wall, maximum	12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum	60 feet
	Commercial entries must be functioning and usable during business hours.

(3)

Siting exceptions. The siting requirements for the MU-2 District are subject to the following exceptions:

(a)

In order to accommodate wider sidewalks and create a more pedestrian-friendly environment, a setback of a minimum of five feet and a maximum of seven feet from the property line that abuts Dryden Road is required for all properties on the south side of the 100 and 200 blocks of Dryden Road as designated on the map below.

(b)

Buildings at all corner lots within the MU-2 district shall be chamfered at least 10 feet from the corner or setback a minimum of five feet from both street frontages. If chamferred, the chamfer shall extend from the ground to the top of the building, except for any stories that are stepped back beyond that dimension.

(c)

All street-facing facades on corner lots shall be considered front facades.

Use Table.[1]

[Amended 7-2-2014 by Ord. No. 2014-07]

[1]

The Use Table has been included as an attachment to this chapter.

Street-level active uses required.

[Amended 7-2-2014 by Ord. No. 2014-07; 6-1-2016 by Ord. No. 2016-12]

(1)

Within the MU-2 District, street-level active uses are required for the street-facing portions of all buildings fronting on those sections of College Avenue, Dryden Road, and Eddy Street designated on the map below.

(2)

Active street-level uses are one of the keys to vitality of the Collegetown core area and are defined as uses that encourage high levels of pedestrian activity, enliven the streetscape, and create well-lit space with ample visibility into the storefront area. Active uses include, but are not limited to, the following:

(a)

Retail store or service commercial facility.

(b)

Restaurant, fast-food establishment, or tavern.

(c)

Theater, bowling alley, auditorium, or other similar places of public assembly.

(d)

Hotel.

(e)

Public park or playground.

(f)

Bank or monetary institution.

(g)

Confectionary, millinery, dressmaking, and other activities involving light hand fabrication as well as sales.

(3)

Additional uses may be permitted if the Planning and Development Board determines them to be an active use and grants special approval for the use. The Planning Board may also grant a special approval of a nonactive use if a property owner is able to show that the physical structure is not easily adaptable to be used as one of the above listed active uses.

Street-level active uses required in areas shown in solid red.

Short title. This section shall be known as the "Collegetown Area Form Districts."

(1)

Encourage exceptional urban design and high-quality construction;

(2)

Regulate elements of building form to ensure a consistent transition between districts;

(3)

Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods;

(4)

Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and

(5)

Promote attractive, walkable neighborhoods that prioritize accommodation of modes of transportation other than single-occupancy automobiles.

Applicability.

(1)

(2)

In the event that provisions of the Collegetown Area Form Districts conflict with other sections of the City Municipal Code, the Collegetown Area Form Districts shall prevail.

(3)

In cases of nonconforming uses, buildings, and lots, refer to Chapter 325, Zoning, Article VI.

Design review and approval required.

(1)

All new construction (including parking lot construction or expansion) is subject to the design review process set forth in Chapter 160, Design Review, of the City Municipal Code.

(2)

Other applicable sections. The following sections of Chapter 325 shall apply in the CR and MU districts. Those sections of Chapter 325 not listed below do not apply within the CR and MU districts.

(1)

Section 325-2, Statutory authority and purpose.

(2)

Section 325-3, Definitions and word usage, except as modified in § 325-45.2B, Definitions and related standards.

(3)

Section 325-4, Establishment of districts.

(4)

Section 325-5, Zoning Map.

(5)

Section 325-6, Interpretation of boundaries.

(6)

Section 325-7, Application of regulations.

(7)

Section 325-8, District regulations.

(8)

Section 325-9, standards (special permits).

(9)

Section 325-10, Accessory apartments.

(10)

Section 325-14, Application.

(11)

Section 325-15, Use regulations.

(12)

Section 325-16, Height regulations, except as expressly modified in this section.

(13)

Section 325-17, Area regulations.

(14)

Section 325-18, Yard regulations.

(15)

Section 325-20, Off-street parking.

(16)

Section 325-23, General standards applying to all land uses.

