The following regulations shall apply to all
R-4 Districts.
A.
The purpose of this article is to allow the construction
and development of small one-family residential homes and townhouses.
These regulations are intended to allow for development and redevelopment
in areas that are currently characterized by lots less than 15,000
square feet in size.
B.
Lots in the R-4 district must be serviced by municipal
water. It is recommended that said lots be serviced by municipal sanitary
sewer; however, the town may allow for development on conventional
septic systems on a case by case basis.
The following uses are permitted as of right
in the R-4 District:
The following special uses may be permitted or denied subject to special use review under Article XIX of this chapter:
A.
Disturbance on a wetland or watercourse area of any
class or in a wetland or watercourse buffer area as defined in this
chapter.
Accessory uses and structures in the R-4 District shall be limited to the following and shall not be subject to Chapter 270, § 270-138C:
A.
Private garages with not more than two stalls for
the storage or parking of private automobiles with a maximum area
of 600 square feet.
B.
Private swimming pools, tennis courts and other private
recreational facilities for the use of residents and not run for gain.
C.
Accessory parking and loading.
D.
Accessory buildings for lawn care, gardening or property
maintenance with a maximum area of 200 square feet.
E.
Dish antennas for television/internet reception.
The maximum building height shall be 35 feet.
A.
All lots shall be serviced by municipal water.
B.
On-site septic systems shall comply with Appendix
75-A, Wastewater Treatment Standards - Individual Household Systems
[statutory authority: Public Health Law § 201(1)], §§ 75-A.1
through 75-A.8. Systems designed using §§ 75-A.9 through
75-A.11 shall be prohibited.
Lot coverage shall not exceed 50%.
A.
Single-family residential dwelling. There shall be
a minimum of one garage space and a sufficient paved on-site driveway
space to accommodate a minimum of two automobiles on each lot.
B.
Townhouse. There shall be a minimum of one garage
space and access for a minimum of two automobile-parking spaces per
dwelling unit.
C.
Additional off-street parking requirements applicable in the R-4 District are set forth in § 270-149 and Table 1, "Off-Street Parking Requirements, of this chapter.[1]
[1]
Editor's Note: Table 1 is included at the end of this chapter.
A.
Townhouses shall be constructed with one unit per
subdivided lot, with each dwelling unit being attached to the adjacent
unit.
B.
Townhouses shall have separate sewer and water laterals
and shall have separate utility services for all other utility hookups.
D.
A perpetual easement with a minimum width of four
feet shall be provided on the adjacent lot for the maintenance of
the wall of the dwelling with the zero lot line. This required easement
shall be in favor of the lot on which a zero lot line is planned at
or near the boundary to which this easement is adjacent. This required
easement shall extend along the entire length of the side boundary
to which the easement is adjacent.
E.
No doors, windows, air-conditioning units, utility
meters, electric panel boxes or openings of any kind shall be allowed
on the wall of a dwelling or accessory building that lies on a zero-lot
line.
F.
Required easements shall be shown on the final plat.
If required easements are not shown on the final plat of lots for
zero-lot-line homes, then such easements shall be created by means
of a replat or other separate legal instrument filed with the Schenectady
County Clerk's office, before permits for building are granted by
the Town.
G.
In no case shall the owner of any zero-lot-line dwelling be granted an easement on the adjoining property for the use or enjoyment of any portion of that property, except for a four-foot maintenance easement in Subsection D above.
H.
Wall assemblies separating dwelling units from each
other shall have a sound transmission class (STC) of not less than
60 for airborne noise when tested in accordance with ASTM E 90. This
requirement shall not apply to dwelling-unit-entrance doors; however,
such doors shall be tight fitting to the frame and sill.
In particular circumstances, there may be a
desire to modify the roadway-width standards in developments in the
Small One-Family and Townhouse Residential District. Upon recommendation
from the Highway Superintendent and Town Engineer or Town Designated
Engineer, the Planning Board my grant a waiver to the required roadway-width
standards with the following findings of fact:
A.
The roadway being constructed shall not allow for
on-street parking.
B.
There shall be a minimum of one garage space and a
sufficient paved on-site driveway space to accommodate a minimum of
two automobiles on each lot.
C.
The roadway shall have sufficient width to accommodate
emergency vehicles and have sufficient turnaround area.
D.
The roadway shall service no more than 20 dwelling
units.
