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Kingston City Zoning Code

ARTICLE 7

Large Site Standards

§ 405-25 Purpose; applicability; design standards.

A. 
Purpose. This article sets forth standards for
sites
larger than two acres (large
sites
) in size to create new,
walkable
neighborhoods through a Conservation Village Plan (CVP) or Walkable Neighborhood Plan (WNP).
(1) 
CVPs and WNPs are a form of development approval, documented by a package of required drawings and information [See § 405-25C(3).] intended to create and reinforce
walkable
settlements with a mix of housing, civic, retail and service
uses
within a compact, transit-supportive environment. A key distinction between a CVP and a WNP is that a CVP is intended to protect
open spaces
and natural resources by clustering development and requiring 50% of the land area to be dedicated to the T1 Natural Transect Zone.
(2) 
CVPs shall achieve the following goals:
(a) 
Promote development patterns that retain the region's natural infrastructure derived from topography, woodlands, farmlands, green corridors and waterways;
(b) 
Conserve natural features by providing a variety of housing types and a mixture of land uses in a
walkable
, clustered community form;
(c) 
Reduce vehicular dependency by offering safe and effective multimodal streets, trails, as well as potential transit options;
(d) 
Improve the physical character, fiscal stability and quality of the neighborhood and adjacent neighborhoods;
(e) 
Protect and enhance real property values; and
(f) 
Reinforce the unique identity of Kingston, building upon the local context, climate, and history.
(3) 
WNPs shall achieve the following goals:
(a) 
Improve the built environment and human habitat;
(b) 
Promote development patterns that support safe, effective, and multimodal transportation options;
(c) 
Reduce vehicle traffic by providing for a mixture of land uses, walkability, and compact community form;
(d) 
Generate neighborhoods with a variety of housing types to serve the needs of a diverse population;
(e) 
Promote the greater health benefits of
walkable
urban environments;
(f) 
Improve the physical character, fiscal stability and quality of the neighborhood and adjacent neighborhoods;
(g) 
Protect and enhance real property values;
(h) 
Reinforce the unique identity of Kingston, building upon the local context, climate, and history; and
(i) 
Provide opportunities for auto-oriented suburban contexts to transform into car-optional,
walkable
urban development.
B. 
Applicability.
(1) 
Transect Zones:
(a) 
The provisions of this article apply to new development on
sites
greater than two acres in size in the T2, T3, T4, and T5 Transect Zones when any of the following occur:
[1] 
New or modified vehicular access to
site
;
[2] 
New building; and/or
[3] 
Renovation or addition over 50% of existing building area.
(b) 
Sites
greater than two acres in size are exempt if only one building is being proposed or renovated at the frontage of the lot along a public street; no private drives are being proposed to access additional buildings or lots; and the lot is not being further subdivided.
(c) 
The large site standards do not apply to the T1 Zone.
(2) 
Special districts. The provisions of this article may be utilized, but are not required, for new development on
sites
greater than two acres in size in the SD-C, SD-MF, SD-F and SD-I Zones. The large site standards do not apply to SD-W/SD-WMU Zones.
C. 
Conservation Village and Walkable Neighborhood design standards. Development
site
s greater than two acres in size shall be designed in compliance with the following process and requirements for a Conservation Village Plan (CVP) or Walkable Neighborhood Plan (WNP).
(1) 
Land allocation by Transect Zones.
(a) 
When composing a CVP or WNP, the zones in Article 3 shall be used as subdistricts within the ranges noted in Table 405.25.C.1. The allocation of land by Transect Zone shall be made a part of all applications and approvals for CVPs and WNPs. All development shall conform to the standards.
(b) 
Transect organization. Transect Zones shall be organized in a manner that responds appropriately to the
site's
context. More intense Transect Zones shall be organized around a neighborhood main street, transit stop, or
civic building
and civic space in visible and accessible locations suitable for greater intensities. Lower intensity Transect Zones shall be utilized to transition to existing adjacent development. Additional guidance is provided in § 405-25C(2)(b).