(17)

Section 325-25, Location of accessory structures.

(18)

Section 325-26, New structures along streams or inlets.

(19)

Section 325-29, Landmarks.

(20)

Section 325-29.1, Adult uses.

(21)

Section 325-29.3, Dumpsters.

(22)

Article VA, Telecommunications Facilities and Services.

(23)

Article VI, Nonconforming Uses, Buildings and Lots.

(24)

Article VII, Administration and Enforcement.

(25)

Article X, Amendments.

(26)

Article XI, Penalties.

[Amended 7-2-2014 by Ord. No. 2014-07; 9-3-2014 by Ord. No. 2014-09; 1-4-2017 by Ord. No. 2017-01; 6-3-2020 by Ord. No. 2020-04; 4-2-2025 by Ord. No. 2025-03]

Establishment of districts. Six zoning districts are established for the Collegetown area. These districts are as follows:

	Abbreviation	District
	CR-1	Collegetown Residential 1
	CR-2	Collegetown Residential 2
	CR-3	Collegetown Residential 3
	CR-4	Collegetown Residential 4
	MU-1	Mixed Use 1
	MU-2	Mixed Use 2

Definitions and related standards. The definitions of § 325-3 shall control, except where a definition is provided below.

The existing definition of building height shall apply. (Refer to § 325-3, "height of building.")

(2)

Building heights in the CR and MU Districts are regulated using feet and stories. No portion of any building shall exceed the maximum number of stories or the maximum height in feet.

(3)

(4)

BUILDING PROJECTIONS

No part of any building shall encroach into any setback, except as described below:

(1)

Overhanging eaves and bay windows may project up to two feet into any required setback.

(2)

In CR Districts, awnings and balconies may extend up to five feet into any required setback, provided that such extension is at least two feet from the vertical plane of any lot line.

DOORS and ENTRIES

(1)

(2)

The entrance spacing requirements must be met for each building.

FRONT PORCHES

(1)

A front porch must be a minimum of six feet deep, not including steps.

(2)

A front porch must cover at least 33% of the street-level story facade width of the building.

(3)

FRONT STOOPS

(1)

A front stoop shall be a maximum of five feet deep, not including steps, and a maximum of six feet wide.

(2)

A front stoop may be roofed but not enclosed.

GLAZING

(1)

When required, glazing is the minimum percentage of transparent windows and doors that must cover a street-level story's street-facing facade.

(2)

Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%.

(3)

Glazing is measured between two and 12 feet above the abutting sidewalk.

INFILL DEVELOPMENT IN MU DISTRICTS

(1)

More than one principal structure is permitted on a parcel in the MU Districts, provided that the first principal structure meets all requirements of this article.

(2)

Any additional principal structure placed behind a principal structure that abuts the street and sidewalk must meet all requirements of this article except:

(a)

Front setback;

(b)

Distance between functioning entries;

(c)

Glazing (MU-2 District only); and

(d)

Street-level active uses required (MU-2 District only).

(3)

If the above requirements are met, § 325-8B(1) shall not apply to additional structures on a parcel in the MU Districts.

PARKING SETBACK

A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed.

(1)

All parking areas shall be located behind the parking setback line.

(2)

The parking setback line does not apply to on-street parking.

RECESSED ENTRY

(1)

A functioning entry that is set back a minimum of five feet from the front facade of the building.

REQUIRED VEGETATIVE BUFFER

(1)

A minimum ten-foot vegetative buffer from the rear property line is required for all properties within CR-1, CR-2, and CR-3 Districts.

(2)

Accessory structures can be located within the vegetative buffer but must conform to required rear and side yard setbacks.

(3)

Required landscaping must be permanently maintained in a healthy growing condition at all times.

TOP STORY LIMITATION

UTILITIES AND MECHANICAL EQUIPMENT

All utilities and mechanical equipment must be screened from public view.

(1)

Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done, mechanicals will be calculated as part of building height.

