Yonkers City Zoning Code
ARTICLE XX
Ludlow Mixed-Use District L-MX
§ 43-236 Purpose.
The following districts comprise the Ludlow Mixed-Use District:
A.
Ludlow Mixed-Use (L-MX) District. The L-MX District includes a combination of industrial, commercial, and residential uses, centered around the Ludlow Metro-North train station. The area covered by the L-MX District is shown in Map E: L-MX District.[1] The L-MX District is intended to support existing job-creating light industrial uses while also allowing mixed-use and residential buildings, encouraging flexibility to facilitate new development, and capitalizing on the train station to create a vibrant, transit-oriented district.
(1)
Key streets. The key streets of the L-MX District are shown in Map F:L-MX Key Streets.[2] The purpose of key streets is to preserve and enhance the pedestrian-oriented commercial environment and promote economic development focused on active uses such as retail, restaurant, service and entertainment uses. To achieve this, regulations require certain ground-floor uses, a storefront design at the street level, and increased transparency requirements. Table 43-1: Schedule of Use Regulations[3] includes a column that lists principal uses that are permitted on the ground floor on key streets. The following streets are designated as key streets in the L-MX District:
(a)
Ludlow Street between Riverdale Avenue and Bridge Street.
[2]
Editor's Note: Said map is included as an attachment to this chapter.
[3]
Editor's Note: Said table is included as an attachment to this chapter.
[1]
Editor's Note: Said map is included as an attachment to this chapter.
§ 43-237 Schedule of uses.
A.
Principal uses. The schedule of principal uses permitted within the L-MX District is shown in Table 43-1, Schedule of Use Regulations.[1] Principal uses are allowed as permitted (P), permitted with supplemental standards (Ps), or special use (S). In addition, the following use regulations apply:
(1)
Within the L-MX District, certain uses are required on the ground floor of key streets in order to create a concentration of pedestrian-oriented uses. See § 43-236 and Map E[2] for key street designations. Table 43-1: Schedule of Use Regulations shows those uses that are required on the ground floor of buildings along the key streets.
[2]
Editor's Note: Said map is included as an attachment to this chapter.
[1]
Editor's Note: Said table is included as an attachment to this chapter.
B.
Accessory uses. The schedule of accessory uses permitted within the L-MX District is shown in Table 43-7: Schedule of Accessory Uses.[3] Accessory uses are allowed as permitted (P), permitted with supplemental standards (Ps), or special (S) uses.
[3]
Editor's Note: Said table is included as an attachment to this chapter.
§ 43-238 Dimensional standards.
A.
Bulk and setback regulations.
(1)
Table 43-3: Schedule of Dimensional Regulations establishes the bulk and setback regulations for the L-MX District.
FIGURE 1: L-MX DISTRICT HEIGHT AND SETBACK REQUIREMENTS  |
B.
Permitted height. Permitted height above the base height of 65 feet as shown in Map G: L-MX Height District Map,[1] must meet the following standards:
(1)
Permitted height applies to the entire lot when the boundary matches the existing lot line on Map G showing lots existing at the time of passage of this article.
FIGURE 2: LUDLOW MIXED-USE HEIGHT CALCULATION  |
(2)
The first 65 feet of height must be built to the required setbacks. Height above 65 feet must meet required and additional setbacks and is limited as show on Map G. Additionally, the building bulk is subject to the following maximum building footprints:
(3)
All structures above 65 feet in height must include a setback of a minimum of five feet on some portion of the building's side or side front facing facade.
(4)
A tower must be sited a minimum of 60 feet from any other tower. This measurement is taken from the facade of the tower nearest to the facade of another tower.
[1]
Editor's Note: Said map is included as an attachment to this chapter.
C.
Incentive height bonus to encourage construction of commuter parking near the train station. For sites located at the intersection of Ludlow Street and Bridge Street, on the south side of Ludlow Street, the maximum permitted height may be increased from 65 feet to 100 feet for buildings that provide on-site commuter parking. The incentive height bonus applies to the following sites:
§ 43-239 Green building requirement.
