A.
District purposes.
(1)
General purposes of all residential districts. The residential zoning
districts contained in this section are intended to:
(a)
Provide appropriately located areas for residential development
that are consistent with the Dobbs Ferry Vision Plan and with public
health, safety, and general welfare;
(b)
Allow for a variety of housing types and community amenities
that meet the diverse physical, economic, and social needs of residents;
and
(c)
Respect the scale and character of existing residential neighborhoods
and surrounding areas.
(2)
Specific purposes of residential districts.
(a)
One-Family Residential (OF) Districts. The primary purpose of
the OF Districts is to maintain the character and scale of established
neighborhoods characterized by one-family houses on individual lots
and to allow for the appropriate development and redevelopment of
lots in those areas. Clustered development may be appropriate in some
areas with OF designation. The Zoning Ordinance provides a range of
OF Districts (OF-1 to OF-6) which are differentiated primarily on
the basis of minimum lot area and coverage requirements.
(b)
Mixed-Density Residential (MDR) Districts. The primary purpose
of the MDR Districts is to maintain the character and scale of established
neighborhoods characterized by a mixture of detached one-family houses,
two- and three-family homes, and multifamily housing, often found
in large, older buildings which have been reorganized into apartments,
and to allow for the appropriate development and redevelopment of
lots and existing buildings in those areas. The districts are also
intended to provide a transition between OF Districts and higher-density
apartment districts or commercial districts. The Zoning Ordinance
includes three types of MDR Districts intended to address the current
and desired character of different areas of the Village.
[1]
MDR-1 allows for a mixture of one-, two- and three-family dwelling
units and townhouses with a minimum lot area of 2,500 square feet
per dwelling unit is required. See Appendix B, Table B-2.[1]
[1]
Editor's Note: Appendix B is included at the end of this chapter.
[2]
MDR-2 allows for a more intense mixture of dwelling units, including
townhomes and small multifamily buildings with a maximum of eight
units per building. A minimum lot area of 800 square feet per dwelling
unit is required. See Appendix B, Table B-2.[2]
[2]
Editor's Note: Appendix B is included at the end of this chapter.
[3]
MDR-H is intended to reinforce the existing pattern of larger
historic homes and estates that have been subdivided into multiple
dwelling units while maintaining the exterior appearance of a single-family
home. A minimum lot area of 2,500 square feet per dwelling unit is
required. See Appendix B, Table B-2.[3]
[3]
Editor's Note: Appendix B is included at the end of this chapter.
(c)
Multifamily (MF) Districts. The primary purpose of the MF Districts
is to maintain the character and scale of existing multifamily housing
complexes. Although the districts accommodate a wide range of housing
types, they are primarily intended to accommodate moderate- to high-density,
multiunit residential buildings in areas where such development already
exists. The Zoning Ordinance includes four MF Districts (MF-1, MF-2,
MF-3 and MF-4). These districts are differentiated primarily on the
basis of allowed density (minimum lot area per unit).
(d)
Broadway (B) District. The purpose of the Broadway (B) District
is to support the continued use of large homes, many built pre-1900,
for multifamily and professional offices. Adaptive reuse that retains
the historic character of the existing buildings is encouraged.
B.
Conformance with design and character guidelines.
[Amended 7-13-2021 by L.L. No. 3-2021]
(1)
Conformance with the residential design guidelines, Appendix G,[4] as adopted by the Board of Trustees, is encouraged where
applicable and shall be considered as part of the site plan review
criteria, as well as the basis for the Architectural and Historic
Review Board's evaluation.
[4]
Editor’s Note: Appendix G is included as an attachment to this chapter.
(2)
Conformance with the character guidelines for Palisades Street, Appendix
H,[5] as adopted by the Board of Trustees, is encouraged where
applicable and shall be considered as part of the site plan review
criteria, as well as the basis for the Architectural and Historic
Review Board's evaluation.
[5]
Editor’s Note: Appendix H is included as an attachment to this chapter.
C.
Use requirements. Permitted uses and dwelling types in each residential
district shall be as specified in Table A-1.[6]
[6]
Editor's Note: Table A-1 is included at the end of this chapter in Appendix A.
D.
