Kingston City Zoning Code
ARTICLE 3
Transect Standards
§ 405-4 Overview.
A.
Purpose. The transect is a planning and zoning tool that organizes zones in a continuum from rural to urban, referred to as T1, T2, T3, T4, and T5. Additional special district zones cover land that does not fit into any of the previous categories. Each Transect Zone has a different set of characteristics (
lot width
, lot
depth, lot coverage, frontage occupancy, building height
, building setbacks
, parking setbacks, encroachments
, allowed frontage types, allowed building types, allowed sign types, etc.). Some zones are subdivided as "neighborhood" (primarily residential uses
); "open" (similar form as neighborhood but open to a greater mix of uses
); and "main street" (mixed-use buildings that consistently occupy a greater percentage of the frontage
and are located at the back edge of the sidewalk).§ 405-5 Summary Tables.
[Amended 7-1-2025 by L.L. No. 4-2025, approved 7-16-2025]
Standards for each of the Transect Zones are shown for comparison in Tables 405.5.A (Transect District Form Summary), 405.5.B (Transect District Dimensional Standards Summary), and 405.5.C (Transect Districts Permitted Uses).
Table 405.5.A Transect District Form Summary | |||||||||
|---|---|---|---|---|---|---|---|---|---|
T5 Urban Center | T4 Neighborhood | T3 Neighborhood | T3 Large Lot | T2 Conservation | T1 Natural | SD Waterfront1 | |||
 |  |  |  |  |  |  |  |  |  |
T5 Main Street (T5MS) | T5 Flex (T5F) | T5 Neighborhood (T5N) | T4 Main Street (T4MS) | T4 Neighborhood and T4 Neighborhood-Open (T4N and T4N-O) | T3 Neighborhood and T3 Neighborhood-Open (T3N and T3N-O) | T3 Large Lot (T3L) | T2 Conservation (T2C) | T1 Natural (T1N) | Waterfront Mixed-Use (SD-WMU) |
Intent: a walkable, vibrant urban main street serving multiple neighborhoods and the City with commercial, retail, entertainment and civic uses, public transportation, and small- to large-footprint, medium- to high-density building types. | Intent: to provide an urban form that can accommodate a very diverse range of uses and building types, including some light industrial as well as live/work combinations, to reinforce the pattern of existing walkable neighborhoods and to encourage revitalization and investment. | Intent: to provide a variety of housing choices, in small- to large-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. | Intent: a walkable, vibrant urban main street serving multiple neighborhoods with commercial, retail, entertainment and civic uses, public transportation, and small- to medium-footprint, medium- to high-density building types. | Intent: to provide a variety of housing choices, in small- to medium-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, small- to medium-lot detached homes and reinforce their role within walkable neighborhoods and to allow new neighborhoods with this component. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, medium-large-lot detached homes and reinforce their role within the City. | Intent: to protect the integrity of existing natural land with low-density detached homes as well as areas of steep slopes and natural vegetation, and reinforce their role within the City. | Intent: preservation of open spaces and natural resources. | Intent: to allow for a walkable, mixed-use destination district that celebrates the rich cultural, historic, and natural resources of the waterfront, and furthers the policies of the Kingston Local Waterfront Revitalization Program (LWRP). District standards shape mixed-use development and public spaces that support a healthy relationship between people and the environment. |
General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use |
Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Vertical and horizontal mixed-use: retail, commercial, residential and light industrial uses on any floors. Ideal location for work/live conditions. | A diverse mix of residential building types, general retail, and small to medium-sized neighborhood-supporting services and commercial uses. | Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential | Primarily residential, with lot area reserved for conservation of natural resources | Active and passive recreation, natural areas | A mix of uses, including commercial, cultural facilities, residential, public spaces, artisanal manufacturing and working waterfront |
Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics |
Primarily attached | Attached or detached | Attached or detached | Primarily attached | Primarily detached | Detached | Detached | Detached | Open space and natural areas | Attached or detached |
Buildings at the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings close to the right-of-way | Small to medium setbacks | Small to large setbacks | Medium to large setbacks | Limited structures/buildings | Buildings close to the right-of-way |
No side setbacks | Small to no side setbacks | Small to no side setbacks | No side setbacks | Small to no side setbacks | Up to 2.5 stories (3.5 with bonus in T3N-O) | Up to 2.5 stories | Up to 2.5 stories | Building placement varies | No side setbacks |
Up to 4 stories (6 with bonus) | Up to 4 stories (6 with bonus) | Up to 3.5 stories (5.5 with bonus) | Up to 3 stories (4 with bonus) | Up to 2.5 stories (3.5 with bonus) | Parking to the side or rear | Parking to the side or rear | Parking to the side or rear | Large setbacks | Height varies (3 to 4 stories plus bonus) |
Parking in the rear | Parking to the side or rear | Parking in the rear | Parking in the rear | Parking to the side or rear | Stoop/porch frontages | Common yard frontages | Common yard frontages | Waterfront public access | |
Primarily shopfronts | Diverse mix of frontages | Diverse mix of frontages | Primarily shopfronts | Diverse mix of frontages | |||||
Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types |
Main street building | Main street building | Main street building | Main street building | Live/work building | Small multiplex | Small multiplex | Duplex | Civic buildings/others as approved by City to support parks and open space uses. | Main street building |
Liner building | Flex building | Liner building | Liner building | Multiplex and small multiplex | Neighborhood business | Cottage court | Detached house | Flex building | |
Live/work building | Liner building | Live/work building | Live/work building | Neighborhood business | Cottage court | Duplex | Carriage house | Liner building | |
Stacked flats | Live/work building | Stacked flats | Stacked flats | Rowhouse | Duplex | Detached house | Live/work building | ||
Stacked flats | Courtyard | Neighborhood business | Cottage court | Detached house | Carriage house | Stacked flats | |||
Courtyard | Multiplex and small multiplex | Rowhouse | Duplex | Carriage house | Courtyard | ||||
Multiplex and small multiplex | Neighborhood business | Detached house | Multiplex and small multiplex | ||||||
Neighborhood business | Rowhouse | Carriage house | Neighborhood business | ||||||
Rowhouse | Duplex | Rowhouse | |||||||
Carriage house | Detached house | ||||||||
Carriage house | |||||||||
NOTE: | ||||||||||
1 | Five additional Special Districts (SD-W, Waterfront; SD-C, Commercial; SD-MF, Multifamily; SD-F, Flex Industry; and SD-I, Institutional) are established with varying urban forms, primarily intended to allow for existing single-use areas to continue and prevent nonconforming lots, buildings and uses. See § 405-11 for details. | |||||||||
Table 405.5.A Transect District Form Summary | |||||||||
|---|---|---|---|---|---|---|---|---|---|
T5 Urban Center | T4 Neighborhood | T3 Neighborhood | T3 Large Lot | T2 Conservation | T1 Natural | SD Waterfront1 | |||
| | | | | | | | | |
T5 Main Street (T5MS) | T5 Flex (T5F) | T5 Neighborhood (T5N) | T4 Main Street (T4MS) | T4 Neighborhood and T4 Neighborhood-Open (T4N and T4N-O) | T3 Neighborhood and T3 Neighborhood-Open (T3N and T3N-O) | T3 Large Lot (T3L) | T2 Conservation (T2C) | T1 Natural (T1N) | Waterfront Mixed-Use (SD-WMU) |
