Town of Lewiston, NY Article VIII R-2 Districts

§ 360-54 Intent.

The R-2 District is intended to allow for greater diversity in housing choice within the Town of Lewiston. The following regulations shall apply in all R-2 Districts:

§ 360-55 Uses permitted.

A. One-family detached dwellings.

B. Two-family dwellings.

C. Places of worship.

D. Parish houses or convents.

E. Community facilities, public parks, playgrounds and recreation areas.

F. Schools.

G. Colleges and universities.

H. Government buildings owned and operated by a federal, state, county or other municipal government, governmental agency or public utility.

§ 360-56 Uses permitted with a special use permit.

The following shall be permitted within R-2 Districts only after submission of a special use permit application in accordance with § 360-132 and approval is received from the Planning Board.

A. Zero-lot-line duplex units (common lot line), subject to Article XX, Site Plan Review.

B. Cluster development, subject to Article IX and Article XX of the Code of the Town of Lewiston.

C. Bed-and-breakfast establishments.

§ 360-57 Accessory uses.

Accessory uses and buildings must be incidental to the principal use and can not include any activity commonly conducted as a business. Any accessory building shall be located on the same lot with the principal building. Allowable accessory uses and buildings are as follows:

A. Garages, parking areas and storage buildings.

B. Private swimming pools and other private recreational uses and structures.

C. Noncommercial greenhouses and garden sheds.

D. Fences, subject to § 360-194 of the Code of the Town of Lewiston.

E. Signs, subject to Article XXI of the Code of the Town of Lewiston.

§ 360-58 Building height limit.

Maximum building height shall be 2 1/2 stories but not exceeding 35 feet.

§ 360-59 Required lot area if provided with sewers.

A. No lot shall have an area of less than 11,250 square feet.

B. No lot shall have a depth of less than 150 feet.

C. Where side lot lines are parallel, the width of the lot shall be not less than 75 feet.

D. When side lot lines are not parallel, the width of the lot shall be not less than 75 feet at the narrowest part of such lot between the front and rear lines of any dwelling to be erected thereon, measured parallel to the front line of such dwelling.

§ 360-60 Required lot area for one-family dwellings where septic systems are necessary.

A. No lot shall have an area of less than 15,000 square feet, or 30,000 square feet in areas with poor soils (soils do not pass perc test).

B. No lot shall have a depth of less than 150 feet.

C. Where side lot lines are parallel, the width of the lot shall not be less than 100 feet.

D. When side lot lines are not parallel, the width of the lot shall not be less than 100 feet at the narrowest part of such lot between the front and rear lines of any dwelling to be erected thereon, measured parallel to the front line of such dwelling.

§ 360-61 Required lot area for two-family dwellings where septic systems are necessary.

A. No lot shall have an area less than 20,000 square feet, or 30,000 square feet in areas with poor soils (soils do not pass perc test).

B. Where the side lot lines are parallel, the width of the lot shall be not less than 100 feet.

C. When side lot lines are not parallel, the width of the lot shall be not less than 100 feet at the narrowest part of such lot between the front and rear lines of any dwelling to be erected thereon, measured parallel to the front line of such dwelling.

§ 360-62 Yards required.

Each lot shall have front, side and rear yards not less than the depths or widths following:

A. Front yard depth.

(1) If there shall be a dwelling or dwellings erected on the same side of the street within 300 feet of either side line of a lot, the front yard depth of such lot shall be not less than the average depth of the front yards of all such dwellings within said distance. If there shall be no dwelling on the same side of the street within said distance, the required front yard depth shall be not less than the average depth of the front yards of any dwellings on the opposite side of the street within a distance of 300 feet of either side lot line, extended to the opposite side of said street.

(2) In the event there are no existing dwellings within 300 feet on either side of the street, the front yard depth shall be not less than 40 feet. In no event shall a front yard depth of more than 100 feet be required.

B. Side yard width. Each side yard width shall be a minimum of 15% of the width of the lot, provided no side yard shall be required to be more than 15 feet in width. If the side lot lines are not parallel, the side yards shall be a minimum of 15% of the width of the lot, measured at all points in the side wall of structure.

C. Rear yard depth. The rear yard shall be a minimum of 15% of the depth of the lot.

§ 360-63 Size of dwellings.

A. Every dwelling shall have a minimum outside area of 850 square feet for one-story dwellings, 720 square feet for one-and-one-half-story dwellings and 550 square feet for two-story dwellings.

B. Each apartment in two-family dwellings where one apartment is over the other shall be required to have the minimum area provided in § 360-63A for one-story dwellings.

C. As to two-family dwellings having only one common wall, commonly called a duplex, the length of such wall shall be used in determining outside square foot area and each apartment unit shall have the outside square foot area required for a one-family house having the same number of stories.

D. Except in a case where § 360-63B is applicable, in determining square foot area, a built-in garage shall be included where in the case of one-and-one-half- or two-story dwellings, space is provided for a finished room or rooms over the garage.