Town of Shandaken, NY: zoning for new construction

Residential (R5) - Lot area may be reduced by 50%, to 2.5 acres, where the lot is served by and connected to a municipal sewage disposal system. A two-family dwelling needs 8 acres, 60% more than a single-family one.

• The 60% increase for a two-family dwelling applies to whichever row governs, so a two-family on a municipal sewer lot takes 60% above that row.
• At least 80% of the site must be left as open space.
• The front yard is 100 ft where the premises front on NYS Route 28, though the Planning Board may allow the district figure within 200 ft of existing structures set back less than 100 ft.
• No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Residential (R3) - Lot area may be reduced by 50%, to 1.5 acres, where the lot is served by and connected to a municipal sewage disposal system. A two-family dwelling needs 4.8 acres, 60% more than a single-family one.

• The 60% increase for a two-family dwelling applies to whichever row governs, so a two-family on a municipal sewer lot takes 60% above that row.
• At least 70% of the site must be left as open space.
• The front yard is 100 ft where the premises front on NYS Route 28, though the Planning Board may allow the district figure within 200 ft of existing structures set back less than 100 ft.
• No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Residential (R1.5) - In a cluster subdivision the Planning Board may set the minimum lot at 1 acre with central water, or 0.75 acre with central water and municipal sewer. A cluster is not available by right. A two-family dwelling needs 2.4 acres.

• Cluster yield may not exceed the lot count of an approvable conventional sketch plat (§ 116-32 and Town Law § 281).
• On central water a cluster lot takes a 150 ft width; with municipal sewer too, 120 ft, 40 ft front and rear yards and up to 15% coverage.
• At least 60% of the site must be left as open space.
• The front yard is 100 ft where the premises front on NYS Route 28, though the Planning Board may allow the district figure within 200 ft of existing structures set back less than 100 ft.
• No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Hamlet Residential (HR) - The minimum lot drops to 0.67 acre with central water, and to 0.5 acre with central water and municipal sewer; on the second the minimum width is 100 ft, the yards fall to 30 ft front, 20 ft side and 35 ft rear, and coverage may reach 20%.

• With central water alone the width is 120 ft and coverage may reach 15%.
• A two-family dwelling here is held to the same minimum lot area as a single-family one.
• At least 60% of the site must be left as open space, 40% with central water and municipal sewer.
• The front yard is 100 ft where the premises front on NYS Route 28, though the Planning Board may allow the district figure within 200 ft of existing structures set back less than 100 ft.
• No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Hamlet Commercial (HC) - The minimums shown apply only with both municipal water and municipal sewer. With only one of the two the lot minimum is 25,000 sq ft at 120 ft wide, with yards of 30 ft front, 20 ft side and 35 ft rear, and 20% coverage.

• At least 30% of the lot must be left as open space, and 35% on a lot with only one of the two utilities.
• The schedule sets no standard for a lot with neither municipal water nor municipal sewer.
• Premises fronting on NYS Route 28 need a 100 ft front yard, though the Planning Board may allow the district figure where development lies within 200 ft of structures set back less than 100 ft.
• No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Highway Business (HB), Commercial/Light Industrial (CLI) - At least 40% of the lot must be left as open space. No more than 25% of the required minimum lot area may be NYSDEC wetland or FEMA 100-year floodplain (§ 116-21).

• Premises fronting on NYS Route 28 need a 100 ft front yard, though the Planning Board may allow the district figure where development lies within 200 ft of structures set back less than 100 ft.
• The minimum lot area per single-family dwelling unit also governs authorised commercial premises, except where § 116-40 states a greater acreage for a special permit use.

Floodway (FW) - No development is permitted in the Floodway district.