What it costs to build an ADU in Clifton Park, NY

R-3 Agricultural/Residential 3 - The 80,000 sq ft of land per dwelling unit assumes central sewer and central water; without both, each unit needs more land. A two-family or semidetached dwelling counts as two units, while an in-law apartment does not count as an additional unit.

• With central sewer only each dwelling unit needs 90,000 sq ft, and with neither utility 100,000 sq ft, 2.3 acres, a quarter more land than the serviced figure.
• Cluster cuts the lot to 20,000 sq ft and the density to 40,000 sq ft per unit, but only with central water and sewer, and the use that reached it was repealed; confirm it with the Building Department.
• Along the § 208-98 roads, including Route 9 and Routes 146 and 146A, no building may be nearer the road centerline than 100 ft and a lot must be 200 ft wide at the front building line.
• The code sets no maximum height here; for each foot a building exceeds 35 ft, each side yard widens by one foot (§ 208-11 note b).
• A one-family dwelling may be built on a lot existing before 8-8-1967 of at least 20,000 sq ft and 100 ft of width, not side-adjoined by other unoccupied land in the same ownership (§ 208-11 note d).
• Accessory buildings sit at least 80 ft from the front line and 10 ft from side and rear lines; livestock, poultry, commercial greenhouses and roadside stands are barred under five acres.

R-1 Residential 1 - The 20,000 sq ft of land per dwelling unit assumes central sewer and central water; without both, each unit needs more land. A two-family or semidetached dwelling counts as two units, while an in-law apartment does not count as an additional unit.

• With central sewer only each dwelling unit needs 30,000 sq ft, half again the serviced figure, and with neither utility 40,000 sq ft, double it.
• Along the § 208-98 roads, including Route 9 and Routes 146 and 146A, no building may be nearer the road centerline than 100 ft and a lot must be 200 ft wide at the front building line.
• The code sets no maximum height here; for each foot a building exceeds 35 ft, each side yard widens by one foot (§ 208-11 note b).
• A one-family dwelling may be built on a lot existing before 8-8-1967 of at least 10,000 sq ft and 60 ft of width, not side-adjoined by other unoccupied land in the same ownership (§ 208-11 note d).
• Accessory buildings must sit at least 80 ft from the front line and five feet from side and rear lines, plus one foot for each foot of height over 15 ft (§ 208-12A).
• Residential cluster development is permitted (§ 208-10B(5)); for its dimensions the zoning code points to § 179-37 of Chapter 179, Subdivision of Land.

CR Conservation Residential - Density, not the lot minimum, limits yield (§ 208-16E(2)): a parcel under 10 acres gets one unit per three acres of unconstrained land; a parcel of 10 acres or more gets one per ten acres, or 0.33 unit per acre if 50% is set aside as permanent open space.

• Municipal sewer only gives 20,000 sq ft per dwelling, municipal water only 30,000 sq ft, and neither utility 40,000 sq ft, four times the fully serviced lot.
• The Code works the example: a 70-acre parcel with 10 constrained acres yields 20 units at 0.33 per acre; § 208-16H adds an incentive route to 0.66 unit per acre, capped at double the base density.
• A parcel between 20,000 sq ft and three acres gets exactly one unit.
• The front yard is 30 ft in § 208-11 but 25 ft on a local traffic or subdivision road, 75 ft on other Town or county roads and 125 ft on a state highway in § 208-16E(8); ask which applies.
• A 250-foot agricultural buffer separates any subdivision from an adjoining active farm, and no dwelling or wastewater system may sit on LC land, in a floodplain, or within 50 ft of a federal wetland.
• Along the § 208-98 roads no building may be nearer the road centerline than 100 ft, and subdivision follows a mandatory four-step conservation design layout (§ 208-16E(13)).

HR Hamlet Residential - The 0.33 unit per acre density binds, not the 6,000 sq ft lot minimum: the parent parcel's acreage fixes how many hamlet-scale lots there can be. More density may be sought by securing development rights to town-identified open space parcels in Western Clifton Park (§ 208-17D).