Intent: a walkable, vibrant urban main street serving multiple neighborhoods and the City with commercial, retail, entertainment and civic uses, public transportation, and small- to large-footprint, medium- to high-density building types. | Intent: to provide an urban form that can accommodate a very diverse range of uses and building types, including some light industrial as well as live/work combinations, to reinforce the pattern of existing walkable neighborhoods and to encourage revitalization and investment. | Intent: to provide a variety of housing choices, in small- to large-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. | Intent: a walkable, vibrant urban main street serving multiple neighborhoods with commercial, retail, entertainment and civic uses, public transportation, and small- to medium-footprint, medium- to high-density building types. | Intent: to provide a variety of housing choices, in small- to medium-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, small- to medium-lot detached homes and reinforce their role within walkable neighborhoods and to allow new neighborhoods with this component. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, medium-large-lot detached homes and reinforce their role within the City. | Intent: to protect the integrity of existing natural land with low-density detached homes as well as areas of steep slopes and natural vegetation, and reinforce their role within the City. | Intent: preservation of open spaces and natural resources. | Intent: to allow for a walkable, mixed-use destination district that celebrates the rich cultural, historic, and natural resources of the waterfront, and furthers the policies of the Kingston Local Waterfront Revitalization Program (LWRP). District standards shape mixed-use development and public spaces that support a healthy relationship between people and the environment. |
General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use |
Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Vertical and horizontal mixed-use: retail, commercial, residential and light industrial uses on any floors. Ideal location for work/live conditions. | A diverse mix of residential building types, general retail, and small to medium-sized neighborhood-supporting services and commercial uses. | Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential | Primarily residential, with lot area reserved for conservation of natural resources | Active and passive recreation, natural areas | A mix of uses, including commercial, cultural facilities, residential, public spaces, artisanal manufacturing and working waterfront |
Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics |
Primarily attached | Attached or detached | Attached or detached | Primarily attached | Primarily detached | Detached | Detached | Detached | Open space and natural areas | Attached or detached |
Buildings at the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings close to the right-of-way | Small to medium setbacks | Small to large setbacks | Medium to large setbacks | Limited structures/buildings | Buildings close to the right-of-way |
No side setbacks | Small to no side setbacks | Small to no side setbacks | No side setbacks | Small to no side setbacks | Up to 2.5 stories (3.5 with bonus in T3N-O) | Up to 2.5 stories | Up to 2.5 stories | Building placement varies | No side setbacks |
Up to 4 stories (6 with bonus) | Up to 4 stories (6 with bonus) | Up to 3.5 stories (5.5 with bonus) | Up to 3 stories (4 with bonus) | Up to 2.5 stories (3.5 with bonus) | Parking to the side or rear | Parking to the side or rear | Parking to the side or rear | Large setbacks | Height varies (3 to 4 stories plus bonus) |
Parking in the rear | Parking to the side or rear | Parking in the rear | Parking in the rear | Parking to the side or rear | Stoop/porch frontages | Common yard frontages | Common yard frontages | Waterfront public access | |
Primarily shopfronts | Diverse mix of frontages | Diverse mix of frontages | Primarily shopfronts | Diverse mix of frontages | |||||
Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types |
Main street building | Main street building | Main street building | Main street building | Live/work building | Small multiplex | Small multiplex | Duplex | Civic buildings/others as approved by City to support parks and open space uses. | Main street building |
Liner building | Flex building | Liner building | Liner building | Multiplex and small multiplex | Neighborhood business | Cottage court | Detached house | Flex building | |
Live/work building | Liner building | Live/work building | Live/work building | Neighborhood business | Cottage court | Duplex | Carriage house | Liner building | |
Stacked flats | Live/work building | Stacked flats | Stacked flats | Rowhouse | Duplex | Detached house | Live/work building | ||
Stacked flats | Courtyard | Neighborhood business | Cottage court | Detached house | Carriage house | Stacked flats | |||
Courtyard | Multiplex and small multiplex | Rowhouse | Duplex | Carriage house | Courtyard | ||||
Multiplex and small multiplex | Neighborhood business | Detached house | Multiplex and small multiplex | ||||||
Neighborhood business | Rowhouse | Carriage house | Neighborhood business | ||||||
Rowhouse | Duplex | Rowhouse | |||||||
Carriage house | Detached house | ||||||||
Carriage house | |||||||||
NOTE: | ||||||||||
1 | Five additional Special Districts (SD-W, Waterfront; SD-C, Commercial; SD-MF, Multifamily; SD-F, Flex Industry; and SD-I, Institutional) are established with varying urban forms, primarily intended to allow for existing single-use areas to continue and prevent nonconforming lots, buildings and uses. See § 405-11 for details. | |||||||||
Table 405.5.A Transect District Form Summary | |||||||||
|---|---|---|---|---|---|---|---|---|---|
T5 Urban Center | T4 Neighborhood | T3 Neighborhood | T3 Large Lot | T2 Conservation | T1 Natural | SD Waterfront1 | |||
| | | | | | | | | |
T5 Main Street (T5MS) | T5 Flex (T5F) | T5 Neighborhood (T5N) | T4 Main Street (T4MS) | T4 Neighborhood and T4 Neighborhood-Open (T4N and T4N-O) | T3 Neighborhood and T3 Neighborhood-Open (T3N and T3N-O) | T3 Large Lot (T3L) | T2 Conservation (T2C) | T1 Natural (T1N) | Waterfront Mixed-Use (SD-WMU) |
Intent: a walkable, vibrant urban main street serving multiple neighborhoods and the City with commercial, retail, entertainment and civic uses, public transportation, and small- to large-footprint, medium- to high-density building types. | Intent: to provide an urban form that can accommodate a very diverse range of uses and building types, including some light industrial as well as live/work combinations, to reinforce the pattern of existing walkable neighborhoods and to encourage revitalization and investment. | Intent: to provide a variety of housing choices, in small- to large-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. | Intent: a walkable, vibrant urban main street serving multiple neighborhoods with commercial, retail, entertainment and civic uses, public transportation, and small- to medium-footprint, medium- to high-density building types. | Intent: to provide a variety of housing choices, in small- to medium-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, small- to medium-lot detached homes and reinforce their role within walkable neighborhoods and to allow new neighborhoods with this component. An open subzone provides the same building form but allows for a more diverse mix of uses. | Intent: to protect the integrity of existing, medium-large-lot detached homes and reinforce their role within the City. | Intent: to protect the integrity of existing natural land with low-density detached homes as well as areas of steep slopes and natural vegetation, and reinforce their role within the City. | Intent: preservation of open spaces and natural resources. | Intent: to allow for a walkable, mixed-use destination district that celebrates the rich cultural, historic, and natural resources of the waterfront, and furthers the policies of the Kingston Local Waterfront Revitalization Program (LWRP). District standards shape mixed-use development and public spaces that support a healthy relationship between people and the environment. |