Area requirements.
(1)
Minimum lot area. The minimum lot area shall be the greater of either
the minimum specified in Table B-1 or B-2[7] (depending on the underlying zoning district) or the average
lot area of the existing lots within 400 feet of the subject property,
not including any lands in the OS-3 Zoning District.
[Amended 6-14-2011 by L.L. No. 6-2011]
[7]
Editor's Note: Tables B-1 and B-2 are included at the end
of this chapter in Appendix B.
(2)
Minimum lot area per dwelling unit — residential districts.
The minimum lot area per dwelling unit specified in Table B-2 shall
be provided, regardless of whether multiple dwelling units are located
on a single lot or on individual lots. No lot shall be subdivided
to form two or more lots unless each and every resulting lot meets
the minimum lot area per dwelling unit required by Table B-2.[8]
[8]
Editor's Note: Table B-2 is included at the end of this chapter in Appendix B.
(3)
Minimum lot width, depth and coverage. The minimum lot width and
depth shall be the greater of the minimum specified in Tables B-1
or B-2 (depending on the underlying zoning district) or the minimum
specified in Table B-3.[9]
[9]
Editor's Note: Tables B-1, B-2 and B-3 are included at the
end of this chapter in Appendix B.
(4)
Minimum side yard setbacks. The minimum side yard setbacks (individually
and combined) shall be the greater of the minimum specified in Tables
B-1 or B-2 (depending on the underlying zoning district) or the minimum
specified in Table B-4.[10]
[10]
Editor's Note: Tables B-1, B-2 and B-4 are included at the
end of this chapter in Appendix B.
(5)
Minimum front yard setback. The minimum front yard setback shall
be the lesser of:
(6)
Maximum front yard setback. The maximum front yard setback shall
be the prevailing front yard setback plus or minus 10% of the required
minimum setback.
(7)
Minimum rear yard setback. The minimum rear yard setback shall be
the greater of the minimum specified in Tables B-1 or B-2 (depending
on the underlying zoning district) or the minimum specified in Table
B-5.[13]
[13]
Editor's Note: Tables B-1, B-2 and B-5 are included at the
end of this chapter in Appendix B.
(8)
Maximum building height, ridge height, eave height and sky exposure
plane. The maximum building height, maximum eave height, and massing
of buildings in the OF and MDR-1 residential districts shall be controlled
with context-based limits as described below and as specified in Table
B-7.[14]
[Amended 6-14-2011 by L.L. No. 6-2011]
(a)
In single-family residential zoning districts, the maximum building
height shall be the lesser of:
[1]
The prevailing ridge height determined by multiplying the average
existing ridge height of buildings on lots within the context limit
area of the subject lot by 1.25; or
[2]
The maximum building height specified in Table B-6[15] (depending on the underlying zoning district and roof
pitch). In no event, however, shall the building be required to be
less than 2 1/2 stories or less than 28 feet to the ridge.
[15]
Editor's Note: Table B-6 is included at the end of this chapter in Appendix B.
(b)
In single-family residential zoning districts, the eave height
shall not exceed the prevailing height determined by multiplying the
average existing eave height of buildings on lots within the context
limit area of the subject lot by 1.15. In no event, however, shall
the building be required to have an eave height of less than 22 feet
or be permitted to have an eave height of more than 28 feet.
(c)
Anomalies identified by the Architectural and Historic Review
Board, consisting of existing buildings with unusually high or unusually
low ridges and/or eaves, may be excluded from the calculations used
to determine the average ridge or average eave heights above.
(d)
In any residential district where the maximum building height
is limited to 2 1/2 stories, no portion of the building, except
for chimneys and dormers seven feet or less in width, not to exceed
a total aggregate width of 33% of the overall length of the building
wall below that roof on which the dormers sit, shall penetrate the
sky exposure plane.
[14]
Editor's Note: Table B-7 is included at the end of this chapter in Appendix B.
A.
District purposes.
(1)
General purposes of all downtown districts. The downtown districts
are intended to accommodate retail, service, residential and commercial
uses and to ensure that business and commercial-zoned areas are compatible
with the character of existing neighborhoods. The downtown districts
are also intended to ensure the preservation of the unique character
and quality of life in the downtown area by encouraging compatible
redevelopment and infill development.
