The intent of this article is to encourage and implement the
Town of Rhinebeck's Comprehensive Plan smart growth policies by establishing
standards and guidelines for creating compact walkable residential
neighborhoods near the Village of Rhinebeck. This article is also
intended to establish standards and guidelines for infill development
in the Town's only shopping center area with a focus on compact walkable
design that gradually transforms the area from an auto-oriented commercial
strip into a secondary pedestrian-oriented shopping district for the
community in accordance with Greenway Compact principles. By facilitating
new development in a pattern reminiscent of a traditional village,
other policies and objectives of the Comprehensive Plan can be achieved,
including, but not limited to: preservation of open space, farmland,
natural beauty and environmental quality; creation of a range of housing
opportunities, price levels and choices to accommodate a variety of
age and income groups and residential preferences; and creation of
greater opportunities for traditional community living for residents
of the Town.
A.
Residential development. The specific purposes of the neighborhood
design standards and guidelines, as applied to residential development,
are to:
(1)
Create a place or places in the Town where new development reflects
the traditional scale, density and character of the Village of Rhinebeck.
(2)
Fully integrate new residential development with a pedestrian orientation
and a diversity of housing types.
(3)
Provide for compact development while avoiding suburban sprawl, and
more efficient delivery of infrastructure while avoiding or reducing
environmental degradation and traffic congestion.
(4)
Support development that takes advantage of proximity to the village's
existing centralized water and/or sewer services, including the upgrading
of such services by the developer or creation of new water and sewer
services by the developer, if necessary, rather than strict reliance
on individual wells and septic disposal systems.
(5)
Create pedestrian and bicycle networks through sidewalks, bicycle
paths, trails and crosswalks, in order to create connections to public
transportation, stores and the village.
(6)
Take advantage of compact building design to promote housing affordability,
energy efficiency, and minimization of greenhouse gas emissions.
(7)
Make development decisions predictable, fair and cost-effective.
B.
Nonresidential
development.
(1)
The
specific purposes of the neighborhood design standards and guidelines,
as applied to nonresidential development, are to:
(a)
Reclaim an existing auto-oriented shopping strip by incrementally
redesigning and transforming the strip into a compact and walkable
retail area that will always be secondary to the Village of Rhinebeck
as the primary retail center for the community.
(b)
Restrict further development of the highway frontage on Route
9 by limiting the commercial district to its existing Route 9 frontage
and consolidating the multiple entrances along this highway by connecting
existing and future businesses with internal service streets.
(c)
Help to unify the streetscape of Route 9 with generous landscaping,
continuous street trees and, if possible, planted medians, reminiscent
of a boulevard.
(d)
On the east side of Route 9, fill in the front of the large
parking areas by replacing them with buildings. Site new buildings
back from the road and buffer the buildings with trees, berms, landscaping,
and other natural elements to protect the viewscapes and complement
the open space areas on the west side of Route 9.
(e)
Use low-impact development strategies for new development as
well as redevelopment of the shopping center's stormwater management
system to enhance and protect surface water and groundwater quality,
maintain the integrity of aquatic resources and ecosystems, and preserve
the physical integrity of the district's wetlands and tributaries.
(f)
Create pedestrian and bicycle networks through sidewalks, bicycle
paths, trails and crosswalks, in order to create connections to shared
parking, public transportation and between stores and nearby housing
in the Neighborhood Residential and Planned Conservation Neighborhood
Overlay Districts.
(g)
Enhance and diversify the local tax base by generating additional
revenues to meet the costs of municipal and educational services.
(h)
Provide for new development close to services and along a public
transit bus line, while simultaneously protecting the greenbelts around
them as treasured open space, free of development.
(2)
An artist's rendering of the Town's intent to reclaim the shopping
strip is shown below in the graphic illustrations prepared for the
Dutchess County Greenway Compact's Greenway Guide:
|
|
|
B.
Sections 125-89 through 125-92 of this article use different terms in reference to the standards and guidelines for designing development projects. In this context, use of the terms "shall" requires adherence to a standard or guideline to the greatest extent practicable; "should" is used when adherence to the standard or guideline is recommended; and "may" is used when adherence to the standards and guidelines is preferred.