General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use | General Use |
Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Vertical and horizontal mixed-use: retail, commercial, residential and light industrial uses on any floors. Ideal location for work/live conditions. | A diverse mix of residential building types, general retail, and small to medium-sized neighborhood-supporting services and commercial uses. | Primarily ground floor commercial uses with a mix of commercial and residential uses on the floors above | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential with smaller neighborhood-supporting commercial uses in neighborhood business buildings and in the open subzone | Primarily residential | Primarily residential, with lot area reserved for conservation of natural resources | Active and passive recreation, natural areas | A mix of uses, including commercial, cultural facilities, residential, public spaces, artisanal manufacturing and working waterfront |
Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics | Primary Characteristics |
Primarily attached | Attached or detached | Attached or detached | Primarily attached | Primarily detached | Detached | Detached | Detached | Open space and natural areas | Attached or detached |
Buildings at the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings at or close to the right-of-way | Buildings close to the right-of-way | Small to medium setbacks | Small to large setbacks | Medium to large setbacks | Limited structures/buildings | Buildings close to the right-of-way |
No side setbacks | Small to no side setbacks | Small to no side setbacks | No side setbacks | Small to no side setbacks | Up to 2.5 stories (3.5 with bonus in T3N-O) | Up to 2.5 stories | Up to 2.5 stories | Building placement varies | No side setbacks |
Up to 4 stories (6 with bonus) | Up to 4 stories (6 with bonus) | Up to 3.5 stories (5.5 with bonus) | Up to 3 stories (4 with bonus) | Up to 2.5 stories (3.5 with bonus) | Parking to the side or rear | Parking to the side or rear | Parking to the side or rear | Large setbacks | Height varies (3 to 4 stories plus bonus) |
Parking in the rear | Parking to the side or rear | Parking in the rear | Parking in the rear | Parking to the side or rear | Stoop/porch frontages | Common yard frontages | Common yard frontages | Waterfront public access | |
Primarily shopfronts | Diverse mix of frontages | Diverse mix of frontages | Primarily shopfronts | Diverse mix of frontages | |||||
Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types | Allowed building types |
Main street building | Main street building | Main street building | Main street building | Live/work building | Small multiplex | Small multiplex | Duplex | Civic buildings/others as approved by City to support parks and open space uses. | Main street building |
Liner building | Flex building | Liner building | Liner building | Multiplex and small multiplex | Neighborhood business | Cottage court | Detached house | Flex building | |
Live/work building | Liner building | Live/work building | Live/work building | Neighborhood business | Cottage court | Duplex | Carriage house | Liner building | |
Stacked flats | Live/work building | Stacked flats | Stacked flats | Rowhouse | Duplex | Detached house | Live/work building | ||
Stacked flats | Courtyard | Neighborhood business | Cottage court | Detached house | Carriage house | Stacked flats | |||
Courtyard | Multiplex and small multiplex | Rowhouse | Duplex | Carriage house | Courtyard | ||||
Multiplex and small multiplex | Neighborhood business | Detached house | Multiplex and small multiplex | ||||||
Neighborhood business | Rowhouse | Carriage house | Neighborhood business | ||||||
Rowhouse | Duplex | Rowhouse | |||||||
Carriage house | Detached house | ||||||||
Carriage house | |||||||||
NOTE: | ||||||||||
1 | Five additional Special Districts (SD-W, Waterfront; SD-C, Commercial; SD-MF, Multifamily; SD-F, Flex Industry; and SD-I, Institutional) are established with varying urban forms, primarily intended to allow for existing single-use areas to continue and prevent nonconforming lots, buildings and uses. See § 405-11 for details. | |||||||||
§ 405-6 T5 Urban Center Transect.
[Amended 7-1-2025 by L.L. No. 4-2025, approved 7-16-2025]
A.
T5 Transect form overview. [Note: Photos below are for illustrative purposes only.]
 | (1) | T5 Main Street (T5MS). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
A walkable, vibrant urban main street serving multiple neighborhoods and the City with commercial, retail, entertainment and civic uses, public transportation, and small- to large-footprint, medium- to high-density building types. | Primarily attached | |||
Buildings at the right-of-way | ||||
No side setbacks | ||||
Up to 4 stories (6 with bonus) | ||||
Parking in the rear | ||||
Primarily shopfronts | ||||
 | (2) | T5 Flex (T5F). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To provide an urban form that can accommodate a very diverse range of uses and building types, including some light industrial as well as work/live, to reinforce the pattern of existing walkable neighborhoods and to encourage revitalization and investment. | Attached or detached | |||
Buildings at or close to the right-of-way | ||||
Small to no side setbacks | ||||
Up to 4 stories (6 with bonus) | ||||
Parking to the side or rear | ||||
Diverse mix of frontages | ||||
 | (3) | T5 Neighborhood (T5N). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To provide a variety of housing choices, in small- to large-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. | Attached or detached | |||
Buildings at or close to the right-of-way | ||||
Small to no side setbacks | ||||
Up to 3.5 stories (5.5 with bonus) | ||||
Parking in the rear | ||||
Diverse mix of frontages | ||||
B.
Building form.
 | ||||
 |
Standard | T5MS | T5F | T5N | |
A | Front build-to zone (feet) | 0 minimum to 5 maximum | 0 minimum to 15 maximum | 0 minimum to 10 maximum |
B | Frontage occupancy | 90% minimum | n/a | 70% minimum |
Maximum building footprint (square feet) | 25,000 | No maximum | 10,000 | |
C | Side setback (mid-block) (feet) | 0 minimum | 0 minimum | 0 minimum |
D | Side build-to zone (street) (feet) | 0 minimum to 10 maximum | 0 minimum to 15 maximum | 0 minimum to 10 maximum |
E | Rear setback (lot) (feet) | 5 minimum | 10 minimum | 5 minimum |
Rear setback (alley) (feet) | 5 minimum | 5 minimum | 5 minimum | |
Rear setback (accessory) (feet) | 0 minimum | 0 minimum | 3 minimum | |
NOTES: | ||||
1 | Front and side orientation shall be determined by the street hierarchy in § 405-22C(3). | |||
2 | One or more principal buildings are permitted on a lot . The principal building(s) primary facade shall be located within the build-to zone . All principal buildings must have a principal entrance along the primary facade . | |||
3 | Loading docks and other service entries shall not be located facing streets and public open spaces . | |||
4 | The maximum building footprint shall not apply to civic uses , including houses of worship and schools. Grocery stores may exceed this limit with a major waiver . (See § 405-26F.) The maximum building footprint may be expanded by up to 100% for additions to existing buildings with a major waiver . (See § 405-26F.) | |||
5 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | |||
6 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | |||
C.