• Central sewer without central water needs 20,000 sq ft, more than three times the serviced 6,000, and neither utility 40,000 sq ft; the unit count is still set by the 0.33 unit per acre density.
• The side yard is 10 ft where the lot adjoins commercial units.
• A two-family or semidetached dwelling is a special use and counts as two dwelling units against both the land per unit requirement and the density; an in-law apartment does not count.
• Along the § 208-98 roads, including Route 9 and State Routes 146 and 146A, no building may be nearer the road centerline than 100 ft.
• Along the § 208-98 roads a lot must be at least 200 ft wide at the front building line.

TC6 Town Center Boulevard - The front build-to line is an exact 41 ft, a required placement rather than a minimum, and at least 80% of the front facade should sit on it. Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project.

• The side street build-to line is 0 ft, and at least 30% of the side-street facade should sit on it; on a corner both street facades must be built to the line for the first 30 ft from the corner.
• A main building must be at least 22 ft tall, and a lot may hold only one main and one ancillary building, the ancillary at most 3 stories.
• The ground floor is service, retail or public assembly, with commercial space at least 40 ft deep, a ceiling of at least 14 ft clear, and 9 ft clear above.
• Front parking is held 80 ft back.
• More than 50 units per project needs a Town Board local law, in exchange for public amenities.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

TC5 Town Center Neighborhood - Four or five stories are allowed in exchange for structured parking holding 100% of the added floors' on-site parking demand, with 20% of all on-site parking open to the public beyond the project's own need (§ 208-22(7)). Residential units are allowed only above commercial space.

• Structured parking inside the building footprint less than six feet above grade does not count against height or story limits.
• The front and side-street build-to zone is 0 to 8 ft, with 80% of the front facade and 30% of the side-street facade preferred within it, and both built into it for the first 30 ft from a corner.
• Retail shopfronts are required along most ground-floor frontage.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• A main building must be at least 22 ft tall. Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

TNGB Town Neighborhood General/Boulevard - Both main and ancillary buildings are held to two stories. The front and side-street build-to zone is 0 to 15 ft, with both street facades built into it for the first 30 ft from a corner.

• A main building must be at least 22 ft tall.
• Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• The greenspace goal is at least 10%.

TC4 Town Center Neighborhood General - A ground floor with dwellings must sit at least 24 inches above the sidewalk, while a commercial ground floor may sit at most 6 inches above it. The front and side-street build-to zone is 0 to 15 ft.

• Both street facades must be built into the build-to zone for the first 30 ft from a corner.
• Ancillary buildings may also have 3 stories, and a main building must be at least 22 ft tall.
• Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• The greenspace goal is at least 10%.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

TC3 Town Center Green - The front build-to zone is 38 to 80 ft, sized to hold a 10 ft sidewalk, an access lane with 8 ft parallel or 16 ft diagonal parking, a 12 ft drive and an 8 ft multi-use path between the building and the street. The side-street build-to line is 0 ft.

• An ancillary building is held to 2 stories, and a main building must be at least 22 ft tall.
• The greenspace goal is at least 15%.
• Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

TC2 Town Center Neighborhood Edge - The front and side-street build-to zone is 10 to 15 ft, with 50% of the front facade and 30% of the side-street facade preferred within it. The greenspace goal is at least 15%.

• A main building must be at least 22 ft tall.
• Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

TC1 Town Center Highway - The 40 ft rear setback includes a buffer of trees. The front build-to zone is 30 to 80 ft with a front parking lot of up to 65 ft, and the side-street build-to zone is 10 to 30 ft.

• Street facades must be built into the build-to zone for the first 30 ft from a corner.
• An ancillary building is held to 2 stories, and a main building must be at least 22 ft tall.
• The greenspace goal is at least 20%.
• Ground-floor commercial space needs a 14 ft clear ceiling and upper floors 9 ft clear.
• Residential density is capped at 10 units per acre of land excluding undevelopable land and at 50 units per project; more needs a Town Board local law in exchange for public amenities.
• The 10 contiguous acre minimum for a Planned Development District is waived in TC1 through TC6 (§ 208-71B(2)).

B-1 Neighborhood Business, B-2 General Business - The 40,000 sq ft of lot area is required per establishment, so two tenants need 80,000 sq ft (§ 208-35C). Buildings, parking and maneuvering areas, stormwater retention and other integral site amenities together may cover at most 50% of the lot, and the rest is green space.