C.
Unless specifically identified herein, the provisions of this article,
when in conflict with other articles of the Town of Rhinebeck Zoning
Law, the Subdivision Regulations,[1] and other local, state or federal laws and standards,
shall not take precedence over those other laws, regulations, and
standards.
D.
The standards and guidelines outlined in this article do not replace
other Town standards and regulations found elsewhere in this chapter.
It is the applicant's responsibility to ensure he or she has obtained
and reviewed all other applicable laws and requirements in conjunction
with subdivision, site plan and special use permit development applications.
E.
For the purposes of this article, standards will be considered mandatory
requirements. References to guidelines are more discretionary. It
will be the applicant's responsibility to demonstrate to the Planning
Board how the standards and guidelines have been adequately addressed.
F.
The Planning Board shall make a consistency determination for all
applications subject to this article, that the standards and guidelines
identified herein have been incorporated into the development's design
plans to the greatest extent practicable. Such determination shall
clearly state in the Planning Board's findings how the decision, and
any modifications thereto, incorporate the standards and guidelines.
G.
For development projects that involve the granting of a density bonus,
the Planning Board's findings shall include a rationale for any waiver
or modification granted to a specific standard or guideline. The Planning
Board may, in granting waivers or modifications to these standards
and guidelines, incorporate such reasonable conditions as will, in
its judgment, substantially secure the objectives of the requirements
so waived.
A.
Village Gateway (VG) District.
(1)
Within the VG District, no application for site plan approval, special
use permit approval, and/or subdivision approval shall be approved
unless the standards and guidelines of this article have been incorporated
into the development design to the greatest extent practicable. The
Planning Board, as a condition of such approval, may impose modifications
that would have to be incorporated into the proposed action to merit
a determination of consistency with the standards and guidelines set
forth herein.
(2)
All applications subject to this article shall be designed and clustered in accordance with the four-step design process for conservation subdivisions found in Article V, § 125-43G(3), of this chapter.
B.
Community Business - South (CB-S) District.
(1)
Within the CB-S District, no application for site plan approval,
special use permit approval, and/or subdivision approval shall be
approved unless the standards and guidelines of this article have
been incorporated into the development design to the greatest extent
practicable. The Planning Board, as a condition of such approval,
is empowered to modify the area and bulk regulations[1] found in Article IV and may impose modifications that would have to be incorporated into the proposed action to merit a determination of consistency with the standards and guidelines set forth herein.
[1]
Editor's Note: The Schedules of Area and Bulk Regulations are included as attachments to this chapter.
(2)
Projects deemed consistent with the standards and guidelines of this article by the Planning Board are eligible for an increase in density of 50% from the maximum density otherwise authorized pursuant to the requirements of Article IV, Area and Bulk Regulations. As may be applicable, any increase in density granted shall comply with the individual building limitation of 8,000 square feet for specific uses subject to Article V, § 125-64.2, of this chapter. Nothing herein shall prevent the development of multiple buildings to achieve the density permitted, provided that each individual building complies with the limitation of 8,000 square feet.
[Amended 7-25-2016 by L.L. No. 5-2016]
C.
Historic Preservation (HP20), Rural Agricultural (RA10), and Residential
Low Density (RL5) Districts.
(1)
Article V, § 125-64, of this chapter provides for a Town density transfer (transfer of development rights or TDR) program. This program allows for the voluntary transfer of development rights among landowners, subject to issuance of a special use permit from the Planning Board. Development rights may be transferred from properties within the HP20 District to properties within the RA10 and RL5 Districts, between properties within the RA10 District, and from properties within the RA10 District to properties within the RL5 District.
A.
The Town envisions that development within the districts subject to Article VIII may be required to be served by community water and sewer systems, whether by formation of special districts pursuant to Articles 12, 12-A, and 12-C of the New York State Town Law, established through the New York State Transportation Corporations Law, or through contractual arrangements with the Village of Rhinebeck.
B.