Lot standards.
 | ||||
 |
Standard | T5MS | T5F | T5N | |
F | Lot width (feet) | No minimum, 200 maximum | ||
G | Lot depth (feet) | No minimum, 200 maximum | ||
Lot coverage (% maximum) | 100% | |||
NOTES: | ||||
1 | A parking garage with liner building may exceed the maximum lot width /depth, with a major waiver . (See § 405-26F.) | |||
2 | Lots larger than two acres shall follow the large site standards (Article 7). | |||
3 | Any existing lot that exceeds the maximum lot size shall be considered a permitted nonconforming lot. | |||
D.
Building height.
 | ||||
 |
Building | T5MS | T5F | T5N | |
H | Principal building height (in stories) | 2 minimum | No minimum | No minimum |
4 maximum | 4 maximum | 3.5 maximum | ||
Principal building height Broadway/Cornell Corridor Height Overlay (in stories) | 2 minimum | No minimum | No minimum | |
6 maximum | 6 maximum | 4.5 maximum | ||
Potential bonus height (stories) (§ 405-20) | 2 | 2 | 2 | |
Accessory building height (in stories) | 2.5 maximum | 2.5 maximum | 2.5 maximum | |
I | First floor height (floor to floor) (feet) | 16 minimum Historic districts: 16 corner minimum; mid-block contextual minimum | 14 minimum Historic districts: 14 corner minimum; mid-block contextual minimum | 12 minimum |
J | Ground finished floor (above sidewalk or finished grade) (inches) | 0 minimum (commercial use) 18 minimum (residential use) | ||
NOTES: | ||||
1 | See § 405-14H for requirements. | |||
2 | See Special Requirements Map (Figure 405.3.B) to view the area of the Broadway/Cornell Corridor Height Overlay, where greater building heights are permitted. | |||
3 | Within 20 feet of the rear lot line , buildings may not be more than a half story taller than the allowed height of adjacent buildings. | |||
E.
Parking.
 | ||||
 |
Parking Placement | T5MS | T5F | T5N | |
General location | Behind | Behind, side | Behind | |
K | Front setback (feet) | 30 minimum | ||
L | Side setback (mid-block) (feet) | 0 minimum | ||
M | Side setback (street) (feet) | 15 minimum | ||
N | Rear setback (lot or alley) (feet) | 5 minimum | ||
Required Spaces | T5MS | T5F | T5N | |
Residential uses | No minimum, 2/dwelling maximum | |||
Lodging uses | No minimum, 1.5/guest room maximum | |||
Commerce/civic uses | No minimum, 4/1,000 square feet maximum | |||
Industrial uses | ||||
NOTES: | ||||
1 | Parking setbacks apply to off-street aboveground parking; structured parking may be located forward of the parking setback if the liner building requirements of § 405-14F are met. | |||
2 | See § 405-16 for additional parking requirements. | |||
3 | Driveways are permitted forward of the parking setback line. Parking access is further described in § 405-16E. | |||
F.
Encroachments.
 | ||||
 |
Permitted Encroachments | T5MS | T5F | T5N | |
O | Maximum encroachment (feet) | 15 | 15 | 15 |
Allowed frontages (§ 405-13) | X | X | X | |
Awning/marquee | X | X | X | |
Balcony | X | X | X | |
Other architectural elements (bay window, overhang, cornice, etc.) | X | X | X | |
Signage | X | X | X | |
NOTES: | ||||
1 | Above elements may encroach forward of the build-to zone and/or into the right-of-way barring any additional restrictions by the public entity that has control over the public right-of-way . Elements may not encroach within two feet of the curb. | |||
2 | See frontage standards (§ 405-13) for dimensional requirements. | |||
3 | Additional standards may apply in Historic Districts; see § 405-14. | |||
G.
Allowed signage types.
Signage Type | T5MS | T5F | T5N |
Wall sign (per business) | 1 | 1 | |
Wall mural sign (per building) | 1 | 1 | 1 |
Awning or canopy (per awning) | 1 | 1 | 1 |
Projecting or hanging (per entry) | 1 | 1 | 1 |
Window sign (per shopfront) | 1 | 1 | 1 |
Sidewalk sign (per business) | 1 | 1 | 1 |
NOTE: | |||
1 | See signage standards (§ 405-17) for additional requirements. | ||
H.
Allowed building types.
Building Type | T5MS | T5F | T5N |
Main street building | X | X | X |
Flex building | X | ||
Liner building | X | X | X |
Live/work building | X | X | X |
Stacked flats | X | X | X |
Courtyard | X | X | |
Multiplex | X | X | |
Small multiplex | X | X | |
Neighborhood business | X | X | |
Rowhouse | X | X | |
Cottage court | |||
Duplex | X | ||
Detached house | X | ||
Carriage house | X | X |
NOTE: | |||
1 | See building type standards (§ 405-12) for additional requirements. | ||
§ 405-7 T4 Neighborhood Transect.
[Amended 7-1-2025 by L.L. No. 4-2025, approved 7-16-2025]
A.
T4 Transect form overview. [Note: Photos below are for illustrative purposes only.]
 | (1) | T4 Main Street (T4MS). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
A walkable, vibrant urban main street serving multiple neighborhoods with commercial, retail, entertainment and civic uses, public transportation, and small- to medium-footprint, medium- to high-density building types. | Primarily attached | |||
Buildings at or close to the right-of-way | ||||
No side setbacks | ||||
Up to 3 stories (4 with bonus) | ||||
Parking in the rear | ||||
Primarily shopfronts | ||||
 | (2) | T4 Neighborhood | (T4N and T4N-O) | |
(a) | Intent. | (b) | Primary Characteristics. | |
To provide a variety of housing choices, in small- to medium-footprint, medium- to high-density building types, which reinforce the walkable nature of the neighborhood, support neighborhood-serving retail and service uses adjacent to this zone, and support public transportation alternatives. An open subzone provides the same building form but allows for a more diverse mix of uses. | Primarily detached | |||
Buildings close to the right-of-way | ||||
Small to no side setbacks | ||||
Up to 2.5 stories (3.5 with bonus) | ||||
Parking to the side or rear | ||||
Diverse mix of frontages | ||||
B.