The provisions of the City of Yonkers' green building standards apply to the construction, addition, alteration, enlargement, removal and demolition of every structure and any appurtenances connected or attached to such structures and to the site on which the structure is located, except that these provisions do not apply to detached and attached one- and two-family dwellings.
§ 43-240 Design standards.
New buildings, structures, and uses in the L-MX District must meet the following design standards:
A.
Nonresidential and mixed-use buildings. The following design standards apply to new nonresidential and mixed-use buildings:
(1)
Facade articulation and massing.
(a)
Buildings must be designed with a defined base, middle and top.
(b)
Public entrances must be well defined and visible from the street.
(c)
Blank walls (walls without windows or doors) shall not face any street in the L-MX District. Any facades that face a street must be broken into bays, be designed with windows and doors, or otherwise designed to enliven the streets. Windows are required as part of any facade facing a street. In addition, facades must have at least two of the following architectural features to add interest to the building elevation:
[1]
Change in wall or building plane of varying depths, at least two feet in depth and 18 inches in width, at least once every 30 feet for the length of the facade.
[2]
Reveals and openings.
[3]
Changes in color, texture and/or material.
FIGURE 6: BASE, MIDDLE AND TOP FACADE ARTICULATION  |
FIGURE 7: DEFINED PUBLIC ENTRANCES  |
FIGURE 8: ARTICULATION OF FACADES FACING A STREET  |
FIGURE 9: ARTICULATION OF FACADES FACING A STREET: CHANGE IN WALL OR BUILDING PLAN OF VARYING DEPTHS  |
(d)
The ground floor must be designed as follows:
[1]
A minimum ground floor height of 12 feet is required, as measured from grade to the second floor.
[2]
The ground floor must maintain a transparency of 50% in the facade facing the street. No more than 25% of any window or door, if the door is constructed of glass, may be covered with signage of any type.
[3]
Ground floor windows must be clear, untinted glass.
[4]
A minimum eighteen-inch-high knee wall is required in the facade facing the street. Knee walls are limited to a maximum height of 36 inches.
FIGURE 10: GROUND FLOOR TRANSPARENCY REQUIREMENTS  |
FIGURE 11: REQUIRED KNEE WALL DIMENSIONS  |
(e)
Upper story facade articulation must reflect a similar rhythm and proportion to that of the ground floor facade.
(f)
Upper story windows must create a rhythm, either symmetrical or equally spaced, across the facade and, where appropriate, must be vertically aligned with the location of windows and doors on the ground floor. Tinting of upper story glass is limited to 20%.
(g)
The elevation of horizontal facade elements, such as cornices, belt courses, awnings, sign friezes and canopies, must generally align with those of surrounding buildings.
(h)
The cornice height of new structures should match the cornice height of adjacent structures, where applicable.
FIGURE 12: RHYTHM OF UPPER STORY WINDOWS  |
FIGURE 13: ALIGNMENT OF HORIZONTAL FACADE ELEMENTS  |
(i)
Buildings located on corners at the intersections of Ludlow Street and Bridge Street, and Ludlow Street and Hawthorne Avenue, must use architectural massing to define corners through prominent decorative features such as turrets, rounded facades, chamfered corners or other massing characteristics. Buildings located on other corners throughout the L-MX District at intersections not specified by this regulation are also encouraged to define corners through the same type of decorative architectural massing.
FIGURE 14: ARCHITECTURAL MASSING TO DEFINE CORNERS  |
(2)
Security gates. Security gates are discouraged in the L-MX District. If security gates are installed:
(a)
New construction and substantial improvement.
[1]
Security gates must be located on the inside of windows of any building constructed after the adoption of the L-MX District. For substantial renovation involving the replacement of the storefront, all security gates must be located inside of the windows.
[2]
When security gates are engaged, the screening must be designed to permit viewing into the business. Security gates must be of a lattice-type design. The lattice-type design must provide a minimum openness of 75% when engaged and allow for viewing inside the building when engaged.