Applications within the districts subject to Article VIII may include individual on-site wells and individual on-site subsurface sanitary treatment systems (septic systems), provided that those systems meet the applicable Dutchess County Department of Health, New York State Department of Environmental Conservation, and/or New York State Department of Health regulations. Applications shall include a demonstration of how such individual wells and septic systems will be retrofitted to connect to community water supply and sewer systems if and when those facilities become available in the future. Properties that are served by individual wells or septic systems shall make connections to a community water supply system and/or community sewer system if and when those services become available.
A.
The standards and guidelines described in this article address the
placement, configuration and function of buildings, as well as their
architectural, landscape, parking, signage, and ambient standards.
C.
General building placement.
(2)
One principal building at the frontage, and one outbuilding to the
rear of it, may be built on each lot as shown on Figure 6.
|
Figure 6: Building Disposition
| ||
|---|---|---|
 | ||
|
1.
2.
3.
|
Principal Building
Connecting Building
Outbuilding
| |
(3)
Buildings shall be oriented in relation to the boundaries of their
lots according to Figure 7 and Table 4. Facades shall be built parallel
to the principal frontage line or parallel to the tangent of a curved
principal frontage line.
|
Figure 7: Appropriate Building Types
| |||
|---|---|---|---|
|
Yard Types
|
Neighborhood
| ||
|
Edge Yard: A building that occupies the center
of its lot with setbacks on all sides. The front yard sets it back
from the frontage and is intended to be visually continuous with the
yards of adjacent buildings. The rear yard can be secured for privacy
by fences and a well-placed connecting building and/or outbuilding.
|
|
Residential
| |
|
Side Yard: A building that occupies one side of
the lot with the setback to the other side. The visual opening of
the side yard on the street frontage causes this building type to
appear freestanding. If the adjacent building is similar with a blank
party wall, the yard can be quite private. This type permits climatic
orientation in response to the sun or the wind.
|
|
Residential
Nonresidential
| |
|
Rear Yard: A building that occupies the full frontage,
leaving the rear of the lot as the sole yard. The continuous facade
steadily defines the public street. The rear elevations may be articulated
for functional purposes. In its residential form, this type is the
row house. For its commercial form, the rear yard can accommodate
substantial parking.
|
|
Nonresidential
| |
|
Courtyards: A building that occupies the boundaries
of its lot while internally defining one or more private patios. This
type is able to shield the private realm from all sides while strongly
defining the public street and can accommodate incompatible activities,
masking them from all sides.
|
|
Nonresidential
| |
(5)
Rear setbacks for outbuildings shall be a minimum of 12 feet measured
from the center line of the alley or rear lane easement. In the absence
of rear alley or lane, the rear setback shall be as shown in Table
4.
(6)
Awnings may encroach the public sidewalk without limit. Stoops may
encroach 100% of the depth of a setback. Open porches and awnings
may encroach up to 50% of the depth of the setback. Balconies and
bay windows may encroach up to 25% of the depth of the setback.
D.
General building configuration.
(2)
Building heights shall be as described in Figure 9 and as shown in
Table 4.
|
Figure 8: Private Frontages
| |||||
|---|---|---|---|---|---|
|
Section
|
Plan
| ||||
|
Private Frontage
|
Public Frontage
|
Private Frontage
|
Public Frontage
|
Neighborhood
| |
|
Common Yard: Here the facade is set back substantially
from the frontage line. The front yard remains unfenced and is visually
continuous with adjacent yards. The deep setback provides a buffer
from the street.
|
|
|
Residential
| ||
|
Porch and Fence: Here the facade is set back from
the frontage line with an attached porch. A fence at the frontage
line demarks the yard. The porches should be no less than eight feet
deep.
|
|
|
Residential
| ||
|
Terrace or Light Court: Here the façade
is set back from the frontage line by an elevated terrace or a sunken
light court. This buffers residential use from sidewalks and removes
the private yard from public realm. The terrace is suitable for outdoor
cafes.
|
|
|
Residential
Nonresidential
| ||
|
Forecourt: Here the facade is close to the frontage
line and the central portion is set back. The forecourt created is
suitable for vehicle dropoffs. This type should be allocated in conjunction
with other frontage types. Large trees within the forecourts may overhang
the sidewalks.
|
|
|
Residential
Nonresidential
| ||
|
Stoop: Here the facade is aligned close to the
frontage line, with the first story elevated from the sidewalk to
secure privacy. The entrance is usually an exterior stair and landing.