Table 405.25.C.1
Transect Zone Allocation
Base Zone
Permitted Neighborhood Design Plan
Transect Zone
Transect Zone Proportion1, 4
T2C
CVP
T1
50% minimum (includes area preserved due to steep slopes)
T2/T3L
0% to 20%
T3N/T3N-O
10% to 30%
T4-MS/T4N/T4N-O2
10% to 40%
T3L
CVP
See T2C.
See T2C
T3
(T3N and T3N-O)
CVP
See T2C.
See T2C
WNP
T1
No minimum/no maximum
T3N/T3N-O
30% to 80%3
T4-MS/T4N/T4N-O
0% to 50%
T5N
0% to 10%
T4
(T4-MS, T4N, T4N-O)
WNP
T1
No minimum/no maximum
T3N/T3N-O
0% to 50%
T4-MS/T4N/T4N-O
20% to 80%3
T5N
0% to 30%
T5
(T5-MS, T4N, T5-F)
WNP
T1
No minimum/no maximum
T3N/T3N-O
0% to 30%
T4-MS/T4N/T4N-O
0% to 50%
T5-MS/T5-F/T5N
20% to 80%3
SD
CVP or WNP
Based on standards for Transect Zone of immediately adjacent parcels.
NOTES:
1
Transect Zone proportion listed as percentage of gross area
2
If 80% of the proposed housing units are
affordable housing units
, a CVP may include 10% to 40% T5N with approval of a
major waiver
. Within a CVP, buildings in a T5N District shall be limited to three stories plus one bonus story.
3
Development
sites
less than five acres may be up to 100%, if at least two allowed building types are used.
4
Any portion of a
site
immediately adjacent to the Hudson River or Rondout Creek (within 100 feet of the waterfront) shall be limited to T1 or SD-WMU. The 50% minimum T1 requirement in a CVP shall apply to the gross
site
area; the remainder of the
site
shall use the Transect Zone proportions in Table 405.25.C.1.
Figure 405.25.C.1.a
Example Conservation Village Plan (CVP)
405 Fig 405-25-C-1-a Example Cons Village Plan.tif
Figure 405.25.C.1.b
Example Walkable Neighborhood Plan (WNP) on a T3 Site
405 Fig 405-25-C-1-b Example Walkable Neighborhood Plan T3 Site.tif
Figure 405.25.C.1.c
Example Walkable Neighborhood Plan (WNP) on a T4 Site
405 Fig 405-25-C-1-c Example Walkable Neighborhood Plan T4 Site.tif
Figure 405.25.C.1.d
Example Walkable Neighborhood Plan (WNP) on a T5 Site
405 Fig 405-25-C-1-d Example Walkable Neighborhood Plan T5 Site.tif
(2) 
Organization.
(a) 
The project area shall consist of a CVP or WNP that:
[1] 
Organizes a
block
and street (including
alleys
) network in compliance with the
block face
and perimeter standards in § 405-25C(2)(d), using the allowed street types in Article 5;
[2] 
Allocates
usable open space
in compliance with the standards in Article 6;
[3] 
Provides a mix of building types allowed by the Transect Zone(s) by using at least two allowed building types for
sites
less than five acres and at least three building types for
sites
five acres or greater;
[4] 
Provides appropriate physical transitions to the scale and character of the surrounding area;
[5] 
Suits specific environmental, site layout, and design constraints unique to the
site
or its location; and
[6] 
Identifies the proposed
blocks
and streets, Transect Zones,
usable open space
types, building types, trees and landscaping on a project neighborhood plan per § 405-25C(3).
(b) 
Transect Zone assignment concepts.
[1] 
Each CVP or WNP must clearly identify the proposed assignment of Transect Zones within the entire
site
. The allocation of multiple Transect Zones will produce desirable variation within each
site
, including a mix of land uses and building types.
[2] 
Assignment of Transect Zones shall exhibit consideration of recommendations in other applicable City plans, including the City's Comprehensive Plan and Open Space Plan.