[3]
Security gates must be opened, raised, or otherwise removed from view during business hours.
(b)
Minor alterations.
[1]
When minor building rehabilitation requires replacement of security gates, new security gates must be of the 75% open lattice-type design.
[2]
Replacement of any security gates requires lattice-type design. The lattice-type design must provide a minimum openness of 75% when engaged and allow for viewing inside the building when engaged.
[3]
When minor rehabilitation includes the exterior storefront, no new exposed hoods for security gates are permitted on the exterior of a storefront.
[4]
Security gates must be open, raised or otherwise removed from view during business hours.
B.
Residential. The following design standards apply to new residential structures:
(1)
Two-family.
(a)
Windows or other architectural features are required on all facades in order to avoid the appearance of blank walls and facades. Windows must be set into or projected out from the facade, in order to provide depth and shadow, and be of a consistent style. Porches, bay windows and special elements are required to vary the articulation along a street.
(b)
The front entry must be a predominant feature on the front elevation of a home and be emphasized as an integral part of the building design with features such as front porches, raised steps and stoops, roof overhangs, columns and decorative railings to help create a protected entry area and enhance its appearance.
(c)
The pitch, design and scale of roofs of new dwellings should be similar to the roof forms of surrounding dwellings.
FIGURE 15: ARTICULATED RESIDENTIAL FACADE  |
FIGURE 16: PROMINENT RESIDENTIAL FRONT ENTRY  |
(d)
Detached garages must be located in the rear yard. Front-loaded attached garages are limited to a garage door of no more than 22 feet in width or 50% of the width of the front facade of the house, as measured along the building line that faces the street, whichever is greater.
FIGURE 17: PERMITTED GARAGE LOCATION  |
(2)
Townhouse.
(a)
Townhouse developments are limited to a maximum of six attached townhouse units.
(b)
The front facade of townhouses must be articulated through windows, front porches, raised steps and/or stoops, projected entrances and overhangs to create substantial shadows and visual interest.
(c)
There must be a unifying architectural theme for a townhouse development. Each townhouse unit in the development must utilize a common vocabulary of architectural forms, elements, materials and colors. The townhouse development shall cause, by means of legal instruments acceptable to the approving agency and the Corporation Counsel of the City of Yonkers, there to be an agreement amongst the owners to maintain the original, approved architectural theme of the townhouses during the life of the development.
(d)
Windows must be set back into or projected out from the facade, to provide depth and shadow, and be of a consistent style. In addition, three-dimensional elements, such as bay windows, should be incorporated to provide dimensional elements on a facade.
(e)
When the building adjacent is new construction it must respect the neighboring building.
FIGURE 18: TOWNHOUSE FACADE ARTICULATION  |
FIGURE 19: UNIFYING ARCHITECTURAL THEME  |
FIGURE 20: WINDOWS PROJECTED OUT FROM FACADE  |
(f)
For flat roofs, cornices and parapets should be used to create architectural relief on the building facades.
(g)
The following standards must be met for the replacement of an individual townhouse unit within an existing townhouse development:
[1]
The townhouse unit should be built at the established front setback of the development as a whole, as determined by the existing front setbacks of townhouses on either side.
[2]
The townhouse unit should match the existing building heights as determined by adjacent townhouses on either side, with exceptions for accommodation of grade changes. Where grade changes occur, the rhythm of building heights within the overall development must be maintained.
[3]
The townhouse unit should match or complement the roof form of the group on the front facade. If certain architectural details are common to the roof design of the street-facing facade of the townhouse development as a whole, such as cornices or dormers, the townhouse unit must include this in roof design.
[4]
The cornice height of the townhouse unit should match the cornice height of the townhouses on either side, with exceptions for accommodation of grade changes. Where grade changes occur, the rhythm of building cornice heights within the development as a whole must be maintained.
[5]
The townhouse unit should match the first-floor elevation and the rhythm of front entrances as determined by adjacent townhouses on either side, with accommodation for grade changes. Where grade changes occur, the rhythm of first-floor elevations and entrances within the development as a whole must be maintained.