This type is recommended for ground-floor residential use.
|
|
|
Residential
Nonresidential
| ||
|
Shopfront and Awning: Here the facade is aligned
close to the frontage line, with the building entrance at sidewalk
grade. This type is conventional for retail use. It has a substantial
glazing on the sidewalk level and an awning that may overlap the sidewalk
to the maximum extent possible.
|
|
|
Nonresidential
| ||
|
Figure 9: Building Heights
| ||
|---|---|---|
|
Residential
| |
|
Nonresidential
| |
E.
General building use and density.
(1)
Buildings may be dedicated to uses permitted or specially permitted
in the zoning district(s).
(2)
Uses shall be limited by the number of parking spaces available to
meet the required parking set forth in Table 3.
|
Table 3: Parking Guidelines
| |||
|---|---|---|---|
|
Uses
|
Residential
|
Nonresidential
| |
|
Residential
|
1.5/dwelling
|
1.0/dwelling
| |
|
Office
|
3.0/1,000 square feet
|
2.0/1,000 square feet
| |
|
Retail
|
4.0/1,000 square feet
|
3.0/1,000 square feet
| |
|
Other
|
As determined by Planning Board
|
As determined by Planning Board
| |
F.
General parking standards.
(1)
Vehicular parking for residential and nonresidential uses shall be
provided as required in Table 3.
(2)
Shared parking is encouraged and should be provided by multiplying
the lower of the parking requirements for the proposed uses by the
sharing factor provided in Figure 10.
(3)
On-street parking available along the frontage lines that correspond
to each lot should be counted toward the parking requirement of the
building on the lot.
(4)
Parking shall be accessed by the alley or rear lane, when such is
available on the subdivision and/or site plan.
(7)
Bicycle racks shall be provided where appropriate.
(8)
Maximum parking ratios may be established by the Planning Board.
(9)
Accommodations shall be made for the use of porous pavers for parking
wherever feasible.
|
Figure 10: Sharing Factor
|
G.
General architectural standards.
(1)
Street screens are usually a freestanding wall built along the frontage
line, to mask a parking lot from the street. Street screens should
be between 3.5 feet and eight feet in height, designed and constructed
of a material matching the adjacent building facade, or the street
screen may be a hedge or fence as part of a planned landscape area.
Street screens shall have openings no larger than necessary to allow
automobile and pedestrian access. In addition, all street screens
over four feet high should be 30% permeable or articulated.
(2)
All openings, including porches, galleries, arcades and windows,
shall be square or vertical in proportion. Arches are allowed where
specifically approved by the Planning Board.
(3)
Openings above the first story shall not exceed 50% of the total
building wall area, with each facade being calculated independently.
(4)
The facades on retail frontages shall be detailed as storefronts
and glazed with clear glass no less than 70% of the sidewalk-level
story.
(5)
Doors and windows that operate as sliders are prohibited along frontages.
(6)
Pitched roofs, if provided, shall be symmetrically sloped no less
than 5:12, except that porches and attached sheds may be no less than
2:12.
(7)
Flat roofs shall be enclosed by parapets a minimum of 42 inches high,
or as required to conceal mechanical or electronic equipment to the
satisfaction of the Planning Board.
I.
General signage standards. Signs shall not exceed the Town of Rhinebeck sign standards found in Article V, § 125-37.
(1)
One address number no more than six inches vertically shall be attached
to the building in proximity to the principal entrance or at a mailbox
or as required by the Dutchess County 911 addressing system.
(2)
For nonresidential uses, each building shall be limited to a total
sign area of one square foot in area for every two linear feet of
ground-floor street frontage occupied by an establishment, but not
exceeding 20 square feet for any sign parallel to and flat against
the facade of a building or 10 square feet for any other sign. No
one sign shall exceed six square feet.