(2)
Specific purposes of commercial districts.
(a)
Downtown Business (DB) District. The purpose of the Downtown
Business (DB) Zoning District is to maintain the existing character,
scale and mix of uses in the downtown core that allow it to serve
as the Village's meeting place while encouraging appropriate redevelopment
that adds to the civic and economic vitality of the community. A mix
of uses, including residential uses above nonresidential establishments,
is encouraged. In order to encourage a pedestrian-friendly environment,
flexible standards are provided for meeting parking requirements.
(b)
Downtown Transition (DT) District. The purpose of the Downtown
Transition (DT) Zoning District is to maintain the existing character,
scale and mix of uses along Lower Main Street (below the Library)
as a transition between the more intensive Downtown Business District
and the surrounding residential areas. Residential uses are permitted
on both the ground floor and above nonresidential establishments.
In addition, the DT Zoning District may be applied to other commercial
areas that serve surrounding residential neighborhoods.
(c)
Gateway (DG) District. The purpose of the Downtown Gateway (DG)
Zoning District is to provide an appropriate location for community-
and region-serving commercial within a mixed use environment near
the intersection of Ashford and Broadway; to enhance the pedestrian
environment; to reduce traffic conflicts; and to encourage development
including residential uses with a quality of design appropriate for
this highly visible location. Development should be focused to the
major streets, with transitions in building scale, intensity and use
adjacent to established residential neighborhoods.
B.
Downtown design guidelines. Conformance with the Downtown Design
Guidelines in Appendix F,[1] as adopted by the Board of Trustees, is encouraged and
shall be considered as part of the site plan review criteria, as well
as a basis for the Architectural and Historic Review Board's evaluation.
[1]
Editor's Note: Appendix F is included at the end of this chapter.
C.
Use requirements.
(1)
Table of permitted uses. Permitted uses in the downtown zoning districts
shall be as specified in Table A-2.[2]
[2]
Editor's Note: Table A-2 is included at the end of this chapter in Appendix A.
(2)
Ground-floor uses restricted. In order to maintain an active streetscape
for pedestrians and pedestrian-oriented businesses and activities,
residential uses are prohibited along the entire length of the ground
floor of the principal building adjacent to a public street in the
DB and DG Districts. That nonresidential space shall be no less than
25 feet deep. Properties located in the DT District are exempt from
this restriction.
D.
Area requirements. All structures in the downtown zoning districts
shall meet the standards in Table B-8.[3]
[3]
Editor's Note: Table B-8 is included at the end of this chapter in Appendix B.
E.
The building design standards are intended to ensure compatibility
with the historic character and design quality of the Village. These
standards apply within all downtown zoning districts, except where
specifically noted. The Board of Trustees on recommendation from the
AHRB and the Planning Board may, at its sole discretion, waive or
modify these standards through the site plan review. See Table B-8.
[Amended 8-22-2017 by L.L. No. 6-2017]
(1)
Upper-story setbacks. The number of permitted stories in the DT,
DG and DB Zones shall be three stories. The addition of a fourth story
of any building and/or a building in excess of 40 feet in a DG and
DB Zones or 35 feet in the DT Zone (up to 45 feet in the DB and DG
zones or 40 feet in the DT Zone) may be permitted only at the discretion
of the Board of Trustees as part of the site plan review application
and only after a reasoned judgment setting forth the public benefits
of the development which would warrant the Board of Trustees granting
approval of a fourth story and an increase in height above 40 feet
or 35 feet as the case may be. In determining the appropriateness
of the fourth story and an increase in height above 40 feet in the
DB or DG Zones or 35 feet in the DT Zone, the Board of Trustees shall
take into consideration the recommendations of the Planning Board
and the AHRB in considering impacts, including but not limited to
viewsheds, solar access to the streetscape and surrounding buildings,
use and enjoyment of the Old Croton Aqueduct (OCA) and consistency
with the character of the individual building and surrounding buildings.
