City of Saratoga Springs, NY: zoning for new construction

RR Rural Residential - For a single-family or two-family dwelling the two side yards must total 100 ft, so a house cannot simply sit 30 ft from each side line. A corner lot also has a 60 ft corner side setback, separate from the front, side and rear.

• The 25% total coverage counts buildings and paving together, which leaves little room for paving beyond the 20% building footprint.
• A townhouse or apartment building is held to the 30 ft single-side figure alone.

SR Suburban Residential - A corner lot has a 25 ft corner side setback, separate from the front, side and rear. The 40% total coverage counts buildings and paving together, against 28% for the building footprint alone.

• The 30 ft combined side yard applies to single-family and two-family dwellings only; a townhouse or apartment building is held to the 15 ft single side alone.

UR-1 Urban Residential 1 - The front setback is 30 ft or as set by the contextual front-setback rule of § 240-3.3B, and on a built-up block that section, not the 30 ft figure, sets the building line. A corner lot has a 25 ft corner side setback.

• Where the principal building is within 20 ft of the side lot lines, the first floor elevation may be at most 4 feet.
• The 30 ft combined side yard applies to single-family and two-family dwellings only; a townhouse or apartment building is held to the 12 ft single side alone.
• The 50% total coverage counts buildings and paving together; the building footprint alone is capped at 28%.

UR-2 Urban Residential 2 - For a single-family or two-family dwelling the two side yards must total 20 ft, so 8 ft on each side does not conform. A nonresidential use needs a lot of at least 10,000 sq ft.

• The front setback is 10 ft or as set by § 240-3.3B.
• A corner lot has a 10 ft corner side setback, separate from the front, side and rear.
• A townhouse or apartment building is held to the 8 ft single side alone.
• The 70% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.

UR-3 Urban Residential 3 - A two-family dwelling needs at least 8,000 sq ft on 80 ft of width, so the second unit costs 1,400 sq ft of land, and a nonresidential use at least 10,000 sq ft; the lot figures shown are for a single-family or single-family-attached dwelling.

• For a single-family or two-family dwelling the side yards must total at least 12 ft, so a 5 ft side yard means at least 7 ft on the other side.
• A townhouse or apartment building is held to the 5 ft single side alone.
• The front setback is 10 ft or as set by § 240-3.3B.
• A corner lot has an 8 ft corner side setback, separate from the front, side and rear.
• The 70% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.

UR-4 Urban Residential 4 - The residential lot minimum rises with the unit count at 3,000 sq ft per dwelling unit, so a four-unit building needs 12,000 sq ft. A nonresidential use takes a flat 10,000 sq ft instead.

• A duplex needs 6,000 sq ft on 80 ft at that rate, and an eight-unit building 24,000 sq ft, which on 80 ft of frontage is a lot 300 ft deep, so frontage usually binds before the rate.
• Minimum lot width is 60 ft for single-family and single-family-attached dwellings, and 80 ft for two-family, townhouse and multifamily alike.
• For a single-family or two-family dwelling the side yards must total 12 ft; a townhouse or apartment building is held to the 5 ft single side alone.
• The front setback is 10 ft or as set by § 240-3.3B.
• A corner lot has an 8 ft corner side setback, separate from the front, side and rear.
• The 75% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.

R-MHP Manufactured Home Park - The 5 acre lot and 250 ft width are for the manufactured home park as a whole; an individual manufactured home site inside it needs at least 4,500 sq ft. The 20 ft height applies to the home site, not the park.

• An individual manufactured home site needs 4,500 sq ft on 45 ft of width, with 10 ft interior side, corner side and rear setbacks and a 20 ft height.
• Its front setback is 20 ft on a dedicated internal street and 10 ft on a private access drive, and a 20 ft separation is required between homes, measured wall to wall.
• The 50 ft setback also applies to the corner side of a corner lot.