• Nothing may enter the 70 ft front yard, neither building nor parking, only a wall, berm or sign; the Planning Board may relax it for keyhole lots.
• The 25 ft side and rear setbacks apply to parking as well as buildings, with a 10 ft planted buffer inside them along the property lines.
• Along the § 208-98 roads, including Route 9 and State Routes 146 and 146A, no building may be nearer the road centerline than 130 ft, and a lot must be at least 180 ft wide at the front building line.
• One curb cut per lot unless the Planning Board finds a second improves traffic safety, and none within 100 ft of another curb cut or an intersection.
• Every use must be served by sanitary sewer, an approved stormwater plan and a community water system, or hook up when they become available.
• Stormwater retention may count as green space if designed and maintained as part of the landscaping.

HM Hamlet Mixed-Use - One-family detached dwellings are limited to no more than 25% of a parcel's total potential density, and commercial uses and two-family, semidetached and multifamily dwellings to no more than 25% (§ 208-43.3).

• Density for those uses is floor area per acre: office 4,000 gsf, retail 2,000 gsf and attached or multi-unit housing 3,000 gsf, so one of each needs 3 acres of unconstrained land.
• One-family detached dwellings and commercial or multi-unit uses are each limited to no more than 25% of a parcel's potential density, which leaves half unaccounted for; ask the Building Department.
• Commercial uses and attached or multi-unit housing take 12,000 sq ft of lot, 80 ft of width, a 10 ft front yard, a 30 ft rear and 40 ft of height, at 25% greenspace.
• For those uses the side yard is zero, or 20 ft where it adjoins residential uses.
• A detached house adjacent to commercial units needs a 20 ft side yard.
• Along the § 208-98 roads, including Route 9 and State Routes 146 and 146A, no building may be nearer the road centerline than 100 ft in a residential district or 130 ft in any other district.

B-3 Restricted Business - The 40,000 sq ft of land is required per establishment, so a multi-tenant building multiplies it (§ 208-38B). Next to a residential district the rear yard is 50 ft, and § 208-38H requires a buffer of at least 100 ft.

• A building for residential use, in whole or in part, takes the R-1 standards: 20,000 sq ft of lot and per dwelling unit, 100 ft of width, 50 ft front, 10 ft side, 25 ft rear and 960 sq ft of floor.
• Parking may enter the 80 ft front yard only to within 30 ft of the front lot line, and no structure may enter it except a fence, a wall or a sign no larger than 20 sq ft.
• The 20 ft side yard applies to parking as well as buildings.
• Height is traded rather than capped: for each foot a building exceeds 35 ft, the offset from both the side and the rear property lines increases by two feet (§ 208-38F).
• At least 35% of the lot must be green space.
• Along the § 208-98 roads, including Route 9 and State Routes 146 and 146A, no building may be nearer the road centerline than 130 ft.

B-4 Highway Business - One acre of land is required per establishment, so a two-tenant building needs two acres (§ 208-46A). Next to a residential district the rear yard is 50 ft, and § 208-46G requires a buffer of at least 100 ft.

• The 30 ft side yard is for buildings; a parking space needs 20 ft.
• Parking may enter the 80 ft front yard only to within 30 ft of the front lot line, and no structure may enter it except a fence, a wall or a sign no larger than 20 sq ft.
• Height is traded rather than capped: for each foot a building exceeds 35 ft, the offset from both the side and the rear property lines increases by two feet (§ 208-46E).
• At least 35% of the lot must be green space.
• Along the § 208-98 roads, including Route 9 and State Routes 146 and 146A, no building may be nearer the road centerline than 130 ft.

B-4A Highway Business/Restricted Retail - At least one acre is required for each establishment rather than for each lot, so a two-tenant building needs two acres. Where the lot adjoins a residential district the rear yard is 50 ft, and a buffer of at least 100 ft is required on top of it.

• Parking may sit in the 80 ft front yard but no closer than 30 ft to the front lot line, and nothing else may stand there except a fence, a wall or a sign no larger than 20 sq ft.
• The 30 ft side yard is the line for a building; an automobile parking space may come within 20 ft.
• For each foot of height above 35 ft, the offset from both the side and the rear property lines increases by two feet under § 208-50.3E.
• At least 35% of the lot must be green space.
• On the thirteen roads § 208-98 names, the front yard runs from the road centerline, and no building may come nearer than 130 ft in a district that is not residential.