[6]
The townhouse unit should match the fenestration pattern of the development as a whole.
[7]
Architectural features, such as porches, steps and stoops, cornices and bay windows, that are common to the townhouse development as a whole should be included and must match or complement the design and placement of the development.
[8]
Building materials should match those within the townhouse development as a whole.
FIGURE 21: TOWNHOUSE ESTABLISHED FRONT SETBACK  |
FIGURE 22: TOWNHOUSE MATCHING EXISTING HEIGHTS  |
FIGURE 23: MATCHING BUILDING MATERIALS WITHIN A TOWNHOUSE DEVELOPMENT  |
(3)
Apartment house.
(a)
Structures must be designed with a defined base, middle and top.
(b)
Public entrances must be well defined and visible from the street.
FIGURE 24: BASE, MIDDLE AND TOP APARTMENT HOUSE FACADE ARTICULATION  |
FIGURE 25: DEFINED PUBLIC ENTRANCE TO APARTMENT HOUSE  |
(c)
The building mass must be articulated to create substantial shadows and visual interest by including form-giving elements on all facades adjacent to a public street such as doors and windows, bay windows, balconies, terraces, projected entrances and overhangs.
(d)
Facades adjacent to a public street must be designed to be viewed from multiple directions and, therefore, be designed with consistent building materials and treatment. There must be a unifying architectural theme for the entire residential development, utilizing a common vocabulary of architectural forms, elements, materials and colors.
(f)
Upper story facade articulation must reflect a similar rhythm and proportion to that of the ground floor facade.
(g)
Upper story windows must create a rhythm, either symmetrical or equally spaced, across the facade, and, where appropriate, must be vertically aligned with the location of windows and doors on the ground floor. Tinting of upper story glass is limited to 20%.
(h)
The elevation of horizontal facade elements, such as cornices, belt courses, awnings, sign friezes and canopies, must generally align with those of surrounding buildings.
(i)
The cornice height of new structures should match the cornice height of adjacent structures, where applicable.
(j)
Buildings located on corners at the intersections of Ludlow Street and Bridge Street, and Ludlow Street and Hawthorne Avenue, must use architectural massing to define corners through prominent decorative features such as turrets, rounded facades, chamfered corners or other massing characteristics. Buildings located on other corners throughout the L-MX District at intersections not specified by this regulation are also encouraged to define corners through the same type of decorative architectural massing.
FIGURE 26: RHYTHM OF UPPER STORY WINDOWS  |
C.
Industrial. The following design standards apply to new industrial structures.
(1)
Facade articulation and massing.
(a)
Windows are required as part of any facade facing a street. In addition, any facades that face a street must have at least two of the following architectural features to add interest to the building elevation:
(b)
In multibuilding complexes, a comprehensive architectural concept is required. Various site components must be unified through the use of similar design features, construction, building material and color.
(c)
The design of accessory buildings, such as security kiosks, maintenance buildings, and outdoor equipment enclosures, must be incorporated into and compatible in design concept with the overall architectural concept.
(d)
Predominant facade colors should be neutral or earth-tone colors. Primary colors, high-intensity colors, metallic or fluorescent colors, and black are prohibited as predominant facade colors. However, building trim areas may be brighter and include primary colors. Trim materials are those that are used for architectural elements and accent and shall not exceed a total of 30% of any facade.
(e)
A minimum ground floor height of 12 feet is required, as measured from grade to the second floor.
FIGURE 27: INDUSTRIAL FACADE ARTICULATION  |
(2)
Siting requirements.
(a)
Public entrances must be well defined and visible from the public street. The entry to office or guest facilities must have direct access from public street frontages or parking areas.
(b)
Storage structures must be sited towards the center or rear of the site to minimize impact on adjacent parcels and views from the street.
(c)
Service doors are discouraged on the front and side front facades of structures. Service doors must be integrated into the overall design of the building, and recessed and screened where possible.