Building form.
 | ||||
 |
Standard | T4MS | T4N-O | T4N | |
A | Front build-to-zone (feet) | 0 minimum to 5 maximum | Contextual build-to zone (See Note 5.), or 5 minimum to 15 maximum | |
B | Frontage occupancy | 70% minimum | 50% minimum | |
Maximum building footprint (square feet) | 6,000 | 5,000 | ||
C | Side setback (mid-block) (feet) | 0 minimum | 3 minimum | |
D | Side build-to-zone (street) (feet) | 0 minimum to 10 maximum | Contextual build-to zone (See Note 5.), or 5 minimum to 15 maximum | |
E | Rear setback (lot) (feet) | 10 minimum | 10 minimum | |
Rear setback (alley) (feet) | 5 minimum | 5 minimum | ||
Rear setback (accessory) (feet) | 0 minimum | 3 minimum | ||
NOTES: | ||||
1 | "Front" and "side" orientation shall be determined by the street hierarchy in § 405-22C(3). | |||
2 | One or more principal buildings are permitted on a lot . The principal building(s) primary facade shall be located within the build-to zone . A cottage court that meets the standards of § 405-12, where primary facades are oriented to face a shared court/green, may be approved as a minor waiver . (See § 405-26F.) | |||
3 | All principal buildings must have a principal entrance along the primary facade . | |||
4 | Loading docks and other service entries shall not be located facing streets and public open spaces . | |||
5 | A contextual build-to zone is the range between the smallest and largest existing setback of buildings that are on adjacent lots , that are oriented to the same street as, and within 100 feet of the subject lot . | |||
6 | The maximum building footprint shall not apply to civic uses , including houses of worship and schools. Grocery stores may exceed this limit with a major waiver . (See § 405-26F.) The maximum building footprint may be expanded by up to 100% for additions to existing buildings with a major waiver . (See § 405-26F.) | |||
7 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | |||
8 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | |||
C.
Lot standards.
 | ||||
 |
Standard | T4MS | T4N-O | T4N | |
F | Lot width (feet) | No minimum, 150 maximum | ||
G | Lot depth (feet) | No minimum, 200 maximum | ||
Lot coverage (% maximum) | 80% | 70% | ||
NOTES: | ||||
1 | A parking garage with liner building may exceed the maximum lot width /depth, with a major waiver . (See § 405-26F.) | |||
2 | Lots larger than two acres shall follow the large site standards (Article 7). | |||
3 | Any existing lot that exceeds the maximum lot size shall be considered a permitted nonconforming lot. | |||
D.
Building height.
 | ||||
 |
Building | T4MS | T4N-O | T4N | |
H | Principal building height (in stories) | No minimum | No minimum | No minimum |
3 maximum | 3 maximum | 2.5 maximum | ||
Potential bonus height (§ 405-20) (stories) | 1 | 1 | 1 | |
Accessory building height (in stories) | 2.5 maximum | 2.5 maximum | 2.5 maximum | |
I | First floor height (floor to floor) (feet) | 14 minimum Historic districts: 14 corner minimum; mid-block contextual minimum | 9 minimum | 9 minimum |
J | Ground finished floor (above sidewalk or finished grade) (inches) | 0 minimum (commercial use) 18 minimum (residential use) | ||
NOTES: | ||||
1 | See § 405-14H for requirements. | |||
2 | Within 20 feet of the rear lot line, buildings may not be more than a half story taller than the allowed height of adjacent buildings . | |||
E.
Parking.
 | ||||
 |
Parking Placement | T4MS | T4N-O | T4N | |
General location | Behind, side | |||
K | Front setback (feet) | 30 minimum | ||
L | Side setback (mid-block) (feet) | 0 minimum | ||
M | Side setback (street) (feet) | 15 minimum | ||
N | Rear setback (lot or alley) (feet) | 5 minimum | ||
Required Spaces | T4MS | T4N-O | T4N | |
Residential uses | No minimum, 2/dwelling maximum | |||
Lodging uses | No minimum, 1.5/guest room maximum | |||
Commerce/civic uses | No minimum, 4/1,000 square feet maximum | |||
Industrial uses | ||||
NOTES: | ||||
1 | Parking setbacks apply to off-street aboveground parking; structured parking may be located forward of the parking setback if the liner building requirements of § 405-14F are met. | |||
2 | See § 405-16 for additional parking requirements. | |||
3 | Driveways are permitted forward of the parking setback line. Parking access is further described in § 405-16E. | |||
F.
Encroachments.
 | ||||
 |
Permitted Encroachments | T4MS | T4N-O | T4N | |
O | Maximum encroachment (feet) | 15 | 10 | 10 |
Allowed frontages (§ 405-13) | X | X | X | |
Awning/marquee | X | X | ||
Balcony | X | X | X | |
Other architectural elements (bay window, overhang, cornice, etc.) | X | X | X | |
Signage | X | X | ||
NOTES: | ||||
1 | Above elements may encroach forward of the build-to zone and/or into the right-of-way barring any additional restrictions by the public entity that has control over the public right-of-way . Elements may not encroach within two feet of the curb. | |||
2 | See frontage standards (§ 405-13) for dimensional requirements. | |||
G.
Allowed signage types.
Signage Type | T4MS | T4N-O | T4N |
Wall sign (per business) | 1 | 1 | |
Projecting or hanging (per entry) | 1 | 1 | |
Awning or canopy (per awning) | 1 | 1 | |
Window sign (per shopfront) | 1 | 1 | |
Sidewalk sign (per business) | 1 | 1 | |
Yard/porch (per business) | 1 |
NOTE: | |||
1 | See signage standards (§ 405-17) for additional requirements. | ||
H.
Allowed building types.
Building Type | T4MS | T4N-O | T4N |
Main street building | X | ||
Liner building | X | ||
Live/work building | X | X | |
Stacked flats | X | ||
Multiplex | X | X | |
Small multiplex | X | X | |
Neighborhood business | X | X | X |
Rowhouse | X | X | X |
Cottage court | X | X | |
Duplex | X | X | |
Detached house | X | X | |
Carriage house | X | X |
NOTE: | |||
1 | See building type standards (§ 405-12) for additional requirements. | ||
§ 405-8 T3 Neighborhood Transect.
A.
T3 Transect form overview. [Note: Photo below is for illustrative purposes only.]
 | (1) | T3 Neighborhood. | (T3N and T3N-O). | |
(a) | Intent. | (b) | Primary Characteristics. | |
To protect the integrity of existing, small- to medium-lot detached homes and reinforce their role within walkable neighborhoods and to allow new neighborhoods with this component. An open subzone provides the same building form but allows for a more diverse mix of uses. | Detached | |||
Small to medium setbacks | ||||
Up to 2.5 stories (3.5 with bonus in T3N-O) | ||||
Parking to the side or rear | ||||
Stoop/porch frontages | ||||
B.
