Village of Pelham Manor, NY: zoning for new construction

Residence AAA - Building on a vacant lot, rebuilding after half a house is removed or destroyed, or adding 500 sq ft or more needs a special permit from the Board of Appeals (§ 210-27.3). The 30% cap counts buildings, paved areas, gravel, pools, patios, decks and similar features.

• The front yard is the greater of 40 ft and the setback of the nearest lawfully built house on an adjoining lot on the same street (§ 210-33A).
• A lot used for nonresidential purposes needs at least 40,000 sq ft, and all the buildings on it together may cover no more than 20% of it (§ 210-32A and § 210-32C).
• On a corner lot one side yard is at least 15 ft and the other at least 25 ft (§ 210-34B).
• Where the parcel stands 7 ft or more above an adjoining one, the house sets back another 5 ft from each side line for every storey above the first.
• On a smaller lot the coverage cap is 35% from 15,000 sq ft, 40% from 10,000 sq ft and 45% below 10,000 sq ft.
• Frontage is at least 125 ft on every street the lot abuts (§ 210-32B).

Residence A - Building on a vacant lot, rebuilding after half a house is removed or destroyed, or adding 500 sq ft or more needs a special permit from the Board of Appeals (§ 210-27.3). The 40% cap counts buildings, paved areas, gravel, pools, patios, decks and similar features.

• The front yard is the greater of 35 ft and the setback of the nearest lawfully built house on an adjoining lot on the same street (§ 210-46A).
• The side yard is at least 15 ft on a lot of 20,000 sq ft or more, and at least 10 ft on a smaller lot (§ 210-27.2).
• The coverage cap falls to 35% from 15,000 sq ft and 30% at 20,000 sq ft or more, and rises to 45% below 10,000 sq ft.
• On a corner lot one side yard is at least 10 ft and the other at least 25 ft (§ 210-47B).
• A lot used for nonresidential purposes needs at least 40,000 sq ft, with all its buildings covering no more than 20% of it and coverage capped at 30% (§ 210-45A and § 210-45C).
• Where the parcel stands 7 ft or more above an adjoining one, the house sets back another 5 ft from each side line for every storey above the first.

Residence AA - Building on a vacant lot, rebuilding after half a house is removed or destroyed, or adding 500 sq ft or more needs a special permit from the Board of Appeals (§ 210-27.3). The 35% cap counts buildings, paved areas, gravel, pools, patios, decks and similar features.

• The front yard is the greater of 35 ft and the setback of the nearest lawfully built house on an adjoining lot on the same street (§ 210-40A).
• The side yard is at least 15 ft on a lot of 20,000 sq ft or more, and at least 10 ft on a smaller lot (§ 210-27.2).
• The coverage cap falls to 30% at 20,000 sq ft or more, and rises to 40% from 10,000 sq ft and 45% below 10,000 sq ft.
• On a corner lot one side yard is at least 10 ft and the other at least 25 ft (§ 210-41B).
• A lot used for nonresidential purposes needs at least 40,000 sq ft, with all its buildings covering no more than 20% of it and coverage capped at 30% (§ 210-39A and § 210-39C).
• Frontage is at least 100 ft on every street the lot abuts (§ 210-39B).

Residence B - Building on a vacant lot, rebuilding after half a house is removed or destroyed, or adding 500 sq ft or more needs a special permit from the Board of Appeals (§ 210-27.3). The 45% cap counts buildings, paved areas, gravel, pools, patios, decks and similar features.

• The front yard is the greater of 20 ft and the setback of the nearest lawfully built house on an adjoining lot on the same street (§ 210-52A).
• The side yard is at least 15 ft on a lot of 20,000 sq ft or more, and at least 10 ft on a smaller lot (§ 210-27.2).
• The coverage cap falls to 40% from 10,000 sq ft, 35% from 15,000 sq ft and 30% at 20,000 sq ft or more.
• On a corner lot one side yard is at least 10 ft and the other at least 25 ft (§ 210-53B).
• A lot used for nonresidential purposes needs at least 40,000 sq ft, with all its buildings covering no more than 20% of it and coverage capped at 30% (§ 210-51A and § 210-51C).
• Where the parcel stands 7 ft or more above an adjoining one, the house sets back another 5 ft from each side line for every storey above the first.