(2)

Alternatively, mechanicals will not be measured as part of building height, provided that:

(a)

The mechanical equipment is not incorporated into stories with occupiable space;

(b)

The mechanical equipment is architecturally integrated into the building; and

(c)

The mechanical equipment is less than 1/3 of the building footprint and does not exceed nine feet in height above the roof.

Collegetown Area Form Districts.[1]

[1]

Editor's Note: The Collegetown Area Form Districts Map is included as an attachment to this chapter.

Maximum Height (in stories) Map.

(1)

Building heights in the CR and MU districts are regulated using feet and stories. A table illustrating the range of height appears below:

Maximum and Minimum Height (in stories and feet)
District	Maximum (stories)	Minimum (stories)	Maximum (feet)	Minimum (feet)
CR-1	3*	2	35	20
CR-2	3*	2	35	20
CR-3	3*	2	35	20
CR-4	4	2	45	20
MU-1	5	3	70	30
MU-2	6	4	80	45

	NOTES:
	*Top story limitation. A habitable third story in CR-1, CR-2, and CR-3 Districts must be fully contained within a pitched roof.

Collegetown Residential (CR-1, CR-2, CR-3).

Purpose and intent.

(1)

Collegetown Residential 1 (CR-1).

LOT CRITERIA

LOT SIZE

	Area, minimum
	1.	One-family detached dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family detached dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		30%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	5 feet
	Rear setback, minimum	5 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING`
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(2)

Collegetown Residential 2 (CR-2).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		35%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(3)

Collegetown Residential 3 (CR-3).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		40%
	Green space, minimum		30%

MINIMUM OFF-STREET PARKING
	1.	Residence
		a. Up to 3 bed or sleeping rooms per dwelling unit	1 space
		b. 4 and 5 bed or sleeping rooms per dwelling unit	2 spaces
		c. Each additional bed or sleeping room per dwelling unit	1 space
	2.	Home occupation	1 space
	3.	Other uses	See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	10 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint per unit, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Building length, all streets, maximum	45 feet
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

Collegetown Residential 4 (CR-4).

Purpose and intent.

(1)

Collegetown Residential 4 (CR-4).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		50%
	Green space, minimum		25%

MINIMUM OFF-STREET PARKING
Buildings that fully comply with the New York State
Building Code or Residential Code for new construction:
	None, provided a transportation demand management plan is accepted by the Planning and Development Board during site plan review
All other structures:
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum		10 feet
	Side setback, minimum
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback (whichever is less), minimum		10 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			3 feet
Rear setback, minimum			3 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum		20 feet
	Parking setback		at front facade
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	4/45
	Height (stories/feet), minimum	2/20

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	Upper-story (floor to floor), minimum	9 feet

ROOF
	Pitched or flat roof	Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, maximum
	1.	Row house	100 feet
	2.	All other structures	45 feet
	Length of blank wall, maximum		8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum		1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH, STOOP OR RECESSED ENTRY
	Front porch, stoop or recessed entry required for each functional entry

Mixed Use (MU-1, MU-2).

Purpose and intent.
The Mixed Use Districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood.
Located in central Collegetown, the Mixed Use Districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts.

(1)

Mixed Use 1 (MU-1).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		70%
	Green space, minimum		10%

MINIMUM OFF-STREET PARKING
None

SITING

PRINCIPAL BUILDING
	Front setback, minimum		5 feet
	Side setback, minimum		5 feet
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback, minimum		10 feet
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			0 feet
Rear setback, minimum			0 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Parking setback, from front facade, minimum		30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum		7/75
	Height (stories/feet), minimum		3/30

ACCESSORY STRUCTURE
Height (stories/feet), maximum			2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum
	1.	Residential	10 feet
	2.	Commercial	12 feet
	Upper-story (floor to floor), minimum		10 feet

ROOF
	Pitched or flat roof		Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, length, maximum
	1.	Row house	150 feet
	2.	All other structures	75 feet
	Length of blank wall, maximum		12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum		35 feet
	Commercial entries must be functioning and usable during business hours.

RECESSED ENTRY
	Recessed entry required for each functional entry

(2)

Mixed Use 2 (MU-2).