(d)
Large expansive paved areas located between the street and building are prohibited. Small, multiple lots separated by landscape and buildings, or placement behind buildings, is required.
FIGURE 28: SITING OF PUBLIC ENTRANCES  |
FIGURE 29: SEPARATION OF PARKING AREA INTO MULTIPLE LOTS  |
D.
Mechanical equipment.
(1)
The location of mechanical equipment within the building is preferred and strongly encouraged.
(2)
Ground-based mechanical equipment is discouraged. Wherever possible, mechanical equipment must be contained within buildings or roof-mounted.
(3)
Roof-mounted mechanical equipment must be architecturally integrated into the design of the structure.
(4)
All ground-based mechanical equipment, including, but not limited to, heating, ventilating, and air-conditioning units (HVAC), must be located only in the rear or interior side yard a minimum of five feet from any lot line. Ground-based mechanical equipment is prohibited within the front or side front yard. Ground-based mechanical equipment must comply with the City's Noise Ordinance.[1]
E.
Building material restrictions.
(1)
The following building materials are limited to use as trim and accent materials in the construction of the exterior facade of a structure within the L-MX District. Trim materials are those that are used for architectural elements and accent, and are limited to a total of 30% of any exterior facade and as further regulated by the Building and Fire Code of New York State:
(3)
Corrugated metal is prohibited as a facade building material and a roof material. This prohibition does not include standing seam metal roofs.
§ 43-241 Parking requirements.
A.
Existing structures exempted. All structures existing as of the adoption, including alterations to the structure not increasing the gross square footage of the building or uses of the building or structure, existing in the L-MX District are exempt from providing new or additional off-street parking or loading spaces, provided that no existing off-street parking or loading spaces provided on the site shall be eliminated or reduced in number, and except that the location, size or layout of such existing spaces may only be changed in conjunction with the site plan review.
B.
New buildings and structures. All new structures in the L-MX District shall be required to provide parking in accordance with this section.
(1)
Required parking for uses in the L-MX District shall be taken from Table 43-4, Schedule of Parking Requirements.[1]
[1]
Editor's Note: Said table is included as an attachment to this chapter.
(2)
Loading: new buildings and structures. All new structures shall be required to provide loading spaces in accordance with this table:
Use | Minimum Number of Spaces |
|---|---|
Commercial and private recreation uses, indoor | Up to 49,999 SF of GFA: none For 50,000 SF of GFA:1 Each additional 50,000 SF of GFA: 1 |
Offices (all types) | For offices over 50,000 SF of GFA: 1 space, plus 1 space per 100,000 SF of GFA thereafter |
Retail establishments, food and beverage stores, dry-cleaning establishments, personal service establishments, planned shopping centers, garden centers | Up to 20,000 SF of GFA: none Above 20,000 SF of GFA: 1 Each additional 20,000 SF of GFA: 1 |
Restaurants, eating and drinking establishments, fast-food restaurants, banquet or catering facilities | Up to 10,000 SF of GFA: none For 20,000 to 30,000 SF of GFA: 1 Each additional 20,000 SF of GFA: 1 |
Hotels | 1 loading space for each hotel, but not less than 1 loading space for each 200 sleeping rooms or major fraction thereof, plus loading as per other uses |
Apartment buildings, live/work units/buildings | For buildings with more than 50 apartments or live/work units: 1 space per building |
Industrial, warehouse, storage or wholesale | Up to 10,000 SF of GFA: none From 10,000 to 30,000 SF of GFA: 1 Each additional 20,000 SF of GFA: 1 |
NOTES: |
SF = square feet |
GFA = gross floor area |
§ 43-242 Parking and access standards.
In addition to the parking requirements of Article X of the City's Zoning Ordinance, all new development in the L-MX District must meet the following parking and access regulations:
A.
Off-street parking lots.
(1)
Location. Accessory off-street parking lots are prohibited in the front or side front setbacks.
(2)
Required landscape.
(a)
General requirements. The following landscape is required for off-street parking in the L-MX District:
[1]
Perimeter parking lot landscape is required for all parking lots and must be established along the edge of the parking lot.
