Town of Orangetown, NY: zoning for new construction

Rural Residence - At most half of land under water, in a freshwater wetland, subject to flooding, in the hundred-year floodplain, in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line counts toward a residential lot minimum.

• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 100 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• Parking inside a building is not charged against the floor area ratio.
• A church, school or other institutional use needs 160,000 square feet on three hundred feet of width, with a hundred feet to every line.

Low-Density Residence - At most half of land under water, in a freshwater wetland, subject to flooding, in the hundred-year floodplain, in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line counts toward a residential lot minimum.

• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 100 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• Parking inside a building is not charged against the floor area ratio.
• A church, school or other institutional use needs 80,000 square feet on three hundred feet of width, with a hundred feet to every line and two hundred for the pair.

Medium-Density Residence R-22 - At most half of land under water, in a freshwater wetland, subject to flooding, in the hundred-year floodplain, in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line counts toward a residential lot minimum.

• The lot minimum is twenty-two thousand five hundred square feet, not twenty-two thousand.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 75 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• A church, school or other institutional use needs 44,000 square feet on two hundred and fifty feet of width, with a hundred feet to every line.

Medium-Density Residence R-15 - At most half of land under water, in a freshwater wetland, subject to flooding, in the hundred-year floodplain, in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line counts toward a residential lot minimum.

• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 75 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• Attached veteran housing and single-family attached housing for adults are held to five dwelling units per acre, on five to seven acres, in buildings of not more than two storeys.
• Adult housing, unlike veteran housing, takes two one-bedroom to three two-bedroom units, and no special permit for it may be granted within five hundred feet of adult housing already permitted.

General Residence - The lot minimum is 10,000 square feet for each dwelling unit, not per lot, so the figure shown describes a single dwelling.

• Not more than half of any land under water, in a freshwater wetland, subject to flooding or in the hundred-year floodplain may count toward a residential minimum lot area.
• The same half limit applies to land in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 50 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• Permitted uses other than dwellings and medical arts offices need fifteen thousand square feet on two hundred feet of width, a seventy-five-foot front yard and fifty feet to each side.

Multifamily Residence - Density is set by bedroom count, not lot size: 6 units per acre for one-bedroom units, 4.8 for two-bedroom and 4.0 for three or more bedrooms, so the mix decides the yield.

• Per unit, that is 7,250 square feet for a one-bedroom, 9,000 for a two-bedroom and 10,750 for three or more bedrooms.
• The 25 ft height is a real ceiling: the table allows twenty inches per foot of distance from the lot line or twenty-five feet, whichever is less.
• The 50 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 50 percent left open.
• Not more than half of any land under water, in a freshwater wetland, subject to flooding or in the hundred-year floodplain may count toward a residential minimum lot area.
• The same half limit applies to land in a sewer, drainage, access or overhead-utility easement, unexcavated at over 25% slope, or within a designated street line.
• Street frontage of 100 feet is required as well as the lot width, and the two are different standards.

Laboratory-Office - Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of a hundred feet is required on top of the yard, used only for planting, landscaping and screening.

• The Planning Board may cut the yard opposite that buffer by up to half for a nonresidential use, except where the opposite yard itself abuts a residence district.
• Where a lot line abuts a railroad right-of-way, the rear or side yard drops to 25 feet.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 150 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• An executive, conference, lecture or seminar facility needs seventy-five acres, a hundred and fifty feet to the front and each side, two hundred to the rear and a fifty-foot height cap.

Light Industrial-Office - Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of a hundred feet is required on top of the yard, used only for planting, landscaping and screening.

• The Planning Board may cut the yard opposite that buffer by up to half for a nonresidential use, except where the opposite yard itself abuts a residence district.
• Where a lot line abuts a railroad right-of-way, the rear or side yard drops to 25 feet.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together, with at least 25 percent left open.
• Street frontage of 150 feet is required as well as the lot width, and the two are different standards.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.
• An individual fitness and training centre is held to the Light Industrial district standards rather than these.

Office-Park - Neither a lot area nor a lot width is stated as a number: the lot must be large enough to meet the required floor area ratio and wide enough to provide the required side yards.

• The side and rear yards are three standards in one: a hundred feet to parking, two hundred to a structure and a hundred to the property line.
• The combined side yard is 400 feet from a residential property line and two hundred feet from a nonresidential one.
• Buildings must be separated by at least seventy-five feet or the height of the lower building, whichever is greater.
• The Planning Board may average floor area ratios across individual plots provided the whole tract stays at or under 0.40.
• The 65 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of a hundred feet is required on top of the yard, used only for planting, landscaping and screening.

Community Shopping - Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of fifteen feet, or fifty for a conditional or special permit use, is required on top of the yard, used only for planting, landscaping and screening.

• The front yard reads "None or 45" and the table does not say which case takes the 45, so ask the Building Department before a design relies on a front yard of zero.
• Side yards are not required, but a side yard that is provided must be at least twelve feet wide.
• Any part of a building above twenty-two feet is held to one foot four inches of height for each foot of distance from the property line.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• A use held to the R-80 institutional standards needs a full acre on a hundred feet of width, a fifty-foot front yard, fifty feet to the rear and half the floor area ratio.
• Fire, police and government buildings have no lot area, no width and no height limit.