LOT CRITERIA

LOT SIZE
	Area, minimum	2,500 square feet
	Width at street line, minimum	25 feet

LOT COVERAGE
	Lot coverage by buildings, maximum	100%, except as required for rear yard
	Green space, minimum	0%

MINIMUM OFF-STREET PARKING
	None

SITING*

PRINCIPAL BUILDING*
	Front setback, minimum/maximum	0 feet/2 feet
	Side setback, minimum	0 feet
	Rear setback, minimum	10 feet

ACCESSORY STRUCTURE
Side setback, minimum		0 feet
Rear setback, minimum		0 feet
Square footage of footprint per unit, maximum		500 square feet

PARKING
	Parking setback, from front facade, minimum	30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

	*See § 325-45.2G(3), Siting exceptions.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	8/85
	Height (stories/feet), minimum	4/45

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT
	Street-level (floor to floor), minimum	12 feet
	Upper-story (floor to floor), minimum	10 feet

ROOF
	Flat roof	Required

ACTIVATION

STREET FACADE
	Glazing, street-level story facade, minimum	65%
	Length of blank wall, maximum	12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum	60 feet
	Commercial entries must be functioning and usable during business hours.

(3)

Siting exceptions. The siting requirements for the MU-2 District are subject to the following exceptions:

(a)

(b)

(c)

All street-facing facades on corner lots shall be considered front facades.

Use Table.[1]

[Amended 7-2-2014 by Ord. No. 2014-07]

[1]

The Use Table has been included as an attachment to this chapter.

Street-level active uses required.

[Amended 7-2-2014 by Ord. No. 2014-07; 6-1-2016 by Ord. No. 2016-12]

(1)

(2)

(a)

Retail store or service commercial facility.

(b)

Restaurant, fast-food establishment, or tavern.

(c)

Theater, bowling alley, auditorium, or other similar places of public assembly.

(d)

Hotel.

(e)

Public park or playground.

(f)

Bank or monetary institution.

(g)

Confectionary, millinery, dressmaking, and other activities involving light hand fabrication as well as sales.

(3)

Street-level active uses required in areas shown in solid red.

Short title. This section shall be known as the "Collegetown Area Form Districts."

(1)

Encourage exceptional urban design and high-quality construction;

(2)

Regulate elements of building form to ensure a consistent transition between districts;

(3)

Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods;

(4)

Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and

(5)

Promote attractive, walkable neighborhoods that prioritize accommodation of modes of transportation other than single-occupancy automobiles.

Applicability.

(1)

(2)

In the event that provisions of the Collegetown Area Form Districts conflict with other sections of the City Municipal Code, the Collegetown Area Form Districts shall prevail.

(3)

In cases of nonconforming uses, buildings, and lots, refer to Chapter 325, Zoning, Article VI.

Design review and approval required.

(1)

All new construction (including parking lot construction or expansion) is subject to the design review process set forth in Chapter 160, Design Review, of the City Municipal Code.

(2)

Other applicable sections. The following sections of Chapter 325 shall apply in the CR and MU districts. Those sections of Chapter 325 not listed below do not apply within the CR and MU districts.

(1)

Section 325-2, Statutory authority and purpose.

(2)

Section 325-3, Definitions and word usage, except as modified in § 325-45.2B, Definitions and related standards.

(3)

Section 325-4, Establishment of districts.

(4)

Section 325-5, Zoning Map.

(5)

Section 325-6, Interpretation of boundaries.

(6)

Section 325-7, Application of regulations.

(7)

Section 325-8, District regulations.

(8)

Section 325-9, standards (special permits).

(9)

Section 325-10, Accessory apartments.

(10)

Section 325-14, Application.

(11)

Section 325-15, Use regulations.

(12)

Section 325-16, Height regulations, except as expressly modified in this section.

(13)

Section 325-17, Area regulations.

(14)

Section 325-18, Yard regulations.

(15)

Section 325-20, Off-street parking.

(16)

Section 325-23, General standards applying to all land uses.