Building form.
 | |||
 |
Standard | T3N-O | T3N | |
A | Front build-to-zone | Contextual build-to zone ; see Note 5.If no buildings within 100 feet exist, the front build-to zone shall be 10 feet minimum/25 feet maximum | |
B | Frontage occupancy | n/a | |
Maximum building footprint | 4,000 square feet | ||
C | Side setback (mid-block) | 8 feet minimum or contextual setback; see Note 6. | |
D | Side build-to-zone (street) | Contextual build-to zone ; see Note 5.If no buildings within 100 feet exist, the side build-to zone shall be 10 feet minimum/25 feet maximum | |
Side setback (accessory) | 5 feet minimum | ||
E | Rear setback (lot) | 15 feet minimum | |
Rear setback (alley) | 10 feet minimum | ||
Rear setback (accessory) | 3 feet minimum | ||
NOTES: | |||
1 | Front and side orientation shall be determined by the street hierarchy in § 405-22C(3). | ||
2 | All principal buildings must have a principal entrance along the primary facade . | ||
3 | One or more principal buildings are permitted on a lot . The principal building(s) primary facade shall be located within the build-to zone . A cottage court that meets the standards of § 405-12, where primary facades are oriented to face a shared court/green, may be approved as a minor waiver . (See § 405-26F.) | ||
4 | The maximum building footprint shall not apply to civic uses , including houses of worship and schools. The maximum building footprint may be expanded by up to 100% for additions to existing buildings with a major waiver . (See § 405-26F.) | ||
5 | A contextual build-to-zone is the range between the smallest and largest existing setback of buildings that are on adjacent lots , that are oriented to the same street as, and within 100 feet of, the subject lot . | ||
6 | A contextual setback reduces the minimum required setback to be the same as the setback on lots that are adjacent and oriented to the same street and within 100 feet of the subject lot , as long as the setback is compatible and consistent with adjacent lots . | ||
7 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | ||
8 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | ||
C.
Lot standards.
 | |||
 |
Standard | T3N-O | T3N | |
F | Lot width | No minimum, 100 feet maximum | |
G | Lot depth | No minimum, 180 feet maximum | |
Lot coverage (% maximum) | 50% | ||
NOTES: | |||
1 | Lots larger than two acres shall follow the large site standards (Article 7). | ||
2 | Any existing lot that exceeds the maximum lot size shall be considered a permitted nonconforming lot . | ||
D.
Building height.
 | |||
 |
Building | T3N-O | T3N | |
H | Principal building height (in stories) | No minimum | |
2.5 maximum | |||
Potential bonus height (§ 405-20) (stories) | 1 | n/a | |
Accessory building height (in stories) | 2.5 maximum | ||
I | First floor height (floor to floor) | No minimum | |
J | Ground finished floor (above sidewalk or finished grade) (inches) | 0 minimum (commercial use) 18 minimum (residential use) | |
NOTE: | |||
1 | See § 405-14H for requirements. | ||
E.
Parking.
 | |||
 |
Parking Placement | T3N-O | T3N | |
General location | Behind, side | ||
K | Front setback (feet) | 30 minimum | |
L | Side setback (mid-block) (feet) | 10 minimum | |
M | Side setback (street) (feet) | 15 minimum | |
N | Rear setback (lot or alley) (feet) | 10 minimum | |
Required Spaces | T3N-O | T3N | |
Residential uses | No minimum, 3/unit maximum | ||
Lodging uses | No minimum, 2/guest room maximum | ||
Commerce/civic uses | No minimum, 4/1,000 square feet maximum | ||
Industrial uses | |||
NOTES: | |||
1 | See § 405-16 for additional parking requirements. | ||
2 | Driveways are permitted forward of the parking setback line. Parking access is further described in § 405-16E. | ||
F.
Encroachments.
 | |||
 |
Permitted Encroachments | T3N-O | T3N | |
O | Maximum encroachment (feet) | 5 | 5 |
Allowed frontages (§ 405-13) | X | X | |
Balcony | X | X | |
Other architectural elements (bay window, overhang, cornice, etc.) | X | X | |
Signage | X | ||
NOTES: | |||
1 | Above elements may encroach forward of the build-to zone , but may not encroach into the right-of-way . | ||
2 | See frontage standards (§ 405-13) for dimensional requirements. | ||
§ 405-9 T3 Large Lot and T2 Conservation Transects.
A.
T3 Large Lot and T2 Conservation Transect form overview. [Note: Photos below are for illustrative purposes only.]
 | (1) | T3 Large Lot (T3L). | ||
(a) | Intent | (b) | Primary Characteristics. | |
To protect the integrity of existing, medium-large-lot detached homes and reinforce their role within the City. | Detached | |||
Small to large setbacks | ||||
Up to 2.5 stories | ||||
Parking to the side or rear | ||||
Common yard frontages | ||||
 | (2) | T2 Conservation (T2C). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To protect the integrity of existing natural land with low-density detached homes as well as areas of steep slopes and natural vegetation, and reinforce their role within the City. | Detached | |||
Medium to large setbacks | ||||
Up to 2.5 stories | ||||
Parking to the side or rear | ||||
Common yard frontages | ||||
B.
Building form.
 | |||
 |
Standard | T3L | T2C | |
A | Front setback (feet) | 20 minimum or contextual setback; see Note 4. | 20 minimum |
Frontage occupancy | n/a | ||
Maximum building footprint (square feet) | 4,000 | ||
C | Side setback (mid-block) (feet) | 10 minimum or contextual setback; see Note 4. | 15 minimum |
D | Side setback (street) (feet) | 20 minimum or contextual setback; see Note 4. | 20 minimum |
E | Rear setback (lot) (feet) | 20 minimum | |
Rear setback (alley) (feet) | 20 minimum | ||
Side or rear setback (accessory) (feet) | 3 minimum | ||
NOTES: | |||
1 | Front and side orientation shall be determined by the street hierarchy in § 405-22C(3). | ||
2 | |||
3 | The maximum building footprint shall not apply to civic uses , including houses of worship and schools. The maximum building footprint may be expanded by up to 100% for additions to existing buildings with a major waiver . (See § 405-26F.) | ||
4 | A contextual setback reduces the minimum required setback to be the same as the setback on lots that are adjacent and oriented to the same street and within 100 feet of the subject lot , as long as the setback is compatible and consistent with adjacent lots . | ||
5 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | ||
6 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | ||
C.
Lot standards.
 | |||
 |
Standard | T3L | T2C | |
F | Lot width (feet) | 50 minimum, no maximum | 75 minimum, no maximum |
G | Lot depth (feet) | 100 minimum, no maximum | 100 minimum, no maximum |
Lot coverage (% maximum) | 30% | 25% |
NOTE: | |||
1 | Lots larger than two acres shall follow the large site standards (Article 7). | ||
E.
Parking.
 | |||
 |
Parking Placement | T3L | T2C | |
General location | Behind, side | ||
K | Front setback (feet) | 30 minimum | |
L | Side setback (mid-block) (feet) | 10 minimum | |
M | Side setback (street) (feet) | 15 minimum | |
N | Rear setback (lot or alley) (feet) | 10 minimum | |
Required Spaces | T3L | T2C | |
Residential uses | No minimum, 3/unit maximum | ||
Lodging uses | No minimum, 2/guest room maximum | ||
Commerce/civic uses | 2/1,000 square feet minimum, 4/1,000 square feet maximum | ||
Industrial uses | |||
NOTES: | |||
1 | See § 405-17 for additional parking requirements. | ||
2 | Driveways are permitted forward of the parking setback line. Parking access is further described in § 405-16E. | ||
F.