Retail-Commerce - Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of fifteen feet, or twenty-five for a conditional or special permit use, is required on top of the yard, used only for planting, landscaping and screening.

• The front yard reads "None or 45" and the table does not say which case takes the 45, so ask the Building Department before a design relies on a front yard of zero.
• Side yards are not required, but a side yard that is provided must be at least twelve feet wide.
• Any part of a building above twenty-two feet is held to one foot four inches of height for each foot of distance from the property line.
• A hotel or motel needs five hundred square feet of lot for each guest room and is held to one foot eight inches of height per foot of distance or twenty-five feet, whichever is less.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• A use held to the R-80 institutional standards needs a full acre on a hundred feet of width, with a fifty-foot front yard and thirty-five feet of combined side yard.

Commercial-Office - For offices the lot grows with the number of offices: fifteen thousand square feet plus fifteen hundred more for every office, so the figure shown is only the base.

• Every other permitted use needs a flat thirty thousand square feet on a hundred and fifty feet of width, with thirty-five feet to each side, ninety for the pair and fifty to the rear.
• Height is a sky-exposure slope measured from the designated street line under § 5.111: eight inches for each foot of distance from the lot line for an office, six inches for anything else.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of fifteen feet is required on top of the yard, used only for planting, landscaping and screening.
• Parking inside a building is not charged against the floor area ratio.

Light Industrial - Where a side or rear lot line adjoins or lies within 25 feet of any residence district, a buffer of a hundred feet is required on top of the yard, used only for planting, landscaping and screening.

• The 80 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• Any residence not in the same building as a use first permitted here must stand at least a hundred feet from it.
• Where a lot line abuts a railroad right-of-way, the rear or side yard drops to 25 feet.
• A lot of a hundred and fifty acres or more may carry several permitted uses on the one parcel.
• An auto laundry or gasoline station has its own row with no lot area, on a hundred feet of width, thirty feet in front, twenty-five to each side, fifty for the pair and twenty-five to the rear.
• Height is a sky-exposure slope, not a number of feet: inches of height for each foot of distance from the lot line, measured from the designated street line under § 5.111.

Rockland Psychiatric Center Recreation - The side yard is twenty feet plus the height of the wall of the adjacent building and the rear yard is twenty-five feet plus the same, both for Fire Department access and subject to its approval.

• The 100 ft front yard drops to twenty-five feet on a road internal to the district; Convent Road, Veterans Memorial Highway and the Palisades Interstate Parkway are not internal roads.
• Height is measured from average finished grade to the highest point of any roofline.
• The 75 percent coverage figure is a land-coverage cap counting buildings, parking, roads and road widening together.
• Parking inside a building is not charged against the floor area ratio.
• The district covers commercial recreation facilities on the Rockland Psychiatric Center site.

Rockland Psychiatric Center Office Park - A further buffer of a hundred feet runs along Convent Road on top of the yard, and no parking or other development is permitted in it.

• The 80 percent coverage cap counts buildings, parking, roads and road widening, and it expressly replaces the seventy-five percent cap that would otherwise apply.
• The 100 ft yards may be required to be seventy-five feet on a road internal to the district.
• Height is measured from average finished grade to the highest point of any roofline, and the conference-centre row states no figure in feet.
• The district is for data centres, business offices and executive conference or lecture centres on the Rockland Psychiatric Center site.

South Nyack One-Family Historic Residence - This district is one property, 122 Franklin Street, and its four-acre lot may carry up to eight accessory structures, three of them with habitable space of up to thirteen hundred square feet each, subject to site plan approval.

• A place of worship, with or without a parish house, keeps the same lot and front yard but takes deeper side and rear yards: 30 ft to each side, 60 ft for the pair and 40 ft to the rear.
• The three are the barn, the summer kitchen and a third building named on a 2004 master plan.
• Where this table conflicts with the rest of the zoning chapter on use or bulk, this table controls.
• The lot minimum shown is the one for new work: a new principal building, a subdivision, or an existing building expanded by more than half.
• Height is the lesser of the storey limit or thirty feet for a flat roof and thirty-six for any other roof, so a flat-roofed building is held six feet lower than the figure shown.

South Nyack One-Family Residence (18,000 sq ft) - The district name carries the existing-lot figure of eighteen thousand square feet; a new house, a subdivision or an expansion of more than half needs twenty-four thousand, and that larger figure is the one shown.

• A place of worship, with or without a parish house, keeps the same lot and front yard but takes deeper side and rear yards: 30 ft to each side, 60 ft for the pair and 40 ft to the rear.
• A philanthropic or charitable institution needs two acres either way.
• Height is the lesser of the storey limit or thirty feet for a flat roof and thirty-six for any other roof, so a flat-roofed building is held six feet lower than the figure shown.