Based on a review of potential impacts cited above, a fourth story
and/or an increase in height above 35 feet or 40 feet, if approved,
may be required to recede from the front facade, either within a sloping
roof form or as a setback volume and the applicant must use available
techniques to minimize the visual impact of any such fourth story
or increased height. In addition, in the downtown districts, the liveable
floor area of the fourth story, if permitted, shall not comprise more
than 50% of the total floor area of the story below.
|
(2)
Transparency. Blank street-facing facades are not permitted. For
new construction and additions, except for structures used solely
for residential occupancy, transparent glazing shall be integrated
into the design of each facade facing a public street, with storefront
windows on the ground floor. Window glazing shall be clear and shall
transmit at least 65% of visible daylight (visible transmittance shall
be 0.65 or greater). Glazing must be maintained without interior or
exterior obstructions that limit visibility, including, but not limited
to, window signs, interior shelving, or window coverings during hours
of business operation for a minimum distance of three feet from the
interior face of the glass.
(3)
Building articulation. Buildings shall be designed to reduce apparent
mass and reflect historic patterns by including a clearly identifiable
base, middle and top, with horizontal elements separating these components.
(4)
Building entrances.
(a)
Buildings shall have one or more pedestrian entrances located
on the front facade and facing the street. A building located on a
corner may have an angled entrance at the corner of the two streets.
The pedestrian entrance(s) shall be operable during normal hours of
business operation.
(b)
Building entrances shall be emphasized through the use of architectural
treatments.
|
F.
Site development standards. The site development standards are intended
to ensure compatibility with the historic character and design quality
of the Village.
(1)
Pedestrian access. Sites must be designed to promote safe and convenient
pedestrian, bicycle and vehicular circulation according to the following
standards:
(a)
To establish and maintain a continuous streetscape, curb cuts
allowing access to parking areas and service entrances shall be limited
within the DB District to one curb cut for every 75 linear feet of
street frontage. In no case shall a curb cut exceed 18 feet in width.
Existing curb cuts shall be replaced with curbing when redevelopment
of a property makes them unnecessary or inconsistent with the intended
character of the zoning district.
(b)
Pedestrian routes must be continuous, clear of obstructions,
and easily identifiable as protected pedestrian routes. Landscaping,
curbing, raised paving, bollards, distinctive paving materials, and
other similar means may be used to separate and protect pedestrian
routes from vehicular traffic.
(2)
Parking.
(a)
The Planning Board has the authority to waive the on-site parking
for nonresidential uses with a floor area of 1,000 square feet or
less.
(b)
No parking shall be located between the front facade of the
principal building and the adjacent street in the DB and DT Districts.
To the maximum extent practicable, parking in the DG District should
be focused to interior portions of a site, away from public streets.
(c)
Any surface parking visible from a public street shall be screened
by a thirty-inch- to forty-eight-inch-tall screening device. For the
purposes of this section, "screening device" shall mean: a continuous
masonry wall constructed of brick, stone or split-face concrete block;
a combination masonry pier and decorative iron railing; other durable
and decorative screening device that is consistent with the materials
of the building facade (such as concrete or stucco); a solid, evergreen
hedge; or a combination of the above. Chain link, wood or vinyl picket
fencing are not appropriate screening devices.
(d)
Any parking lot adjacent to a residential zoning district shall
provide:
[1]
A five-foot-tall screening device on the property line abutting
the residential zoning district; and
[2]
A ten-foot-wide landscaped buffer with trees located at a maximum 30 feet on center. The wall or fence described in Subsection F(2)(d)[1] above may be within the ten-foot buffer area.
(e)
Paving materials for parking areas must be distinct from the
paving material used for an adjacent sidewalk.
(f)
The maintenance of screening, landscaping and paving may be
required by the Planning Board, including the posting of a maintenance
bond or cash deposit in an amount determined by the Land Use Officer
and in a form acceptable to the Village Attorney, as a condition of
site plan approval.
A.
Waterfront A (WF-A) District.
(1)
District purpose.
(a)
The purpose of the Waterfront District A is to permit and encourage
water-dependent and water-related uses of the area in a manner consistent
with the vision and priorities expressed in the Village's Local Waterfront
Revitalization Plan (LWRP).