NCU Neighborhood Complementary Use - Nonresidential floor area is capped at 2,000 sq ft per building. A duplex needs at least 6,600 sq ft on 60 ft of width; the lot figures shown are for a single-family or single-family-attached dwelling.

• A duplex needs 6,600 sq ft (0.1515 acres) on 60 ft, and a nonresidential use the same 5,000 sq ft on 50 ft as a single-family dwelling, where UR districts charge 10,000.
• For a single-family, single-family-attached or two-family dwelling within 20 ft of the side lot lines, the first floor elevation may be at most 4 feet.
• For a single-family or two-family dwelling the side yards must total 12 ft; a townhouse or apartment building is held to the 5 ft single side alone.
• A corner lot has an 8 ft corner side setback, separate from the front, side and rear.
• The 75% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.
• The Table 4-B garage-door and roof-form design rules apply in NCU.

AC Arts Corridor - Nonresidential floor area is capped at 2,000 sq ft per building. A duplex needs at least 6,600 sq ft on 60 ft of width; the lot figures shown are for a single-family or single-family-attached dwelling.

• A duplex needs 6,600 sq ft (0.1515 acres) on 60 ft, and a nonresidential use the same 5,000 sq ft on 50 ft as a single-family dwelling, where UR districts charge 10,000.
• For a single-family, single-family-attached or two-family dwelling within 20 ft of the side lot lines, the first floor elevation may be at most 4 feet.
• For a single-family or two-family dwelling the side yards must total 12 ft; a townhouse or apartment building is held to the 5 ft single side alone.
• A corner lot has an 8 ft corner side setback, separate from the front, side and rear.
• The 75% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.
• AC is exempt from the Table 4-B garage-door placement and roof-form design rules.

UN (T-4) Urban Neighborhood - The front setback is a build-to zone of 12 to 18 feet, so a building may not be set back past 18 ft, and at least 50% of the frontage must be built to it, which does not apply to single-family, single-family-attached or two-family dwellings.

• A multifamily or nonresidential building takes a 12 ft interior side setback rather than 5 ft.
• The 12 ft combined interior side setback applies to single-family and two-family dwellings only, so a townhouse or apartment building is bound by the single-side figure alone.
• On a corner lot a corner side setback applies on top of the front, interior side and rear: at least 12 ft for a residential building, and a build-to zone of 12 to 18 feet for a nonresidential one.
• A nonresidential building has a minimum height of 24 feet against the 40 ft maximum, so a single-storey shopfront is not permitted.
• The cumulative area of new and existing one-storey structures on any one lot is capped at 3,000 sq ft.
• UN sets no minimum lot area, no minimum lot width and no maximum building coverage, so the 75% impervious surface cap is the whole of the coverage answer.

NC (T-5) Neighborhood Center - The front is a build-to zone of 5 to 12 feet where the public right-of-way is 40 ft or less, or 0 to 12 feet where it is wider, alleys excluded. At least 70% of the frontage must be built to it, except for single-family, single-family-attached, two-family and townhouse dwellings.

• Height is capped at 1.1 times the width of the right-of-way or 50 ft, whichever is less, so a 40 ft right-of-way caps a building at 44 ft.
• A minimum building height of 24 feet applies, so a single-storey building is not permitted, and one-storey structures are capped at 3,000 sq ft cumulative on any one lot.
• Above the maximum base height the facade must step back at least 10 feet from the ground-floor facade line.
• A height bonus may be approved under § 240-4.4B, and a building may exceed the maximum by up to 6 ft for no more than 25% of its facade width, to a depth of 30 ft.
• An optional corner lot element of up to 25% of the building width may exceed the stepback height but not the overall height.

UC (T-6) Urban Core - A building must sit in a build-to zone 5 to 12 feet from a public right-of-way of 40 ft or less, or 0 to 12 feet from a wider one, alleys excluded, and at least 80% of that frontage must be built to it, with no exemption for any dwelling type.