(3)
Where illuminated, signs shall only be lit externally from above
and directed downward with a full-spectrum source.
(4)
No attached sign shall extend more than four feet over the street
right-of-way/property line.
(5)
Freestanding signs shall not be permitted where the building is set
back less than 40 feet from the property line.
(6)
The bottom of projecting signs shall be not less than seven feet
from the ground.
(7)
No sign shall exceed 10 feet in height or extend above the facade
of the building to which it is attached.
(8)
Interior sign coverage shall not exceed 20% of the glass area or
window in which it is displayed.
The following apply in nonresidential neighborhood areas:
A.
B.
Building configuration. A first-level residential or lodging function
shall be raised a minimum of two feet from average sidewalk grade.
C.
Parking standards.
(2)
All parking areas shall be located at the third lot layer and be
masked by a street screen, liner building, or landscaping as determined
by the Planning Board.
(3)
The required parking may be provided on sites elsewhere by waiver
from the Planning Board.
(4)
Pedestrian entrances to all parking lots and parking structures shall
be directly from a frontage line.
(5)
The vehicular entrance of a parking lot or garage on a frontage shall
be no wider than 30 feet.
D.
Architectural standards. In addition to the general specifications shown in Article VIII, § 125-89G, specific standards shall be as follows:
(1)
The exterior finish materials on all facades shall be limited to
stone, brick, cement reinforced clapboard siding, wood and/or stucco.
Vinyl, plastic and aluminum are acceptable as an incidental part of
the window treatments when such material is designed to resemble wood
or clad wood.
(2)
Balconies, galleries and arcades should be made of concrete, wood,
wood composite or earth-based materials such as brick, stone, and/or
stucco but may be faced with such materials. Vinyl, plastic and aluminum
facing are acceptable but discouraged. Railings may be made of metal,
stone or wood.
(3)
Buildings may have flat roofs enclosed by parapets and with architectural
cornices or sloped roofs.
(4)
Street screens shall be located on the same plane with the building
facade line.
F.
G.
A lot shall provide vehicular and nonvehicular access from the highest
functional class road upon which a lot has frontage unless such access
is deemed by the Planning Board or other governmental agency to not
be feasible, reasonable, or safe.
[Added 6-13-2022 by L.L. No. 2-2022]
The following apply in residential neighborhood areas:
A.
Building layout. A minimum residential housing mix of three types
(none less than 20%) shall be selected from one-family, two-family,
row house or townhouse and multifamily.
D.
Architectural standards. In addition to the general specifications shown in Article VIII, § 125-89, specific standards shall be as follows:
(1)
The exterior finish materials on all facades shall be limited to
wood siding, and/or earth-based materials such as brick, stone, cement-reinforced
clapboard siding and/or stucco. Vinyl, plastic and aluminum siding
are acceptable but discouraged.
(2)
Balconies and porches shall be made of wood, wood composite and/or
earth-based materials such as brick, stone, cement-reinforced clapboard
siding and/or stucco. Railings shall be made of wood, wood composite
or metal. Vinyl, plastic and aluminum trim elements are acceptable
but discouraged.
(3)
Buildings shall have sloped roofs.
H.
A lot shall provide vehicular and nonvehicular access from the highest
functional class road upon which a lot has frontage unless such access
is deemed by the Planning Board or other governmental agency to not
be feasible, reasonable, or safe.
[Added 6-13-2022 by L.L. No. 2-2022]
The following street requirements apply to residential and nonresidential
areas:
A.
General.
(1)
The streets are intended for use by vehicular and pedestrian traffic
and to provide access to lots and open spaces.
(2)
The streets consist of vehicular lanes and public frontages as illustrated
on Figure 1. The lanes provide the traffic and parking capacity. They
consist of vehicular lanes in a variety of widths for parked vehicles
and for moving vehicles. The frontages contribute to the character
of the neighborhood. They include the types of sidewalk, curbing,
planters, and street trees.
|
Figure 1: Streets
 |
(3)
Streets should be designed in context with the form and desired design
speed of the neighborhood through which they pass. Streets that pass
from one neighborhood to another shall adjust their public frontages
accordingly; or alternatively, the neighborhood may follow the alignment
of the street to the depth of one lot, retaining a single public frontage
throughout its course.