(b)
The Waterfront District A designation permits recreational,
open space, commercial and business uses that will benefit from and,
in turn, enhance the unique aesthetic, recreational, historic and
environmental qualities of the waterfront area. This district is designed
to protect the sensitive aesthetic, recreational, historic and environmental
features that exist along the shoreline, to promote and encourage
public access to the shoreline and enjoyment of these features, to
encourage appropriate water-oriented uses of this area, to preserve
and enhance mixed commercial use of old industrial buildings that
bring creative small businesses, artisans and entrepreneurs to the
community and support the Village's economy and bring people to the
waterfront area and to ensure appropriate density of commercial development.
[Amended 6-14-2011 by L.L. No. 6-2011]
(2)
Permitted uses.
(a)
Uses are permitted in the Waterfront A Zoning District in accordance
with Table A-3.[1]
[1]
Editor's Note: Table A-3 is included at the end of this chapter in Appendix A.
(b)
Any and every use allowed by this subsection is subject to and conditioned upon site plan review by the Board of Trustees and Planning Board pursuant to Article XII, except the following uses when they are located in structures existing on site as of September 23, 2003:
[1]
Restaurants.
[2]
Retail sales and service uses, sales-oriented.
[3]
Studios for artists and craftspersons.
[4]
Educational enterprises devoted to teaching arts, crafts, theater,
music, yoga, martial arts, or any similar discipline, or to continuing
educational enterprises for people of all ages whether engaged in
the profit or not-for-profit sector.
(3)
Special permit conditions and procedures.
(a)
Uses within the Waterfront District A shall be subject to the issuance of special permits as described below and site plan review, in accordance with § 300-53.
(b)
In considering any application for a special permit in the Waterfront District A, the Planning Board shall be guided by the general provisions pertaining to the issuance of special permits set forth in § 300-53.
(c)
In addition to those general conditions, the Planning Board
may condition the grant of a special permit on compliance with any
reasonable requirements or conditions that are directly related and/or
incidental to the proposed use so as to ensure that it will be in
harmony with and further the objectives of the LWRP. These objectives
include but are not limited to preservation and enhancement of the
unique aesthetic, recreational, historic and environmental qualities
and features of this district for the maximum benefit and enjoyment
of the entire community. Requirements or conditions under this provision
may include or relate to any or all of the following:
[1]
Maximizing and facilitating public ingress, egress, access to
and enjoyment of the riverfront area and shoreline;
[2]
Providing amenities, services and attractions that will draw
people to the riverfront and encourage public use and enjoyment of
the area;
[3]
Requiring the use of best management practices with respect
to protection of water quality, stormwater management, erosion and
sediment control;
[4]
Preserving the viewshed for maximum enjoyment and benefit of
the community as a whole;
[Amended 6-14-2011 by L.L. No. 6-2011]
[5]
Protecting streams and watercourses leading into the Hudson
River;
[6]
Ensuring appropriate location and screening of parking, utility
installations and accessories, lighting and sign locations; and
[7]
Supporting water-dependent and water-enhanced uses and activities.
(d)
In granting a special permit under this subsection, the Planning
Board shall make specific findings that set forth the manner in which
the proposed use and special permit conditions are directly related
and/or incidental to the proposed use so as to ensure that it will
be in harmony with and further the objectives of the LWRP and, in
particular, the preservation and enhancement of the unique aesthetic,
recreational, historic and environmental qualities and features of
this district for the maximum benefit and enjoyment of the entire
community.
(4)
Dimensional standards. All structures in the waterfront zoning districts
shall meet the standards in Table B-9.[2]
[2]
Editor's Note: Table B-9 is included at the end of this chapter in Appendix B.
(5)
Bulk and density computations. No portion of any lot or parcel in
the Village that lies beneath the mean high water mark may be used
or taken into consideration in calculating the permissible yield,
density, bulk, lot coverage or site coverage of all or any part of
the upland portion of the lot of which the underwater portion is a
part.
B.
Waterfront B (WF-B) District.
(1)
District purpose.
(a)
The purpose of the Waterfront District B is to permit and encourage
uses of the area in a manner consistent with the vision and priorities
expressed in the Village's Local Waterfront Revitalization Plan (LWRP).