• Height is capped at 1.1 times the width of the right-of-way or 70 ft, whichever is less, so a 40 ft right-of-way caps a building at 44 ft.
• A minimum building height of 24 feet applies, so a single-storey building is not permitted, and one-storey structures are capped at 1,500 sq ft cumulative on any one lot.
• Above the maximum base height the facade must step back at least 10 feet from the ground-floor facade line.
• A height bonus may be approved under § 240-4.4B, and a building may exceed the maximum by up to 8 ft for no more than 35% of its facade width, to a depth of 50 ft.
• An optional corner lot element of up to 25% of the building width may exceed the stepback height but not the overall height.
• UC sets no minimum lot area, no minimum lot width, no building coverage percentage and no impervious cap.

OMB Office, Medical and Business - On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft, not the figures shown. A corner lot has a 40 ft corner side setback.

• The 70% total coverage counts buildings and paving together; the building footprint alone is capped at 40%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

WRB Warehouse, Retail and Business - On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft, not the figures shown. A corner lot has a 40 ft corner side setback.

• The 70% total coverage counts buildings and paving together; the building footprint alone is capped at 45%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

GC-U Gateway Commercial Urban - The front is a build-to zone of 25 to 40 feet, and at least 50% of the frontage must be built to it. Buildings must be at least 24 feet tall, so a single-storey building is not permitted.

• On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft.
• A corner lot has a 25 ft corner side setback.
• The 85% total coverage counts buildings and paving together; the building footprint alone is capped at 45%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

GC-R Gateway Commercial Rural - On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft. Buildings must be at least 18 feet tall.

• The 20,000 sq ft lot minimum, the 18 ft minimum height and the 40 ft front setback are each qualified elsewhere in Article 4; read them against § 240-4.5.
• A corner lot has a 40 ft corner side setback.
• The 60% total coverage counts buildings and paving together; the building footprint alone is capped at 35%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

INST-ED Institutional Educational - A corner lot has a 30 ft corner side setback, separate from the front, side and rear. The 70% total coverage counts buildings and paving together; the building footprint alone is capped at 30%.

• The side and rear setbacks do not increase next to a residential district.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

INST-HTR Institutional Health, Tourism and Recreation - On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft, not the figures shown.

• The 80% total coverage counts buildings and paving together; the building footprint alone is capped at 45%.
• A corner lot has its own minimum corner side setback, separate from the front, side and rear.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

INST-MP Institutional Master Plan - On a lot abutting a residential district the interior side setback is 50 ft, not 20 ft. A corner lot has a 50 ft corner side setback.

• The 80% total coverage counts buildings and paving together; the building footprint alone is capped at 70%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

INST-PR Institutional Parks and Recreation - The 15% impervious cap covers buildings, paths and parking together, and it is the only coverage limit here, with no building coverage cap. On a two-acre minimum lot that means about 13,000 sq ft of hard surface for everything on the site.

• A corner lot has a 30 ft corner side setback, separate from the front, side and rear.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

IND-L Industrial Light - On a lot abutting a residential district the side setback is 40 ft and the rear setback 50 ft, not the figures shown. A corner lot has a 40 ft corner side setback.

• The 80% total coverage counts buildings and paving together; the building footprint alone is capped at 50%.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

IND-G Industrial General - Building coverage and total coverage are both 70%, so the building may occupy the whole of the permitted hard surface, leaving nothing for paving beyond it. On a lot abutting a residential district the side setback is 40 ft and the rear 50 ft.

• A corner lot has a 40 ft corner side setback.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.

IND-X Industrial Extraction - An extraction or quarry use must set back 100 ft on the front, corner side and rear; the 50 ft figures shown apply to other uses. The interior side is a flat 50 ft for both.

• The 50 ft interior side setback does not rise next to a residential district.
• Where the Water Protection, Floodplain, Historic Review or Architectural Review overlay applies, it adds requirements on top of this district's standards.