(4)
Within the neighborhoods, pedestrian comfort shall be a primary consideration
of the street. Design conflict between vehicular and pedestrian movement
shall be decided in favor of the pedestrian.
B.
Streets.
(1)
The standards for vehicle lanes shall be as shown in Table 1 and
Figure 2. All intersections shall be provided with crosswalks using
raised pavers or other acceptable method of delineating pedestrian
safety zones. The design average annual daily traffic (AADT) is the
determinant for each of the vehicle lane standards.
|
Table 1: Vehicle Lane Standards
| |||||
|---|---|---|---|---|---|
|
Design Speed
(mph)
|
Travel Lane Width
(feet)
|
Nonresidential
|
Residential
| ||
|
Below 20
|
8
|
| |||
|
20 to 25
|
9
|
|
| ||
|
25 to 35
|
10
|
|
| ||
|
Design Speed
(mph)
|
Parking Lane Width
(feet)
| ||||
|
20 to 25
|
(Angle) 18
|
| |||
|
20 to 25
|
(Parallel) 7
|
| |||
|
25 to 35
|
(Parallel) 8
|
|
| ||
|
Design Speed
(mph)
|
Effective Turning Radius
(feet)
| ||||
|
Below 20
|
5 to 10
|
|
| ||
|
20 to 25
|
10 to 15
|
|
| ||
|
25 to 35
|
15 to 20
|
|
| ||
|
Figure 2: Vehicle Lanes Illustrated
| |||||
|---|---|---|---|---|---|
|
One-Way Movement
|
Two-Way Movement
| ||||
|
Yield Parking
|
|
| |||
|
AADT
|
1,000 VPD
|
1,000 VPD
| |||
|
Pedestrian crossing
|
5 seconds
|
7 seconds
| |||
|
Design speed
|
Below 20 mph
|
Below 20 mph
| |||
|
Parking 1 Side Parallel
|
|
|
|
| |
|
AADT
|
5,000 VPD
|
18,000 VPD
|
16,000 VPD
|
15,000 VPD
| |
|
Pedestrian crossing
|
5 seconds
|
8 seconds
|
8 seconds
|
11 seconds
| |
|
Design speed
|
20 to 25 mph
|
20 to 30 mph
|
20 to 30 mph
|
20 to 30 mph
| |
|
Parking Both Sides Parallel
|
|
|
|
| |
|
AADT
|
8,000 VPD
|
20,000 VPD
|
15,000 VPD
|
22,000 VPD
| |
|
Pedestrian crossing
|
7 seconds
|
10 seconds
|
10 seconds
|
13 seconds
| |
|
Design speed
|
Below 20 mph
|
25 to 30 mph
|
25 to 30 mph
|
25 to 30 mph
| |
(2)
The street network shall be designed to define blocks not exceeding
a perimeter of 3,000 feet for residential uses and 2,400 feet for
nonresidential uses. The size shall be measured as the sum of lot
frontage lines.
(3)
All streets shall terminate at other streets, forming a network.
Internal streets shall connect wherever possible to those on adjacent
sites. Culs-de-sac shall be permitted only when warranted by natural
site conditions.
(4)
Lots shall front on a street, except that 20% of the lots within
each neighborhood may front on a pedestrian passage.
(5)
A bicycle network consisting of trails, routes and lanes shall be
provided. The community bicycle and trails network should be connected
to existing or proposed bicycle and trail networks wherever possible.
C.
Public frontages.