[2]
Interior landscape is required for off-street parking lots of 20 or more spaces.
[3]
All planting materials used must be of good quality and meet the American Standard for Nursery Stock, latest edition, as published by the American Nursery and Landscape Association, hereafter referred to as the "ANLA," for sizes, grading, root spread, dimension of root ball, and quality. The use of native species is encouraged. Size and density of plant material, both at the time of planting and at maturity, are additional criteria to be considered when selecting plant material. All landscape must use noninvasive species.
[4]
All landscape materials must be installed in accordance with the current planting procedures established by ANLA. Planting material should be grown in a climate similar to or more severe than that of the City of Yonkers, typical of its species in branch structure, free of cultural or mechanical injury, insect eggs or their larvae and plant diseases, and accompanied by certification of inspection from authorities having jurisdiction over use and shipment. All plant material must be installed so that soil is of sufficient volume, composition and nutrient balance to sustain healthy growth.
[5]
All landscape must be maintained in good condition, present a healthy, neat and orderly appearance, and be kept free of weeds, refuse and debris.
(b)
Perimeter landscape. A perimeter landscape yard is required for all off-street parking lots, and the landscape treatment must run the full length of the parking lot where it abuts a street, excluding driveways and access points. The perimeter parking lot landscape yard must be improved as follows:
[1]
The perimeter landscape yard must be a minimum of five feet in width.
[2]
A single hedge row is required, planted with one shrub every 36 inches on center, spaced linearly. The shrubs must measure a minimum of 36 inches in height at planting and a minimum of 48 inches to a maximum of 60 inches in height at maturity. In addition, an ornamental fence a minimum of four feet in height is required along the perimeter landscape yard.
[3]
Alternatively, a low wall the height of which provides effective screening to a maximum height of three feet may be used instead of shrubs and an ornamental fence. Where possible, plant materials must be installed between the sidewalk and the wall to provide a softening effect on the wall.
[4]
All perimeter parking lot landscape areas must be protected with raised concrete, Belgian block or granite curbs.
(c)
Interior landscape. For off-street parking lots consisting of 20 or more spaces, interior parking lot landscape is required.
[1]
One parking lot island must be provided between every 10 contiguous parking spaces. As part of site plan approval, parking lot island locations may be varied based on specific site requirements or design scheme, to be approved as part of the landscape plan, but the total number of islands must be no less than the amount required: one island for every 10 spaces.
[2]
In addition to parking lot islands, additional landscaped areas must be provided within the interior of parking lots. All rows of parking spaces must terminate in a parking lot island or landscaped area. The minimum landscaped area, including parking lot islands, is 10% of the parking lot area. Perimeter parking lot landscape is not considered part of the 10% calculation and is not included in the area used to calculate the required 10%.
[3]
Parking lot islands or landscaped areas must be at least 125 square feet in area. However, parking lot islands must be the same dimension as the parking stall. Double rows of parking must provide parking lot islands that are the same dimension as the double row.
[4]
Parking lot islands or landscaped areas must be at least six inches above the surface of the parking lot and protected with concrete, Belgian block or granite curbing, except where designed to apply sustainable techniques allowing the flow and access of stormwater. Such islands and landscaped areas must be properly drained and irrigated as appropriate to the site conditions to ensure survivability.
[5]
Shade trees must be the primary plant materials used in parking lot islands and landscaped areas. One shade tree is required for every parking lot island or landscaped area. If the island extends the width of a double row, then two shade trees are required.
[6]
Shrubs must be planted within the parking island to provide a second layer of planting for visual interest.
[7]
A minimum of 75% of every parking lot island must be planted in live ground cover, perennials or ornamental grasses. Mulch is required to fill in planting areas for early growth protection until the ground cover is established and covers the planting area. It is encouraged to mulch bare areas for three to five years, or until the plant material is fully established in the parking islands.
[8]
Plant materials must not be installed to create visibility concerns for automobiles and pedestrians.
