Village of Stillwater, NY: zoning for new construction

V3 Neighborhood - These figures are necessary but not sufficient. The regulating plan also fixes build-to lines, private frontage types, window transparency minimums, entrance and orientation rules, massing breaks every 50 ft in a linear row, and materials and colours.

• A parcel that satisfies the lot and setback figures can still fail the code on frontage type, entrance placement or transparency, with the Route 4 corridor design guidelines layered on top.
• A one-family dwelling and an accessory dwelling unit are both permitted by right, so a second unit comes far more easily as an accessory unit than as a duplex.
• A two-family dwelling needs a special use permit here, a three- or four-family needs one too, and multifamily of five or more is not permitted at all.
• Agriculture, agricultural tourism and roadside farm stands are permitted by right here, and a manufactured home or park, a cemetery or a self-storage facility is available by special use permit.

V4 Mixed Use - The figures shown are the non-waterfront case. On a waterfront parcel the side yard is 10 ft rather than 5 ft and the height drops to 2 stories or 35 ft, so establish which side of that line a parcel falls on first.

• The front figure is a build-to band with a ceiling, not a minimum: build to the sidewalk or at most 10 ft from the frontage line, with 15 ft allowed only for outdoor dining or a plaza.
• Pushing a building back beyond that band is a violation, not a courtesy.
• There is no side yard setback at all for buildings sharing a party wall.
• One-family, two-family and accessory dwelling units are permitted by right, and multifamily of five or more, mixed-use buildings, live-work units, retail and hotels go through site plan review.
• Craft production, light industrial, drive-through windows and fast-food restaurants need a special use permit.
• The regulating plan also fixes build-to lines, frontage types, window transparency, entrance and orientation rules, massing breaks every 50 ft in a linear row, and materials and colours.

V5 Mixed Use Center - The front figure is a build-to band with a ceiling, not a minimum: build to the sidewalk or at most 10 ft from the frontage line, with 15 ft allowed only for outdoor dining or a plaza. A fourth storey is available by bonus rather than by right.

• The bonus is worth a whole storey: a building may reach 4 stories or 50 feet where a listed public benefit is provided and the Village Board of Trustees approves it.
• The affordable route asks at least 10% of the units, deed restricted for not less than 30 years at 50 to 80% of HUD median household income; historic reuse and LEED design also qualify.
• Pushing a building back beyond that band is a violation, not a courtesy.
• There is no side yard setback at all for buildings sharing a party wall.