Encroachments.
 | |||
 |
Permitted Encroachments | T3L | T2C | |
O | Maximum encroachment (feet) | 5 | 5 |
Allowed frontages (§ 405-13) | X | X | |
Other architectural elements (bay window, overhang, cornice, etc.) | X | X | |
NOTES: | |||
1 | Above elements may encroach forward of the setback , but may not encroach into the right-of-way . | ||
2 | See frontage standards (§ 405-13) for dimensional requirements. | ||
§ 405-10 T1 Natural Transect.
A.
T1 Transect form overview. [Note: Photo below is for illustrative purposes only.]
 | (1) | T1 Natural. | ||
(a) | Intent. | (b) | Primary Characteristics. | |
Preservation of open space and natural resources | Open space and natural areas | |||
Limited structures/buildings | ||||
Building placement varies | ||||
Large setbacks | ||||
B.
Building form.
 | ||
 |
Standard | T1 | |
A | Front setback (feet) | 30 minimum |
C | Side setback (mid-block) (feet) | 15 minimum |
D | Side setback (street) (feet) | 30 minimum |
E | Rear setback (lot) (feet) | 20 minimum |
Rear setback (alley) (feet) | 20 minimum |
NOTES: | ||
1 | Front and side orientation shall be determined by the street hierarchy in § 405-22C(3). | |
2 | Building types in the T1 District shall be limited to civic buildings or buildings that support the use of parks and open spaces. | |
3 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | |
4 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | |
C.
Lot standards.
Standard | T1 |
Lot width | No minimum, no maximum |
Lot depth | No minimum, no maximum |
D.
Building height.
Building | T1 |
Principal building height (in stories) | No minimum |
2.5 maximum |
NOTE: | |
1 | See § 405-14H for building height requirements. |
E.
Parking.
Required Spaces | T1 |
All uses | No minimum, no maximum |
§ 405-11 SD Special Districts.
A.
Special District Waterfront and Waterfront Mixed-Use form overview. [Note: Photos below are for illustrative purposes only.]
 | (1) | Waterfront (SD-W). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To allow by right water-dependent uses along the Rondout Creek waterfront. An overlay for Waterfront Mixed-Use is applicable to this area and provides an option for a greater variety of uses, with more intensive activity and development forms. [See § 405-11A(2).] | Detached | |||
Building placement varies | ||||
Medium-to-large setbacks | ||||
Up to 2.5 stories | ||||
Parking placement varies | ||||
  | (2) | Waterfront Mixed-Use (SD-WMU). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
The Waterfront Mixed-Use District is an overlay that may be approved by major site plan in the SD-W District. The intent is to allow for a walkable, mixed-use destination district that celebrates the rich cultural, historic, and natural resources of the waterfront, and furthers the policies of the Kingston Local Waterfront Revitalization Program (LWRP). District standards shape mixed-use development and public spaces that support a healthy relationship between people and the environment, allowing for increased building massing/height and a greater mix of uses in exchange for required public access along the waterfront. During the site plan approval process applicants shall demonstrate that site conditions will support the proposed development, including analysis of environmental constraints and bulkhead conditions. | Attached or detached | |||
Building close to the right-of-way | ||||
No side setbacks | ||||
Height varies (3 to 4 stories plus bonus) | ||||
Waterfront public access | ||||
B.
Building form.
 | |||
 |
Standard | SD-W | SD-WMU | |
A | Front setback (SD-W) or build-to zone (SD-WMU) (feet) | 25 minimum | 10 minimum to 25 maximum |
B | Waterfront setback (feet) | 30 minimum | 20 minimum |
C | Waterfront public access easement (feet) | n/a | 20 minimum |
Frontage occupancy | n/a | n/a | |
Maximum building footprint (square feet) | n/a | 20,000 | |
D | Side setback (mid-block) (feet) | 12 minimum | 0 minimum |
E | Side public access easement (aligns with existing street right-of-way intersections) (feet) | n/a | 40 minimum |
Floor area ratio | 1.2 | n/a |
NOTES: | |||
1 | Front orientation shall be East Strand Street. | ||
2 | Waterfront orientation shall be the Rondout Creek. The waterfront setback shall be measured from the bulkhead (or equivalent). | ||
3 | In SD-W, one principal building is permitted per lot . | ||
4 | Building placement and public access standards may be adjusted to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands, floodplains, streams and riparian areas, and mature trees. (See § 405-26F.) | ||
5 | Existing buildings that do not meet the building form standards may be reused and improved as described in § 405-26I(1)(c) (Nonconforming buildings and uses). | ||
Specific to the SD-WMU: | |||
6 | One or more principal buildings are permitted on a lot . The principal building(s) primary facade shall be located within the build-to zone . All principal buildings must have a principal entrance along the primary facade . | ||
7 | Lot area in front of the build-to zone shall be designed as an extension of the public realm, providing pedestrian access to building entrances. | ||
8 | The waterfront public access easement is located in the waterfront setback and shall contain a minimum twelve-foot-wide continuous walkway or trail. | ||
9 | A side public access easement is required to provide public access to the existing street network and view corridors to Rondout Creek at the terminus of existing perpendicular intersecting public street rights-of-way . Where no perpendicular streets exist, the distance between side public access easements along the waterfront shall not exceed 450 feet. | ||
10 | Public access easements in the SD-WMU shall contain a walkway or trail, and should contain benches and streetscape furnishings, trees and landscaped/planted areas. A side public access easement may also include vehicular access to parking. | ||
C.
Lot standards.
 | |||
 |
Standard | SD-W | SD-WMU | |
G | Lot width (feet) | 40 minimum, no maximum | No minimum, no maximum |
H | Lot depth | No minimum, no maximum | No minimum, no maximum |
Lot coverage (% maximum) | 60% | 80% |
D.
Building height.
 | |||
 |
Building | SD-W | SD-WMU | |
I | Principal building height (in stories) | No minimum | No minimum |
2.5 maximum | 3 maximum | ||
Potential bonus height (§ 405-20) (stories) | n/a | 1 | |
Accessory building height (in stories) | 2.5 maximum | 2.5 maximum | |
East Strand Height Overlay | |||
I | Principal building height East Strand Height Overlay (in stories) | No minimum | No minimum |
2.5 maximum | 4 maximum | ||
Potential bonus height East Strand Height Overlay (§ 405-20) (stories) | n/a | 2 | |
NOTES: | |||
1 | Overall building height shall be measured from the minimum flood elevation to the eave of the roof or roof deck (if flat). One level, up to 16 feet in height, is permitted below the minimum flood elevation and does not count as a story. | ||
2 | See Special Requirements Map (Figure 405.3.B) to view the area of the East Strand Height Overlay, where greater building heights are permitted. | ||
3 | See § 405-14H for additional requirements. | ||
E.