B-5 Office/Research - A building must stand at least 100 ft back from any residential district line under § 208-54A and C, with nothing in that strip but natural vegetation or planted landscaping. The one acre is a minimum lot size, so a multi-tenant building needs no more land.

• The 10 ft side and rear setbacks are buffer strips, planted for screening, and are waived only between the parcels of a multibuilding office complex.
• An accessory building must stand 25 ft from any property line, further back than the principal building.
• Anything above 35 ft draws a visual assessment for the Planning Board, including a line-of-sight profile with control points the Board chooses.
• Structures, parking and maneuvering areas, stormwater retention and site amenities together may not occupy more than 50% of the lot, and green space must be the other 50%.
• No parking or maneuvering area is allowed in the 50 ft front yard, except as the Planning Board may permit on keyhole lots, and required width rises to 180 ft along the streets § 208-98 names.
• On those roads the front yard runs from the road centerline instead, and no building may come nearer than 130 ft in a district that is not residential.

PIR Public/Institutional/Recreational - The Planning Board sets the minimum net land area for each establishment case by case under § 208-59A, so the size of site required here is decided in review rather than fixed in advance.

• The 80 ft front yard is measured to the front street line and applies whatever the size of the lot, so check the depth before assuming a church, school or recreation use fits.
• Twenty feet is required on each of the two side yards.
• On the thirteen roads § 208-98 names, the front yard runs from the road centerline, and no building may come nearer than 130 ft in a district that is not residential.

LI Light Industrial - At least one acre is required for each establishment rather than for each lot. A 100 ft setback from any residential district line may hold nothing but planting, and the 25 ft side and rear figures are planted buffers along every rear and side property line.

• Where the district line abuts the Saratoga County Sewer easement in the northeastern corner of the town, which is about 65 ft wide, the buffer drops to 40 ft.
• Buildings, parking and maneuvering areas, stormwater retention and site amenities together may not occupy more than 60% of the lot, and 40% must be green space.
• Anything above 35 ft draws a visual assessment, with a line-of-sight profile and control points set by the Planning Board.
• No parking or maneuvering area is allowed in the 50 ft front yard.
• Required width at the front building line rises to 200 ft along the streets § 208-98 names, and frontage may be measured along a private road open to the public.
• On those roads the front yard runs from the road centerline, and no building may come nearer than 130 ft in a district that is not residential.

LC Land Conservation - The minimum here is an application size: § 208-70A requires at least 100,000 sq ft for any application under this article, which is a threshold for making a proposal rather than a standard for each lot.

• For each foot a building exceeds 35 ft, the total width of each of the two side yards increases by two feet under § 208-70E.
• The 20 ft side yard applies to each of the two side yards, on proposals under § 208-69.2.
• § 208-16E(12) forbids a residential dwelling or on-site wastewater disposal system in CR from being placed within land mapped as LC conservation land or floodplain.
• On the thirteen roads § 208-98 names, the front yard runs from the road centerline, and no building may come nearer than 130 ft in a district that is not residential.

PDD Planned Development District - Only the qualifying site size is fixed in advance: under § 208-71B(4) the Town Board sets the land use intensity, density and every setback for each project. A designation needs 10 contiguous acres, except in TC1, TC2, TC3, TC4, TC5 and TC6, where no minimum area applies.

• This is a rezoning rather than a permit: the Planning Board recommends under § 208-73, the Town Board acts under § 208-74, and preliminary and final development plan approval follow under § 208-75.
• The application carries a $1,500 non-refundable fee and a $500 review deposit, plus a conceptual development plan, a preliminary site plan, a construction sequence and a public utilities plan.
• A survey showing everything within 500 ft is required, and every owner within 500 ft must be given notice.
• The tract may be owned, leased or controlled by one party or several, but every owner or their agent must file the application, and an approved plan binds all of them.
• Two forms are contemplated: a mixed-use planned development combining housing with accessory neighbourhood commercial, religious, educational, club and recreational facilities; and a commercial one.