(17)

Section 325-25, Location of accessory structures.

(18)

Section 325-26, New structures along streams or inlets.

(19)

Section 325-29, Landmarks.

(20)

Section 325-29.1, Adult uses.

(21)

Section 325-29.3, Dumpsters.

(22)

Article VA, Telecommunications Facilities and Services.

(23)

Article VI, Nonconforming Uses, Buildings and Lots.

(24)

Article VII, Administration and Enforcement.

(25)

Article X, Amendments.

(26)

Article XI, Penalties.

[Amended 7-2-2014 by Ord. No. 2014-07; 9-3-2014 by Ord. No. 2014-09; 1-4-2017 by Ord. No. 2017-01; 6-3-2020 by Ord. No. 2020-04; 4-2-2025 by Ord. No. 2025-03]

Establishment of districts. Six zoning districts are established for the Collegetown area. These districts are as follows:

	Abbreviation	District
	CR-1	Collegetown Residential 1
	CR-2	Collegetown Residential 2
	CR-3	Collegetown Residential 3
	CR-4	Collegetown Residential 4
	MU-1	Mixed Use 1
	MU-2	Mixed Use 2

Definitions and related standards. The definitions of § 325-3 shall control, except where a definition is provided below.

The existing definition of building height shall apply. (Refer to § 325-3, "height of building.")

(2)

Building heights in the CR and MU Districts are regulated using feet and stories. No portion of any building shall exceed the maximum number of stories or the maximum height in feet.

(3)

(4)

BUILDING PROJECTIONS

No part of any building shall encroach into any setback, except as described below:

(1)

Overhanging eaves and bay windows may project up to two feet into any required setback.

(2)

In CR Districts, awnings and balconies may extend up to five feet into any required setback, provided that such extension is at least two feet from the vertical plane of any lot line.

DOORS and ENTRIES

(1)

(2)

The entrance spacing requirements must be met for each building.

FRONT PORCHES

(1)

A front porch must be a minimum of six feet deep, not including steps.

(2)

A front porch must cover at least 33% of the street-level story facade width of the building.

(3)

FRONT STOOPS

(1)

A front stoop shall be a maximum of five feet deep, not including steps, and a maximum of six feet wide.

(2)

A front stoop may be roofed but not enclosed.

GLAZING

(1)

When required, glazing is the minimum percentage of transparent windows and doors that must cover a street-level story's street-facing facade.

(2)

Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%.

(3)

Glazing is measured between two and 12 feet above the abutting sidewalk.

INFILL DEVELOPMENT IN MU DISTRICTS

(1)

More than one principal structure is permitted on a parcel in the MU Districts, provided that the first principal structure meets all requirements of this article.

(2)

Any additional principal structure placed behind a principal structure that abuts the street and sidewalk must meet all requirements of this article except:

(a)

Front setback;

(b)

Distance between functioning entries;

(c)

Glazing (MU-2 District only); and

(d)

Street-level active uses required (MU-2 District only).

(3)

If the above requirements are met, § 325-8B(1) shall not apply to additional structures on a parcel in the MU Districts.

PARKING SETBACK

A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed.

(1)

All parking areas shall be located behind the parking setback line.

(2)

The parking setback line does not apply to on-street parking.

RECESSED ENTRY

(1)

A functioning entry that is set back a minimum of five feet from the front facade of the building.

REQUIRED VEGETATIVE BUFFER

(1)

A minimum ten-foot vegetative buffer from the rear property line is required for all properties within CR-1, CR-2, and CR-3 Districts.

(2)

Accessory structures can be located within the vegetative buffer but must conform to required rear and side yard setbacks.

(3)

Required landscaping must be permanently maintained in a healthy growing condition at all times.

TOP STORY LIMITATION

UTILITIES AND MECHANICAL EQUIPMENT

All utilities and mechanical equipment must be screened from public view.

(1)

Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done, mechanicals will be calculated as part of building height.