Parking.
 | |||
 |
Parking Placement | SD-W | SD-WMU | |
General location | Varies | Side, under, structured | |
L | Front setback (feet) | 30 minimum | 30 minimum |
M | Waterfront setback (feet) | 30 minimum | 30 minimum |
N | Side setback (mid-block) (feet) | 10 minimum | 0 minimum |
O | Side setback (access easement) (feet) | n/a | 10 minimum |
Required Spaces | SD-W | SD-WMU | |
Residential uses per dwelling unit (DU) | 1 minimum, 3 maximum | No minimum, 2 maximum | |
Lodging uses per guest room (GR) | 1 minimum, 2 maximum | No minimum, 1.5 maximum | |
Commerce/civic uses | 1/1,000 square feet minimum, 4/1,000 square feet maximum | No minimum, 4/1,000 square feet maximum | |
Industrial uses | |||
NOTES: | |||
1 | Parking setbacks apply to off-street above ground parking. Structured parking may be located forward of the parking setback if the liner building requirements of § 405-14F are met. | ||
2 | Parking below the first story shall be shielded from view of streets and pedestrian spaces with architectural articulation, landscaping or other appropriate screening. Parking below the first story may be located forward of the parking setback without a liner building if appropriate screening is provided, with approval of a minor waiver . (See § 405-26F.) | ||
3 | Driveways are permitted forward of the parking setback line. | ||
4 | See § 405-16 for additional parking requirements, including access and landscape/screening standards. | ||
F.
Encroachments.
 | |||
 |
Permitted Encroachments | SD-W | SD-WMU | |
P | Maximum encroachment (feet) | 15 | |
Allowed frontages (§ 405-13) | X | ||
Awning/marquee | X | ||
Balcony | X | ||
Other architectural elements (bay window, overhang, cornice, etc.) | X | ||
Signage | X | ||
NOTES: | |||
1 | Above elements may encroach forward of the build-to zone and/or into the right-of-way barring any additional restrictions by the public entity that has control over the public right-of-way . Elements may not encroach within two feet of the curb. | ||
2 | See frontage standards (§ 405-13) for dimensional requirements. | ||
G.
Allowed signage types.
Signage Type | SD-W | SD-WMU |
Wall sign (per business) | 1 | |
Wall mural sign (per building) | 1 | |
Awning or canopy (per awning) | 1 | |
Projecting or hanging (per entry) | 1 | |
Window sign (per shopfront) | 1 | |
Sidewalk sign (per business) | 1 | |
NOTE: | ||
1 | See signage standards (§ 405-17) for additional requirements. | |
H.
Allowed building types.
Building Type | SD-W | SD-WMU |
Main street building | n/a | X |
Flex building | X | |
Liner building | X | |
Live/work building | X | |
Stacked flats | X | |
Courtyard | X | |
Multiplex | X | |
Small multiplex | X | |
Neighborhood business | X | |
Rowhouse | X | |
Cottage court | ||
Duplex | ||
Detached house | ||
Carriage house |
NOTE: | ||
1 | See building type standards (§ 405-12) for additional requirements. | |
I.
(Reserved)
J.
Special District (Commercial, Flex, Multifamily, Institutional) form overview. (Note: Photos below are for illustrative purposes only.)
 | (1) | Commercial (SD-C) | and Flex (SD-F). | |
(a) | Intent. | (b) | Primary Characteristics. | |
To allow for existing drivable commercial and industrial/flex use areas, enable their role within the City, and prevent nonconforming lots, buildings and uses. Subdistricts include Commercial (SD-C) and Flex (SD-F). | Detached | |||
Building placement varies | ||||
Medium to large setbacks | ||||
Up to 4 stories | ||||
Parking placement varies | ||||
 | (2) | Multifamily (SD-MF). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To allow for existing drivable and garden apartment style multifamily areas, enable their role within the City, and prevent nonconforming lots, buildings and uses. | Detached | |||
Building placement varies | ||||
Medium to large setbacks | ||||
Parking placement varies | ||||
 | (3) | Institutional (SD-I). | ||
(a) | Intent. | (b) | Primary Characteristics. | |
To allow for existing institutional areas, enable their role within the City, and prevent nonconforming lots, buildings and uses. | Detached | |||
Building placement varies | ||||
Medium to large setbacks | ||||
Height based on adjacent district | ||||
Parking placement varies | ||||
K.
Building form.
 | |||||
 |
Standard | SD-C | SD-F | SD-MF | SD-I | |
A | Front setback (feet) | 30 minimum | 10 minimum | 30 minimum | n/a |
C | Side setback (mid-block) (feet) | 10 minimum | 10 minimum | 15 minimum | n/a |
D | Side setback (street) (feet) | 10 minimum | 10 minimum | 15 minimum | n/a |
E | Rear setback (lot) (feet) | 10 minimum | 10 minimum | 10 minimum | 10 minimum |
Rear setback (alley) (feet) | 10 minimum | 10 minimum | 10 minimum | 10 minimum | |
Floor area ratio | See Special Districts Map. | ||||
NOTES: | |||||
1 | Front and side orientation shall be determined by the street hierarchy in § 405-22C(3). | ||||
2 | One or more principal buildings are permitted on a lot . | ||||
3 | Building placement standards may be adjusted to the minimum extent needed to avoid impacts to sensitive natural features, such as steep slopes, exposed rock formations, sensitive habitats, wetlands and floodplains, and mature trees. (See § 405-26F.) | ||||
L.
Lot standards.
Standard | SD-C | SD-F | SD-MF | SD-I |
Lot width (feet) | 50 minimum | 50 minimum | 50 minimum | n/a |
Lot depth (feet) | 100 minimum | 100 minimum | 100 minimum | n/a |
Lot coverage (% maximum) | See Special Districts Map. | |||
NOTE: | ||||
1 | Lots larger than two acres may follow the large site standards (Article 7). | |||
M.
Building height.
Building | SD-C | SD-F | SD-MF | SD-I |
Principal building height (in stories ) | See Special Districts Map. | |||
Accessory building height (in stories ) | 2.5 maximum | 2.5 maximum | 2.5 maximum | 2.5 maximum |
NOTE: | ||||
1 | See § 405-14H for building height requirements. | |||
N.
Parking.
Standards | SD-C | SD-F | SD-MF | SD-I |
Location | Behind, side, front | |||
Front setback (feet) | n/a | n/a | 30 minimum | n/a |
Side setback (mid-block) (feet) | n/a | n/a | 10 minimum | n/a |
Side setback (street) (feet) | n/a | n/a | 15 minimum | n/a |
Rear setback (lot or alley) (feet) | n/a | n/a | 10 minimum | n/a |
NOTE: | ||||
1 | Minimum parking requirements shall be applied as described in § 405-16C. | |||