FIGURE 30: PARKING LOT LANDSCAPE  |
FIGURE 31: RAISED CURB DESIGN  |
B.
Parking structures.
(1)
Ground-floor uses.
(a)
Parking structures on key streets (Map F)[1] shall maintain ground-floor uses as required in Table 43-1: Schedule of Use Regulations.[2]
[1]
Editor's Note: Said map is included as an attachment to this chapter.
[2]
Editor's Note: Said table is included as an attachment to this chapter.
(b)
Parking structures on other streets within the L-MX District are encouraged to locate key street ground-floor uses from Table 43-1: Schedule of Use Regulations on the ground floor.
FIGURE 32: PARKING GARAGE GROUND-FLOOR USES  |
(2)
Parking ramps.
(a)
On parking structure facades that front on key streets, the exterior articulation of internal vertical vehicle circulation, such as ramped portions of the structure used to access higher parking levels, are prohibited. Where internal ramps front on public streets, facade design and screening shall be required to mask the internal ramps.
(b)
On parking structures that front other streets within the L-MX District, the exterior articulation of internal vertical vehicle circulation, such as ramped portions of the structure used to access higher parking levels, are discouraged. Where internal ramps front on other public streets, facade design and screening is encouraged to mask the internal ramps.
FIGURE 33: SCREENING OF INTERNAL PARKING GARAGE RAMPS  |
FIGURE 34: GROUND FLOOR PARKING STRUCTURE SCREENING  |
(3)
Facade design.
(a)
The design of the facade that fronts on a public street shall include horizontal design elements, such as knee walls and cornices, which reflect the design of other structures in the Ludlow Mixed-Use Area.
(b)
On portions of the ground floor facade where parking spaces are visible, a decorative screen shall be required above the knee wall to screen traffic and pedestrians in the public right-of-way from headlight glare. The total height of the knee wall plus the decorative screen must be a minimum of four feet.
(c)
A parking structure accessory to a principal building shall be constructed with materials and design elements that reflect the principal building.
(d)
For parking structures with rooftop open-air parking, a parapet wall of four feet shall be required. Additional screening of rooftop open-air parking is encouraged in addition to the parapet wall.
C.
Mechanical parking. All mechanical parking shall be located completely within a structure and meet the design standards for parking structures.
D.
Curb cuts and access.
(1)
Any new curb cuts proposed after the adoption of the L-MX District require site plan review and approval. Site plan review will consider the following site design standards in the review and approval of new curb cuts:
(a)
The location of new curb cuts will minimize potentially dangerous traffic movements and will not create a hazard for pedestrians.
(b)
The property owner has considered the use of alternate methods as a means to minimize curb cuts, including, but not limited to, cross-access easements and shared parking.
(c)
New curb cuts are discouraged on key streets (Map F)[3] and may be permitted only after proof of efforts at access by curb cuts on other streets has been considered.
[3]
Editor's Note: Said map is included as an attachment to this chapter.
(2)
Single-family and two-family detached and attached dwellings located on corner lots must provide parking access from the side front setback. For the purposes of this provision, the side front setback is defined as the longer front setback. Access must be designed to minimize curb cuts along the front setback along the block face.
E.
Cross-access easements.
(1)
Uses with adjacent parking areas are encouraged to provide a cross-access to allow circulation between sites. Joint-use driveways are encouraged where feasible. If cross-access is provided, as a condition of its approval, the approving agency requires a legal instrument satisfactory to the Corporation Counsel of the City of Yonkers assuring the continued existence and use of such cross-access with the uses and structures that it serves.
(2)
Cross-access easements must incorporate the following:
(a)
Internal circulation allows the smooth circulation of traffic between both parking lots and safe access to and from the street.
(b)
Driveways shall meet City standards. No driveway may exceed 24 feet in width.
(c)
Bump-outs and other design features are required to make it visually obvious that the abutting properties are tied together.
(d)
A site plan is required for coordinated or shared parking areas.
§ 43-243 Signs.
All signs in the L-MX District must meet the requirements of Chapter 47 of the City Code.