Village of South Blooming Grove, NY: zoning for new construction

Rural Residential - The two-acre minimum and the yards shown are the village-wide rule for undeveloped lots that existed on 27 December 2005; the district itself leaves lot size, frontage, coverage and yards to the Planning Board during subdivision.

• A minor subdivision of three new lots or fewer may not exceed one unit per two acres of gross density.
• In a minor subdivision each new lot is sized by what a septic system with a full hundred-percent reserve area and the separation distances to wells need.
• A major subdivision of more than three new lots takes a flat one unit per ten gross acres, or a five-step site analysis that permanently preserves at least half the site as open space.
• Bonuses can raise a major subdivision's lot count, but never past one and a half times the base count or what the wastewater or drinking water supply will carry.
• An accessory structure may not stand in a front yard, must keep at least ten feet to the side and rear lines, and may rise two storeys and twenty feet.
• On special permit, site plan or conditional use review, the reviewing board may raise or lower any standard if the change is justified and improves site design or avoids harm to a natural resource.

Rural Crossroads I, Rural Crossroads II - All buildings and uses here must be served by both public water and public sewer, and at least a tenth of the dwelling units in any residential development must be affordable.

• Of the two density limits for primary single-family dwelling units, three thousand square feet of land per unit and eight units to the acre, the lower density governs.
• Footprints are capped at ten thousand square feet; the Planning Board may allow up to thirty thousand only for an institutional or anchor use it finds essential to the crossroads' economic viability.
• Two to six attached single-family dwellings (townhouses) are permitted by right on any conforming lot, and apartments are encouraged above ground-floor retail, office or service space.
• Detached and attached single-family dwellings may only be built behind commercial buildings fronting Route 208.
• The Planning Board sets the setbacks and build-to lines at site plan approval, and is directed to build commercial frontage to the existing right-of-way with reduced setbacks wherever it can.
• On special permit, site plan or conditional use review, the reviewing board may raise or lower any standard if the change is justified and improves site design or avoids harm to a natural resource.

Office Research/Light Industrial - Impervious surface of every kind, including buildings, parking and drives, may cover no more than fifty percent of the total project area, so half the site must stay open or undeveloped green space.

• That open space must be arranged to buffer buildings and parking from public roads and neighbours and to protect wetlands, watercourses and scenic views.
• A single-family house, detached or attached, needs a Planning Board conditional use permit, the same as a multifamily building; a mixed-use building needs site plan approval.
• A new house on a lot that was vacant on 27 December 2005 needs at least two acres, with yards of at least forty feet front and rear and fifteen feet each side, thirty for the pair.
• An accessory structure must keep at least twenty-five feet to the side and rear lines and may be only one storey, though it may rise to thirty-five feet.
• Buildings over ten thousand square feet of footprint should be broken into visually separate but connected volumes.
• On special permit, site plan or conditional use review, the reviewing board may raise or lower any standard if the change is justified and improves site design or avoids harm to a natural resource.

Residence B - Two lot-area rules bear on RB: at least twelve thousand square feet gross and ten thousand net, both binding, and a village-wide rule asking at least two acres for a new house on a lot that was vacant on 27 December 2005. Confirm with the building department which governs.

• Gross area counts land out to the centre line of the road right-of-way and net area excludes it.
• The yards shown apply to building on a lot that existed on 27 December 2005; in subdivision, the Planning Board sets frontage, coverage and yards.
• A two-family house split on a zero lot line or held as a condominium needs Planning Board approval after the building permit issues and before construction begins; a later request is refused.
• On a lot of ten thousand net square feet each side of the zero lot line must hold at least five thousand square feet, and the two units need a fire wall, with no retrofits allowed.
• An accessory structure may not stand in a front yard, must keep at least ten feet to the side and rear lines, and may rise two storeys and twenty feet.
• A single-family house comes through Planning Board subdivision approval, a multifamily building needs a Planning Board conditional use permit, and a mixed-use building a Village Board special permit.

Residence-Multiple Dwelling - A multifamily building here is reached by site plan approval.

• Accessory structures must keep at least ten feet to the side and rear lines and may rise two storeys and twenty feet.
• On special permit, site plan or conditional use review, the reviewing board may raise or lower any standard if the change is justified and improves site design or avoids harm to a natural resource.