Menands Village City Zoning Code
ARTICLE 7
Supplemental Lot, Area, and Structure Regulations
§ 169-31 Lot regulations.
A.
Corner lots. Front yard minimums shall be required of both yards facing a street on a corner lot. At all street intersections, no obstruction to vision exceeding 30 inches in height above the established grade of the street at the property line shall be maintained within a triangle formed by the street lot lines of such lot and a line drawn between the points along such street lines 30 feet distant from their point of intersection. The only exceptions shall be existing buildings, structures, or trees where foliage shall be at least eight feet above grade.
§ 169-32 Front yard for residential and commercial and industrial districts.
A.
Except in the Broadway Corridor Form-Based Districts, if 75% or more of the lots on one side of a continuous street had buildings thereon at the effective date of this chapter, the required setback from the street shall be determined by the average setback of the existing buildings.
B.
Where there were existing buildings at the time of the passage of this chapter on only one side of the street within a block, then the setback line of the vacant side shall be the same as the average setback line on the developed side of the street within the block. The foregoing rule, shall, however, in no case be applied to keep the street wall, walls or covered porches of the building further back from the street line than the minimum depth of the front yard so indicated.
C.
A building erected on a corner lot shall be required to comply with the setback line on each street front, except that in the case of a corner lot with a frontage of 50 feet or less, the Board of Trustees may change the setback line by resolution.
§ 169-33 Light Industrial and Business District transition yard requirements.
A.
Front yard. When abutting a residential district at a street line, the front yard for new development in a Light Industrial or Business District shall be equal to or greater than the front yard setback required for the applicable residential district.
B.
Side or rear yard. When abutting a residential district at the side or rear yard, said yards for new development in a Light Industrial or Business District shall be at least equal in depth to that required in the applicable residential district. The Board of Trustees may require adequate screening and/or landscaping along the side or rear yard of the nonresidential lot in the event of construction on such adjoining nonresidential lot.
§ 169-34 Lot area; lot coverage.
A.
No lot area shall be so reduced or diminished that yards or other open spaces shall be smaller than prescribed for the applicable zoning district unless otherwise specified in other sections of this chapter.
B.
No existing building shall be altered, enlarged, or rebuilt to exceed the maximum percentage of lot coverage as specified therein.
§ 169-34.1 Density calculation.
A.
Residential density shall be calculated by dividing the total lot size by the minimum residential density indicated for the applicable zoning district.
B.
Density rounding. For purposes of computing the maximum number of residential units allowed on a lot, any fraction shall be rounded down to the nearest whole number.
§ 169-35 Height.
A.
The height provisions of this chapter shall not apply to the erection of church spires, belfries, towers designed exclusively for ornamental purposes, flagstaffs, chimneys, flues, gas holders, water towers, standpipes, stage towers or scenery lofts. The height provisions of this chapter shall not apply to bulkheads, elevator enclosures or water tanks occupying in the aggregate less than 10% of the area of the roof or lot on which they are located.
B.
The height provisions of this chapter shall not prevent the erection of a church, school or public library to a height exceeding 35 feet in any zoning district where such uses are allowed pursuant to this chapter.
C.
Nothing in this chapter shall prevent the erection of a parapet, wall or cornice extending above such height limit not more than three feet nor the erection of a cornice beyond the street wall to an extent of not more than three feet.
§ 169-35.1 Minimum width of detached single-family dwellings.
All detached single-family dwellings shall be a minimum of 18 feet in width.
§ 169-36 Accessory structures.
A.
Single-family dwelling lots. There shall not be more than three accessory structures on a lot. An attached garage shall not be considered an accessory structure.
B.
Location of unattached accessory structures in residence districts.
(1)
An accessory structure shall not exceed 15 feet in height. The area of coverage of accessory structures shall not exceed 40% of the maximum lot coverage specific to the applicable zoning district.
(2)
No accessory structure shall be located less than 10 feet from the side or rear lot lines, unless otherwise regulated by this chapter.
(3)
No accessory structure or use may be located in the front yard of any lot.
(4)
For corner lots, the setback from the side street shall be the same for accessory structures as for principal buildings, unless otherwise regulated by this chapter.
C.
Accessory structures and uses on nonresidential lots. Unless otherwise specified, accessory structures and uses shall comply with front and side yard requirements for the principal structure to which they are accessory and shall not be located less than 10 feet from any rear property line.