Residential areas shall be designated as R-1,
R-2 and R-3.
A. R-1 District uses shall be as follows:
(1) Principal buildings and uses: one-family dwelling; private garden; and government use. All one-family dwellings in any district must meet the standards in §
315-14.
(2) Accessory buildings and uses: recreational uses and
private pools; fences and walls; and parking areas for automobiles
accessory to one-family dwellings, and home occupations.
B. R-2 District uses shall be as follows:
(1) Principal buildings and uses: same as permitted in
the R-1 District; bed-and-breakfast; church; cultural facilities;
library; day-care home or center; and education use.
(2) Accessory buildings and uses: the same as permitted
in R-1 Districts; the renting of rooms; signs consistent with other
sections of this code; and storage garages.
C. R-3 District uses shall be as follows:
(1) Principal building and uses: the same as permitted
in R-2 Districts; two-family dwellings; multifamily dwellings, including
townhouse and apartment; hospital; and parking garage or lot.
(2) Accessory building and uses: the same as permitted
in R-2 Districts; storage garages; and parking areas for automobiles
accessory to multifamily dwellings.
There will not be more than one one-family or
one two-family dwelling permitted on a zoning lot. There may be more
than one multifamily building on a zoning lot. In addition, there
may be one or more accessory buildings on the same zoning lot with
a main building if such accessory buildings are constructed subsequent
to the main building in accordance with the regulations for such buildings
set forth in this chapter. No one-family or two-family dwelling shall
be located to the rear of any building on the same lot or on another
lot that does not have the required frontage on a street. A group
of multifamily buildings may be arranged in groups and not all directly
front on a street.
Private storage garages and open off-street
parking areas shall be permitted on a zoning lot in a residential
district if accessory to the permitted dwellings on the zoning lot,
in accordance with the standards and regulations for such uses set
forth in this chapter. Commercial vehicles may not be stored or parked
in the front yard. Vehicles requiring a Class B or C license from
New York State may not be regularly stored or parked unless visually
screened from all public streets and from adjoining residential buildings.
The renting from a resident family of not more
than one room to not more than one person shall be permitted in any
residential district.
Soil, sand or gravel shall not be stripped or
removed in any residential district except excess soil, sand or gravel
resulting from excavations or grading operations in connection with
the contraction or alteration of a building for which a permit has
been issued.
No building or structure shall be erected, altered
or moved within any area herein described as a drainagecourse. For
the purpose of this chapter, a "drainagecourse" shall include any
area such as a ditch, drainageway, channel, stream or creek and any
area designed or intended for drainage purposes as shown on a recorded
subdivision. No filling of land or excavation of land shall be permitted
within a drainagecourse or on any lands within 100 feet of the center
line of such drainagecourse except upon issuance of a certification
by the City Engineer that such filling will not obstruct the flow
of water or otherwise reduce the water-carrying capacity or impair
the design and character of such drainagecourse.
Temporary structures may be permitted in any
residential district if such structures are deemed necessary for construction
operations of the dwellings of the area for which a building permit
has been issued, provided that:
A. Such temporary structures shall be limited to offices,
yards and buildings for the storage of lumber, equipment and other
building material or workshops for prefabricating building components.
B. The operations and activities carried on within such
structures shall not adversely affect the use of nearby dwellings
by reason of noise, smoke, dust, odor, fumes, vibration, communication
interference, electrical disturbance or glare to a greater extent
than normal in a residential district that is being developed.
C. All such temporary structures shall be removed within
30 days after the completion of work on the premises for which a permit
has been issued or if construction is not persued diligently.
Land and buildings in residential districts
shall be used and buildings shall be erected, altered and moved only
in accordance with the following schedule and regulations.
A. Lot area. The area of a zoning lot shall be not less
than the area in square feet required for each dwelling unit as set
forth in Schedule IX, multiplied by the number of dwelling units in
the building.
B. Lot width. The width of a zoning lot shall be not
less than the width required for the type of dwelling in the district
in which the lot is located as set forth in Schedule I and shall be measured at the building line. Each one-family
and two-family zoning lot shall abut upon a street for the required
lot width, except on curved streets where the width at the front lot
line may be less, provided that the lot width at the building line
meets the required lot width of the particular district.