Multifamily - The district sets no minimum lot area and no minimum lot width. The 50 ft front yard is the one along the Boston Post Road street line; along any other street line a building stands at least 35 ft back (§ 210-58A).

• The 20% building coverage and the one family for each 3,000 sq ft are measured on the lot area lying within the district, and reach a multifamily house rather than a single-family house.
• No building stands nearer than 30 ft to a lot line other than a street line, and that drops to 20 ft where the lot line lies wholly inside the district and more than 30 ft from its boundary.
• A single-family house is permitted here too, and needs at least 1,200 sq ft of floor area.
• A building for more than two families, and any group of buildings, needs a development plan for the whole lot approved by the Planning Board (§ 210-62).
• A public garage accessory to a permitted use, with its roof no higher than the basement ceiling of the building it serves, may come within 5 ft of the street line.

Business 1, Business 3 - No residential use is permitted here, and no site may be used or built on except in accordance with the area plan for the business district adopted by the Board of Trustees (§ 210-71A).

• A building stands at least 30 ft from the Hutchinson River Parkway and at least 30 ft from the Hutchinson River itself.
• Height is three storeys or 45 ft, whichever is less.
• The 90% development coverage counts buildings, structures, paved areas and other improved surfaces including gravel, but not pools, ponds, fountains, patios, decks or gazebos.
• The minimum lot of 10,000 sq ft applies unless otherwise specified.
• A regional shopping center needs a special permit from the Board of Trustees and a site of at least 15 acres in single or jointly committed ownership.
• Under that permit the center may reach four storeys or 60 ft where the added height is not used for retail or another high intensity use and has no adverse visual impact on nearby residential areas.

Retail - The 50 ft front yard applies along the Boston Post Road street line; along Pelhamdale Avenue it is 25 ft. Side and rear yards drop to 20 ft where the lot lies wholly within the retail or multifamily district and more than 30 ft from that district's boundary (§§ 210-64, 210-65).

• The code sets no minimum lot area, no lot width, no coverage cap and no floor area ratio here.
• Permitted uses are retail stores and personal service establishments, with food or drink consumed on the premises only as an incidental part of a drugstore, grocery, delicatessen or variety store.
• Merchandise may not be displayed or kept outside the building.

Railroad - The district allows only a railroad and its accessory services, not including switching, storage or freight yards, and, by special permit, a utility substation (§ 210-75).

• The code sets no lot area, lot width, setback, coverage, floor area ratio or height standard for the railroad use itself.
• A public utility unit substation needs a special permit from the Board of Appeals, and its structure and equipment may not exceed 12 ft in height.
• That substation must be fully housed in steel or equally protective material, fenced to at least 5 ft with a locked gate, and screened by evergreen planting.

Park - OS is not one of the zoning districts § 210-16 establishes; it covers Village-owned open space and right-of-way parcels. Confirm with the Village which rules govern a parcel here.

Recreational R - The district allows recreational and open space uses, membership clubs and every R-AAA use except single-family residences (§ 210-37). The figures shown reach it as the Residence AAA standards for a lot used for nonresidential purposes.

• A membership club is a use of this district alone rather than a Residence AAA use, so those standards do not reach it and the code states no lot, yard or height standard for it.
• The front yard is the greater of 40 ft and the setback of the nearest lawfully built house on an adjoining lot on the same street (§ 210-33A).
• Frontage is at least 125 ft on every street the lot abuts (§ 210-32B).
• On a corner lot one side yard is at least 15 ft and the other at least 25 ft.
• Detached buildings on a lot stand at least 10 ft apart, and a detached accessory building may come within 2 ft of a side or rear lot line while still keeping the front setback.

I-95 Railroad Corridor - This area is the I-95 corridor right-of-way, not a zoning district. Confirm with the building department which rules apply before planning any building here.