A.
The residential districts are listed in Table 300-11 below. When
this chapter refers to residential or "R" zoning districts it is referring
to one of the following:
|
Table 300-11: Residential Districts
| |
|---|---|
|
District Name
|
Map Symbol
|
|
Low Density Residential
|
R-1
|
|
Medium Density Residential
|
R-2
|
|
Mixed Density Residential
|
R-3
|
|
Multifamily Residential
|
R-4
|
B.
The residential district names and map symbols are intended to provide
a general indication of what is allowed in the district by denoting
the residential densities (low, medium, etc.).
A.
Low Density Residential (R-1). The purpose of the R-1 District is
to support the vision and goals contained within the City of Cortland
Comprehensive Plan through the preservation and enhancement of stable
and developing single-family neighborhoods. The intent of this district
is to permit the construction of single-family detached units that
do not compromise the existing residential character and pedestrian-friendly
setting of the established neighborhoods. Future development and investment
should ensure the continuation of the existing neighborhoods' traditional
development pattern generally consisting of owner-occupied, single-family
detached homes, unobstructed front yards, and pedestrian-scaled streetscapes
(e.g., with sidewalks, street lighting, street trees, etc.).
B.
Medium Density Residential (R-2). The purpose of the R-2 District
is to support the vision and goals of the City's Comprehensive Plan
and permit a slightly higher density in neighborhoods with a mix of
single- and two-family homes. The R-2 District is intended to foster
a pattern of development that maintains the traditional character
of the R-1 District with sidewalks, street lighting, street trees,
etc. In areas where there are established neighborhoods, the intent
of this district is to preserve the existing traditional settlement
pattern, generally consisting of owner-occupied one- and two-family
units, smaller lots, unobstructed front yards, and pedestrian-scaled
streetscapes.
C.
Mixed Density Residential (R-3). The purpose of the R-3 District
is to support the vision and goals of the City of Cortland Comprehensive
Plan and allow for a transitional zone between lower and higher density
residential areas. These neighborhoods may contain a mix of single-
or two-family homes, as well as higher-density developments such as
apartments or townhouses where appropriate. The R-3 District is intended
to recognize the need for varying scales and densities in residential
developments to foster a suitable transition and buffer between established
neighborhoods and new development.
D.
Multifamily Residential (R-4). The purpose of the R-4 District is
to provide for the broadest range of residential living opportunities
and permit the highest density desirable within the City. The intent
of the R-4 District is to accommodate multifamily residential development
and supporting offices or services in accordance with the vision and
goals contained in the City of Cortland Comprehensive Plan. Developments
in this district shall employ techniques to minimize negative impacts
(including circulation, parking, glare, noise, etc.) on established
lower-density residential areas and neighboring properties.
Uses are allowed in residential or "R" zoning districts in accordance
with Table 300-13 below.
A.
Uses identified with a "P" in the table are permitted as-of-right
in the subject zoning district, subject to compliance with all other
applicable standards of this chapter.
B.
Uses identified with a "SP" in in the table may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article XVI.
C.
Uses not listed and those identified with a "—" are expressly
prohibited.
|
Table 300-13: Residential Permitted and Specially Permitted
Uses
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
1. Residential
| ||||
|
Single-family dwellings, detached
|
P
|
P
|
P
|
P
|
|
Single-family dwellings, attached
|
SP
|
P
|
P
|
P
|
|
Single-family dwellings, non-owner occ.
|
SP
|
P
|
P
|
P
|
|
Two-family dwellings
|
—
|
P
|
P
|
P
|
|
Multifamily dwellings
|
—
|
—
|
P
|
P
|
|
Bed-and-breakfasts
|
—
|
SP
|
SP
|
SP
|
|
Home occupations
|
SP
|
SP
|
SP
|
SP
|
|
Fraternity or sorority dwellings
|
—
|
SP
|
SP
|
SP
|
|
Rooming houses and boarding houses
|
—
|
—
|
SP
|
SP
|
|
Accessory dwelling units
|
SP
|
SP
|
—
|
—
|
|
Accessory uses or structures
|
P
|
P
|
P
|
SP
|
|
Solar photovoltaic systems (accessory only)
|
P
|
P
|
P
|
SP
|
|
2. Institutional
| ||||
|
Places of worship
|
SP
|
SP
|
SP
|
SP
|
|
Schools
|
SP
|
SP
|
SP
|
SP
|
|
Public service utilities
|
SP
|
SP
|
SP
|
SP
|
|
Clubs (lodges, fraternal or sororal organizations, etc.)