(1)
Public frontages shall be designed as shown in Figure 3 and shown
within neighborhoods as specified in Table 4.[1]
|
Figure 3: Public Frontages
| ||||
|---|---|---|---|---|
|
Frontage Type
|
Residential
|
Nonresidential
| ||
|
Public frontage
|
|
|
| |
|
Total width
|
12 to 18 feet
|
18 to 24 feet
|
18 to 30 feet
| |
|
Curb
|
|
|
| |
|
Type
Radius
|
Raised curb
5 to 20 feet
|
Raised curb
5 to 20 feet
|
Raised curb
5 to 20 feet
| |
|
Walkway
|
|
|
| |
|
Type
Width
|
Sidewalk
4 to 8 feet
|
Sidewalk
12 to 20 feet
|
Sidewalk
12 to 30 feet
| |
|
Planter
|
|
|
| |
|
Arrangement
Species
Planter type
|
Regular
Single
Continuous planter
|
Regular
Single
Continuous planter
|
Opportunistic
Single
Tree well
| |
|
Tree guidelines
|
Pin Oak
Red Oak
White Oak
Ginkgo Biloba
London planetree
|
Ginkgo Biloba
White Ash
Hackberry
|
Ginkgo Biloba
White Ash
Hackberry
| |
[1]
Editor's Note: Table 4 is included at the end of this article.
(2)
Within the public frontages, the prescribed types of street trees
and examples of streetlight types shall be as shown in Figures 3,
4, and 5. The spacing may be adjusted to accommodate specific site
conditions, such as building entrances.
|
Figure 4: Street Light Types (for illustration purposes
only)
| |||||
|---|---|---|---|---|---|
 |
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_______
_______
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_______
_______
_______
_______
|
 |
_______
_______
_______
_______
_______
_______
_______
_______
_______
_______
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|
_______
_______
_______
_______
_______
_______
_______
_______
_______
_______
|
|
Figure 5: Street Trees
| |||||
|---|---|---|---|---|---|
|
Residential
|
Non-Residential
| ||||
 |
|
| |||
|
Oval
| |||||
 |
|
| |||
|
Ball
| |||||
 |
| ||||
|
Pyramid
| |||||
 |
| ||||
|
Umbrella
| |||||
 |
| ||||
|
Vase
| |||||
|
Table 4: Use and Dimensional Guidelines by Neighborhood
| |||||
|---|---|---|---|---|---|
|
Neighborhood
|
Residential
|
Nonresidential
| |||
|
A.
|
Block size
| ||||
|
Block perimeter
|
3,000 feet maximum
|
2,400 feet maximum
| |||
|
B.
|
Minimum lot area
|
6,000 square feet
|
4,000 square feet
| ||
|
C.
|
Lot occupation
| ||||
|
Lot width
|
18 feet minimum
96 feet maximum
|
18 feet minimum
180 feet maximum
| |||
|
Lot coverage
|
30% maximum
|
80% maximum
| |||
|
D.
|
Building setback
| ||||
|
Front
|
10 feet minimum
25 feet maximum
|
0 feet minimum
12 feet maximum
| |||
|
Side
|
10 feet minimum
|
0 feet minimum
24 feet maximum
| |||
|
Rear
|
25 feet minimum
|
3 feet minimum
| |||
|
E.
|
Building disposition (see Figure 6) or 15 feet from center of
alley
| ||||
|
Edge yard
|
Prohibited
| ||||
|
Side yard
|
Permitted
| ||||
|
Rear yard
|
Permitted
| ||||
|
F.
|
Private frontages (see Figure 8)
| ||||
|
Common yard
|
Prohibited
| ||||
|
Porch and fence
|
Permitted
|
Prohibited
| |||
|
Terrace or lower court
|
Permitted
| ||||
|
Forecourt
|
Permitted
| ||||
|
Stoop
|
Permitted
| ||||
|
Shopfront and awning
|
Permitted
| ||||
|
Gallery
|
Permitted
| ||||
|
Arcade
|
Permitted
| ||||
|
G.
|
Building height (see Figure 9)
| ||||
|
Principal building
|
35 feet
|
3 stories maximum
2 stories minimum
| |||
|
Outbuilding
|
2 stories maximum
|
2 stories maximum
| |||
|
J.
|
Building uses (see Table 2)
| ||||
|
Residential
|
Open use
|
Open use
| |||
|
Lodging
|
Restricted use
|
Open use
| |||
|
Office
|
Restricted use
|
Open use
| |||
|
Retail
|
Restricted use
|
Open use
| |||