(2)

Alternatively, mechanicals will not be measured as part of building height, provided that:

(a)

The mechanical equipment is not incorporated into stories with occupiable space;

(b)

The mechanical equipment is architecturally integrated into the building; and

(c)

The mechanical equipment is less than 1/3 of the building footprint and does not exceed nine feet in height above the roof.

Collegetown Area Form Districts.[1]

[1]

Editor's Note: The Collegetown Area Form Districts Map is included as an attachment to this chapter.

Maximum Height (in stories) Map.

(1)

Building heights in the CR and MU districts are regulated using feet and stories. A table illustrating the range of height appears below:

Maximum and Minimum Height (in stories and feet)
District	Maximum (stories)	Minimum (stories)	Maximum (feet)	Minimum (feet)
CR-1	3*	2	35	20
CR-2	3*	2	35	20
CR-3	3*	2	35	20
CR-4	4	2	45	20
MU-1	5	3	70	30
MU-2	6	4	80	45

	NOTES:
	*Top story limitation. A habitable third story in CR-1, CR-2, and CR-3 Districts must be fully contained within a pitched roof.

Collegetown Residential (CR-1, CR-2, CR-3).

Purpose and intent.

(1)

Collegetown Residential 1 (CR-1).

LOT CRITERIA

LOT SIZE

	Area, minimum
	1.	One-family detached dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family detached dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		30%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	5 feet
	Rear setback, minimum	5 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING`
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(2)

Collegetown Residential 2 (CR-2).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	4,000 square feet
	2.	Other uses	5,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	45 feet
	2.	Other uses	50 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		35%
	Green space, minimum		35%

MINIMUM OFF-STREET PARKING
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	20 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

(3)

Collegetown Residential 3 (CR-3).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		40%
	Green space, minimum		30%

MINIMUM OFF-STREET PARKING
	1.	Residence
		a. Up to 3 bed or sleeping rooms per dwelling unit	1 space
		b. 4 and 5 bed or sleeping rooms per dwelling unit	2 spaces
		c. Each additional bed or sleeping room per dwelling unit	1 space
	2.	Home occupation	1 space
	3.	Other uses	See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum	10 feet
	Side setback, minimum	5 feet
	Rear setback (whichever is less), minimum	20 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum	10 feet

ACCESSORY STRUCTURE
	Side setback, minimum	3 feet
	Rear setback, minimum	3 feet
	Square footage of footprint per unit, maximum	500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum	20 feet
	Parking setback	at front facade

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	3/35
	Height (stories/feet), minimum	2/20
	Habitable space in the 3rd story must be fully contained within the pitched roof. See § 325-45.2B(11).

ACCESSORY STRUCTURE
	Height (stories/feet), maximum	2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	2nd story (floor to floor), minimum	9 feet

ROOF
	Pitched roof	Required
	Shed roof not allowed as primary roof
	Pitch of principal gable, minimum/maximum	6:12/12:12

ACTIVATION

STREET FACADE
	Building length, all streets, maximum	45 feet
	Length of blank wall, maximum	8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum	1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH
	Front porch	Required

Collegetown Residential 4 (CR-4).

Purpose and intent.

(1)

Collegetown Residential 4 (CR-4).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		50%
	Green space, minimum		25%

MINIMUM OFF-STREET PARKING
Buildings that fully comply with the New York State
Building Code or Residential Code for new construction:
	None, provided a transportation demand management plan is accepted by the Planning and Development Board during site plan review
All other structures:
1.	Residence
	a. Up to 3 bed or sleeping rooms per dwelling unit		1 space
	b. 4 and 5 bed or sleeping rooms per dwelling unit		2 spaces
	c. Each additional bed or sleeping room per dwelling unit		1 space
2.	Home occupation		1 space
3.	Other uses		See § 325-20D(3)(b)

SITING

PRINCIPAL BUILDING
	Front setback, minimum		10 feet
	Side setback, minimum
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback (whichever is less), minimum		10 feet or 20% of lot depth
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			3 feet
Rear setback, minimum			3 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Garage setback from front facade, minimum		20 feet
	Parking setback		at front facade
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	4/45
	Height (stories/feet), minimum	2/20

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum	9 feet
	Upper-story (floor to floor), minimum	9 feet

ROOF
	Pitched or flat roof	Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, maximum
	1.	Row house	100 feet
	2.	All other structures	45 feet
	Length of blank wall, maximum		8 feet

DOORS AND ENTRIES
	Functioning entry on the street-facing facade, minimum		1
	For corner lots, one functioning entry is required on the primary street-facing facade.