|
—
|
—
|
—
|
SP
|
|
Ancillary parking areas
|
—
|
—
|
—
|
SP
|
|
Parks, playgrounds
|
SP
|
SP
|
SP
|
SP
|
|
3. Commercial
| ||||
|
Indoor lodging
|
—
|
—
|
SP
|
SP
|
|
Extended-care medical facilities
|
—
|
—
|
SP
|
SP
|
|
Personal or professional offices
|
—
|
—
|
SP
|
P
|
|
Medical offices
|
—
|
—
|
SP
|
P
|
|
Day-care centers
|
—
|
—
|
—
|
P
|
|
Cemeteries
|
SP
|
SP
|
SP
|
SP
|
|
NOTES:
|
|---|
|
"P" = Permitted;
|
|
"SP" = Specially Permitted;
|
|
"—" = Prohibited
|
[Amended 9-3-2019 by L.L.
No. 6-2019]
The lot, area, and yard requirements listed in Table 300-14
below shall apply to the residential districts within the City.
|
Table 300-14: Residential Lot, Area, and Yard Requirements
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
A. Minimum Lot Size
| ||||
|
Single-family/two-family
|
10,000 square feet
|
7,500 square feet
|
7,500 square feet
|
7,500 square feet
|
|
Multifamily
|
—
|
—
|
10,000 square feet
|
10,000 square feet
|
|
Nonresidential uses
|
10,000 square feet
|
7,500 square feet
|
10,000 square feet
|
10,000 square feet
|
|
B. Minimum Lot Width
| ||||
|
Single-family/two-family
|
50 feet
|
50 feet
|
50 feet
|
50 feet
|
|
Multifamily
|
—
|
—
|
100 feet
|
100 feet
|
|
Nonresidential uses
|
70 feet
|
70 feet
|
70 feet
|
70 feet
|
|
C. Minimum Front Yard
| ||||
|
Single-family/two-family
|
25 feet
|
25 feet
|
25 feet
|
25 feet
|
|
Multifamily
|
—
|
—
|
25 feet
|
25 feet
|
|
Nonresidential uses
|
25 feet
|
25 feet
|
25 feet
|
25 feet
|
|
D. Minimum Side Yard
| ||||
|
Single-family
|
7 feet
|
7 feet
|
7 feet
|
7 feet
|
|
Multifamily
|
—
|
—
|
15 feet
|
15 feet
|
|
Nonresidential uses
|
10 feet
|
10 feet
|
15 feet
|
15 feet
|
|
E. Minimum Rear Yard
| ||||
|
Single-family/two-family
|
25 feet
|
25 feet
|
25 feet
|
25 feet
|
|
Multifamily
|
—
|
—
|
25 feet
|
25 feet
|
|
Nonresidential uses
|
25 feet
|
25 feet
|
25 feet
|
25 feet
|
|
All accessory uses/structures
|
4 feet
|
4 feet
|
4 feet
|
4 feet
|
|
NOTE: Sheds and detached garages are only allowed in rear yards
and must be set back at least four feet from all property lines.
|
The bulk requirements listed in Table 300-15 below shall apply
to the residential districts within the City.
|
Table 300-15: Residential Bulk Requirements
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
A. Maximum Lot Coverage
| ||||
|
Single-family
|
60%
|
60%
|
60%
|
60%
|
|
Two-family
|
—
|
60%
|
60%
|
60%
|
|
Multifamily
|
—
|
—
|
60%
|
75%
|
|
Nonresidential uses
|
45%
|
45%
|
45%
|
75%
|
|
B. Maximum Building Height
Single-family
35 feet
35 feet
35 feet
35 feet
| ||||
|
Two-family
|
—
|
35 feet
|
35 feet
|
35 feet
|
|
Multifamily
|
—
|
—
|
45 feet
|
45 feet
|
|
Nonresidential uses
|
35 feet
|
35 feet
|
45 feet
|
45 feet
|
|
All accessory uses/structures
|
10 feet
|
10 feet
|
10 feet
|
10 feet
|
The applicable special use requirements (see Article XVI) and development standards in this chapter shall apply to all uses in the residential districts.