South Nyack One-Family Residence (12,000 sq ft) - The district name carries the existing-lot figure of twelve thousand square feet; a new house, a subdivision or an expansion of more than half needs eighteen thousand, and that larger figure is the one shown.

• A place of worship, with or without a parish house, keeps the same lot and front yard but takes deeper side and rear yards: 30 ft to each side, 60 ft for the pair and 40 ft to the rear.
• A philanthropic or charitable institution needs two acres either way.
• Height is the lesser of the storey limit or thirty feet for a flat roof and thirty-six for any other roof, so a flat-roofed building is held six feet lower than the figure shown.

South Nyack Hillside Residence (12,000 sq ft) - The lot minimum does not rise for new work here: twelve thousand square feet covers an existing building and a new one alike.

• Height is the lesser of the storey limit or thirty feet for a flat roof and thirty-six for any other roof, so a flat-roofed building is held six feet lower than the figure shown.

South Nyack Hillside Residence (8,000 sq ft) - The lot minimum shown is the one for new work: a new principal building, a subdivision, or an existing building expanded by more than half.

• A two-family type-b dwelling needs 0.2296 acres on 100 ft of frontage, and converting an existing structure into one needs twelve thousand square feet on the same frontage.
• Height is the lesser of the storey limit or thirty feet for a flat roof and thirty-six for any other roof, so a flat-roofed building is held six feet lower than the figure shown.

South Nyack General Residence (6,000 sq ft) - The lot minimum shown, twelve thousand square feet, applies to a new principal building, a subdivision, or an existing building expanded by more than half. An existing lot with its principal building is held to six thousand square feet.

• A two-family dwelling needs 18,000 square feet of lot for new work and 80 feet of frontage; the yards, the coverage and the height do not change.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.
• Two side yards at the 12 ft minimum fall a foot short of the 25 ft required for the pair.

South Nyack General Residence (4,000 sq ft) - The lot minimum shown, eight thousand square feet, applies to a new principal building, a subdivision, or an existing building expanded by more than half. An existing lot with its principal building is held to four thousand square feet.

• A two-family dwelling needs 12,000 square feet of lot for new work and 60 feet of frontage; the yards, the coverage and the height do not change.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.

South Nyack General Residential and Apartments - The lot minimum shown, twelve thousand square feet, applies to a new principal building, a subdivision, or an existing building expanded by more than half. An existing lot with its principal building is held to six thousand square feet.

• A two-family dwelling needs 18,000 square feet of lot for new work and 80 feet of frontage; the yards, the coverage and the height do not change.
• Multiple dwellings are among the uses this district permits.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.

South Nyack Residential Professional Office - The lot minimum shown, eight thousand square feet, applies to an existing lot and to new work alike. Professional offices are permitted here alongside houses.

• Mass transit and public utility rights-of-way and structures need a special permit of the Town Board and are held to the same figures.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.

South Nyack Residential, General and Professional Office - The lot minimum shown, twelve thousand square feet, applies to a new principal building, a subdivision, or an existing building expanded by more than half. An existing lot with its principal building is held to six thousand square feet.

• A two-family dwelling needs 18,000 square feet of lot for new work and 80 feet of frontage; the yards, the coverage and the height do not change.
• Professional offices, funeral parlours and the sale of arts, crafts and antiques are among the uses this district permits.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.

South Nyack Residential, General and Limited Service Office - The lot minimum shown, eight thousand square feet, applies to a new principal building, a subdivision, or an existing building expanded by more than half. An existing lot with its principal building is held to four thousand square feet.

• A two-family dwelling needs 18,000 square feet of lot for new work and 80 feet of frontage; the yards, the coverage and the height do not change.
• A professional office or studio has its own figures: ten thousand square feet for an existing lot and twenty thousand for new work, 80 ft of frontage, 40% coverage and a 25 ft front yard.
• Height is the lower of the storey limit and a limit in feet that depends on the roof: 36 ft for any roof other than a flat roof, 30 ft for a flat roof.

South Nyack Cluster Subdivision - Each lot here takes the requirements of the South Nyack Hillside Residence district and those set for it on Sheet 7, the Cluster Subdivision Plat, of the Final Subdivision Plan for the Lands of Dansome L.L.C. Where the two conflict, the plat governs for that lot.

• The Hillside Residence requirements are twelve thousand square feet on a hundred feet of frontage, 45% coverage, 30 ft in front, 25 ft to the rear, 15 ft to a side and 35 ft for the pair.
• The plat is on file at Town Hall and with the Rockland County Clerk, and a lot's standards cannot be settled from the code alone.

South Nyack High-Rise Apartments - Nothing new may be built in this district. It covers only the four existing six-storey buildings and their existing principal and accessory uses, and any change at all to their existing area and bulk requires a variance.

South Nyack Local Retail Business - Area and bulk requirements here conform to the existing building and parking area only, and the district permits existing local retail and service establishments only.

• Each change of use requires site plan approval and a new certificate of occupancy.
• At each such approval the Planning Board is directed to obtain an upgrade of the site commensurate with the proposed change.