[3] 
The following guidelines shall be followed when proposing Transect Zones:
[a] 
Compatible intensities should face across streets. Changes in Transect Zones should generally occur along rear alleys or lanes or along natural area edges.
[b] 
T5 Transect Zones should be located in occasional nodes, typically along or near arterial or collector streets.
[c] 
T4 Transect Zones may be located along or near arterial or collector streets.
[d] 
T4, T3, and T2 Transect Zones should adjoin neighborhoods of similar intensity or natural areas.
[e] 
T2 and T1 Transect Zones should be applied to natural features that are worthy of preservation, including areas of steep slopes, exposed rock formations, sensitive habitats, wetlands and floodplains, and mature trees. The City of Kingston Open Space Plan shall be referenced for guidance on the location of preservation areas.
[f] 
Minimum required T1 areas in a CVP should consist primarily of contiguous land areas and not fragmented remnants, to promote preservation of habitat and natural features.
[g] 
Where new development will abut an existing neighborhood, the new development should establish similar or compatible transect conditions at its edges.
(c) 
Natural infrastructure conservation.
[1] 
Within CVPs, a minimum of 50% of the
site
shall be permanently allocated to a T1 Natural Zone.
[2] 
Development shall meet the steep slope standards in § 405-14K(3).
(d) 
External connectivity.
[1] 
The arrangement of streets shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are developed and include opportunities for such connections.
[2] 
Street
rights-of-way
shall be extended to or along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in § 405-25C(2)(d).
[3] 
The project neighborhood plan shall identify all stubs for streets and include a notation that all stubs shall connect with future streets on adjoining undeveloped property.
[4] 
Figure 405.25.D.3
Example of a Close
405 Fig 405-25-D-3 Example of a Close.tif
Dead-end streets are not permitted, unless approved as a
minor waiver
(§ 405-26F). Any dead end must be detailed as a close (a small green area surrounded by a common driveway serving adjoining
lots
) and should provide pedestrian connectivity to the maximum extent practicable.
(e) 
Block
size.
[1] 
Individual
block faces
and the total
block
perimeter shall meet the standards established herein.
[a] 
In T2C and T3L,
block
sizes are flexible, but the perimeter shall not exceed 2,640 linear feet (1/2 mile). An average
block
perimeter less than 2,000 feet is preferred.
[b] 
In T3N and T3N-O,
block
sizes are flexible, but the perimeter shall not exceed 1,700 linear feet. An average
block
perimeter less than 1,500 feet is preferred.
[c] 
In T4 and T5,
blocks
shall be no more than 450 feet on any side. An average
block
length of 250 to 300 feet is preferred. The
block
perimeter shall not exceed 1,320 linear feet (1/4 mile).
[d] 
A
minor waiver
may be approved for natural elements, such as wetlands, trees, topography, to be incorporated into the site design (§ 405-26F).
[2] 
If a
block
contains multiple Transect Zones, the most intense Transect Zone shall be used to establish the requirements for
block
size.
(3) 
CVP and WNP submission.
(a) 
General.
[1] 
Only Transect Zones established in Article 3 shall be used.
[2] 
The project regulating map shall show the following information:
[a] 
Project area boundaries;
[b] 
Existing and proposed
blocks
;
[c] 
Existing and proposed streets, including
alleys
;
[d] 
Existing and proposed
usable open space
type(s), trails and
civic building(s)
;
[e] 
Existing and proposed
lot lines
in conformance with the
lot
and building type standards in Article 3 and § 405-12 respectively;
[f] 
Existing and proposed Transect Zone(s) conforming to the proposed
blocks
and
lots
;
[g] 
Existing and proposed mix of building types within each Transect Zone.
[3] 
The CVP and WNP submission is subject to the review and approval of the Planning Board; a public hearing shall be required as part of the approval process. If a CVP or WNP is approved, the information on the project regulating map shall be transferred to the Kingston Regulating Map (Article 2).