C. Front yards. The front yard depth or setback of a
zoning lot shall be not less than the depth set forth in Schedule
I for the type of dwelling or other building permitted in
the district in which it is located. Where a building line has not
been established and where 50% or more of the aggregate street frontage
between two successive streets is occupied by buildings of the type
and uses permitted in the district before the effective date of this
chapter or amendments thereto, the minimum front yard depth for new
buildings shall be the average depth of front yards of existing buildings
located within 100 feet on either side of a given lot; provided, however,
that the depth of the front yard resulting therefrom shall be not
less than 1/2 the dimension specified in Schedule I.
D. Side yards. Two yards shall be provided for every
one-family dwelling on a zoning lot. Widths of side yards shall be
not less than the respective dimensions set forth in Schedule I. In no case will the distance between one-family dwellings
be less than 20 feet in any R-1 Residential District or 12 feet between
detached one-family and/or two-family dwellings in any R-2 Residential
District. Where a side yard is narrower than required for the district
in which the building and lot are located and was owned separately
from all other tracts of land on the effective date of this chapter
or any amendments thereto and is still so owned, the building may
be maintained or altered but shall not be enlarged in width unless
both side yards comply with the regulations for such yards set forth
in this chapter.
E. Rear yards. The rear depth of a zoning lot for main
buildings shall be not less than the depth set forth in Schedule I for the district in which it is located or not less than
25% of the depth of the lot, whichever is greater.
F. Corner lots. The front yard depth of a corner lot
shall be not less than the required front yard depth from the front
lot line, and the width of the side yard on the side street shall
be not less than the depth of the front yard required for the adjoining
lot which abuts said side streets unless shown otherwise on the Zoning
Map.
G. Required lot area to be maintained. A parcel of land
may be subdivided into two or more parcels, provided that all lots
resulting from such division conform to all lot area and width regulations
of the district in which they are located. A lot of record which conformed
to the provisions of this chapter and which was owned separately from
adjoining lots on the effective date of this chapter or any amendments
thereto shall not be reduced in any manner which would make it nonconforming.
H. Lots of record of insufficient area. A lot of record
which does not comply with the lot area or width regulations of the
district in which it is located on the effective date of this chapter
or any amendments thereto which made it nonconforming may be used
as follows:
(1) If occupied by a building, such building may be maintained,
repaired or altered; provided, however, that the building may not
be enlarged in floor area unless the regulations for front, side and
rear yards set forth in this chapter are complied with.
(2) If vacant, the lot may be used, provided that no adjoining
vacant lot or parcel of land was owned by the same owner on the effective
date of this chapter or any amendments thereto, other vacant land
cannot be equitably acquired adjoining the lot and all other regulations
of this chapter, except the lot area and width regulation, shall be
complied with.
I. Required yards to be maintained. The required yards
surrounding an existing building shall not be separated in ownership
from that portion of the lot upon which the building is located, and
no part shall be considered as providing a required yard for any other
existing building on the same or on an adjacent lot. A yard shall
not be reduced to less than the required dimensions and shall not
be further reduced in any manner. Every required yard shall be open
and unobstructed from the ground upward except for the following provisions
for accessory buildings and projections into yards:
(1) Any accessory use permitted in a residential district
may occupy a part of the main building, occupy a separate accessory
building or constitute an accessory land use. Any accessory building,
other than private garages and fences, shall maintain a minimum six-foot
setback from all lot lines. An accessory building shall be set back
from the side street line not less than required for the adjacent
principal building of the abutting lot.
(2) A projection is that part or feature of a building
that extends or projects outside of the enclosing walls. It is intended
that certain building features may project into required yards, but
they shall be regulated so as not to substantially interfere with
the reception of sun, light, air and the use of adjacent lots, as
follows:
(a)
A belt course, balcony, cornice, gutter or chimney
may project into a front and side yard for a distance of six feet,
provided that no part is less than three feet from any side lot line.
(b)
An open platform, landing, steps, terrace or
other feature not extending above the first-floor level of a building
may extend six feet into a front yard and three feet into a side yard.
(c)
An entrance hood or an open but roofed porch
may project six feet into a front yard and three feet into a side
yard. An enclosed entry or porch shall not project into any required
yard area.