Village of Grand View-on-Hudson, NY: zoning for new construction

Zone A Residential - The minimum lot is an adjusted area, not the deed area: Chapter VII bars any building or disturbance where average slope reaches 35%, and credits land in full only below 15% slope, falling in a straight line to 5% credit above 40.3%.

• The 50 ft front setback runs from a public road or the village park buffer area, and is 25 ft from any other right-of-way line; a graded driveway, unroofed parking area and fence are exempt.
• A 50 ft buffer runs between the village park and all residential property, and setbacks and yards are measured from the buffer rather than the right-of-way line.
• The 25 ft setback from a property line applies to a principal building; anything else, except a fence, wall, graded driveway or unroofed parking area, needs only ten.
• A lot qualifies for subdivision only at fifty-four thousand square feet of adjusted area on two hundred feet of public-road frontage, with each resulting lot keeping at least a hundred feet.
• Every new dwelling must provide parking for at least two cars clear of the sidewalk and street, and new floor area is added to what already stands before the floor area ratio is tested.
• No private street or driveway may exceed a 10% grade, and land too steep to build on still counts toward the yards and toward adjusted lot area.

Zone B Residential - Height is a view corridor rather than a figure: nothing may rise more than two storeys, nor more than four and a half feet above the easterly side of River Road, and on a lot substantially level with River Road nothing may rise above one storey or 15 ft.

• The lot minimum is an adjusted area: building or disturbance is barred where average slope reaches 35%, and land counts in full below 15% slope, falling in a straight line to 5% credit above 40.3%.
• Lot area is measured to the mean high-water mark, no artificial accretion by fill counts toward it, and frontage must be on River Road.
• The 25 ft front setback runs from the right-of-way line, with a graded driveway, unroofed parking area and fence exempt.
• The 20 ft setback from a property line applies to a principal building; anything else, except a fence, wall, graded driveway or unroofed parking area, needs only 10 ft.
• No river, stream or watercourse may be filled, excavated, altered, diverted or dammed without every county, state and federal permit.
• Every new dwelling must provide parking for at least two cars clear of the sidewalk and street, and new floor area is added to what already stands before the floor area ratio is tested.