PORCH, STOOP OR RECESSED ENTRY
	Front porch, stoop or recessed entry required for each functional entry

Mixed Use (MU-1, MU-2).

Purpose and intent.
The Mixed Use Districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood.
Located in central Collegetown, the Mixed Use Districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts.

(1)

Mixed Use 1 (MU-1).

LOT CRITERIA

LOT SIZE
	Area, minimum
	1.	One-family or two-family dwelling	3,000 square feet
	2.	Multiple dwelling and other uses	3,500 square feet
	Width at street line, minimum
	1.	One-family or two-family dwelling	30 feet
	2.	Multiple dwelling and other uses	40 feet

LOT COVERAGE
	Lot coverage by buildings, maximum		70%
	Green space, minimum		10%

MINIMUM OFF-STREET PARKING
None

SITING

PRINCIPAL BUILDING
	Front setback, minimum		5 feet
	Side setback, minimum		5 feet
	1.	Row house	0 feet
	2.	All other structures	5 feet
	Rear setback, minimum		10 feet
	Spacing between primary structures on same parcel, minimum		5 feet

ACCESSORY STRUCTURE
Side setback, minimum			0 feet
Rear setback, minimum			0 feet
Square footage of footprint per unit, maximum			500 square feet

PARKING LOCATION
	Parking setback, from front facade, minimum		30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum		7/75
	Height (stories/feet), minimum		3/30

ACCESSORY STRUCTURE
Height (stories/feet), maximum			2/20

FLOOR HEIGHT (PRINCIPAL BUILDING)
	Street-level (floor to floor), minimum
	1.	Residential	10 feet
	2.	Commercial	12 feet
	Upper-story (floor to floor), minimum		10 feet

ROOF
	Pitched or flat roof		Allowed

ACTIVATION

STREET FACADE
	Building length, primary street, length, maximum
	1.	Row house	150 feet
	2.	All other structures	75 feet
	Length of blank wall, maximum		12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum		35 feet
	Commercial entries must be functioning and usable during business hours.

RECESSED ENTRY
	Recessed entry required for each functional entry

(2)

Mixed Use 2 (MU-2).

LOT CRITERIA

LOT SIZE
	Area, minimum	2,500 square feet
	Width at street line, minimum	25 feet

LOT COVERAGE
	Lot coverage by buildings, maximum	100%, except as required for rear yard
	Green space, minimum	0%

MINIMUM OFF-STREET PARKING
	None

SITING*

PRINCIPAL BUILDING*
	Front setback, minimum/maximum	0 feet/2 feet
	Side setback, minimum	0 feet
	Rear setback, minimum	10 feet

ACCESSORY STRUCTURE
Side setback, minimum		0 feet
Rear setback, minimum		0 feet
Square footage of footprint per unit, maximum		500 square feet

PARKING
	Parking setback, from front facade, minimum	30 feet
	Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street.

	*See § 325-45.2G(3), Siting exceptions.

HEIGHT

PRINCIPAL BUILDING
	Height (stories/feet), maximum	8/85
	Height (stories/feet), minimum	4/45

ACCESSORY STRUCTURE
Height (stories/feet), maximum		2/20

FLOOR HEIGHT
	Street-level (floor to floor), minimum	12 feet
	Upper-story (floor to floor), minimum	10 feet

ROOF
	Flat roof	Required

ACTIVATION

STREET FACADE
	Glazing, street-level story facade, minimum	65%
	Length of blank wall, maximum	12 feet

DOORS AND ENTRIES
	Distance between functioning street-facing entries, maximum	60 feet
	Commercial entries must be functioning and usable during business hours.