City of Cortland, NY: Residential Districts

§ 300-20 Residential districts established.

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

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.).

§ 300-21 Residential purpose statements.

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.).

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.

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.

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.

§ 300-22 Residential permitted and specially permitted uses.

Uses are allowed in residential or "R" zoning districts in accordance with Table 300-13 below.

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.

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.

Uses not listed and those identified with a "—" are expressly prohibited.

Table 300-13: Residential Permitted and Specially Permitted Uses
Land Use	Zoning District
Land Use	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

§ 300-23 Residential lot, area, and yard requirements.

[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
Land Use	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.

§ 300-24 Residential bulk requirements.

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
Land Use	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

§ 300-25 Additional requirements.

The applicable special use requirements (see Article XVI) and development standards in this chapter shall apply to all uses in the residential districts.

§ 300-26 through § 300-29. (Reserved)