(b)
The Waterfront District B designation permits recreational,
open space, commercial, business and residential uses that will benefit
from and, in turn, enhance the unique aesthetic, recreational, historic
and environmental qualities of the waterfront area. This district
is designed to protect the sensitive aesthetic, recreational, historic
and environmental features that exist along the shoreline, to promote
and encourage public access to the shoreline and enjoyment of these
features, to preserve and enhance mixed commercial use of old industrial
buildings that bring creative small businesses, artisans and entrepreneurs
to the community and support the Village's economy and bring people
to the waterfront area and to ensure appropriate mixed-use density
of both commercial and residential development.
[Amended 6-14-2011 by L.L. No. 6-2011]
(2)
Permitted uses.
(a)
Uses are permitted in the Waterfront B Zoning District in accordance
with Table A-3.[3]
[3]
Editor's Note: Table A-3 is included at the end of this chapter in Appendix A.
(b)
Any and every use allowed by this subsection is subject to and conditioned upon site plan review by the Board of Trustees and Planning Board pursuant to Article XII, except the following uses when they are located in structures existing on site as of September 23, 2003:
[1]
Retail sales and service uses, sales-oriented.
[2]
Studios for artists and craftspersons.
[3]
Educational enterprises devoted to teaching arts, crafts, theater,
music, yoga, martial arts, or any similar discipline, or to continuing
educational enterprises for people of all ages whether engaged in
the profit or not-for-profit sector.
(3)
Bulk and density computations. In applying the dimensional standards
set forth in Table B-9,[4] in addition to any other applicable adjustment required
by this chapter, an area equivalent to 140% of the footprint of any
existing building or structure scheduled to remain shall be subtracted
from the total lot area before the permissible bulk or density limits
are derived.
[Amended 6-14-2011 by L.L. No. 6-2011]
[4]
Editor's Note: Table B-9 is included at the end of this chapter in Appendix B.
(4)
Dimensional standards. All structures in the WF-B Zoning District
shall meet the standards in Table B-9.[5]
[5]
Editor's Note: Table B-9 is included at the end of this chapter in Appendix B.
(5)
Development incentive density bonuses in Waterfront District B. In
order to further the objectives of the LWRP and the Vision Plan, the
Board of Trustees in consultation with the Planning Board may increase
the permissible density of development in the Waterfront District
B as set forth below:
(a)
The Board of Trustees may provide density bonuses in accordance
with this subsection in exchange for an applicant providing one or
more of the following facilities or amenities:
[1]
Maximizing and facilitating public ingress, egress, access to
and enjoyment of the shoreline in Waterfront District A by the construction
of a pedestrian esplanade way along the river shore in Waterfront
District B as a contiguous portion of a larger Village riverwalk,
such as is proposed in the LWRP;
[2]
Maximizing and facilitating public ingress, egress, access to
and enjoyment of the shoreline in Waterfront District A by shoreline
stabilization and bulkhead restoration projects, construction of piers,
launching facilities or other recreational waterfront or shoreline
amenities;
[3]
Maximizing and facilitating public ingress, egress, access to
and enjoyment of the shoreline in Waterfront District A and providing
linkage between the waterfront and the rest of the Village by creating
and/or restoring, maintaining and making available to the public one
or more means of access over the railroad right-of-way and ensuring
public access thereto over and across property within the Waterfront
Zoning District B;
[4]
Committing a significant portion of land in Waterfront A and
B Districts to park or open space use, either by conveying the land
to the Village for such purposes or by other means, such as covenants,
deed restrictions and conservation easements.
[5]
Providing publicly accessible open space and/or recreational
areas in Waterfront A and B Districts and providing access to Waterfront
District A from Waterfront District B;
[6]
Protecting steep slopes and environmentally sensitive features;
[7]
Providing public access to the Metro North Station and encouraging
the use of mass transit;
[8]
Preserving a significant portion of the existing structures in Waterfront A or B District for uses described in § 300-37B(2);
[9]
Providing a mix of residential unit sizes (e.g., one-bedroom,
two-bedroom) in development to be constructed in Waterfront District
B that is consistent with the needs of the Village; and
[10]
Achieving a LEED rating for the development within
the Waterfront District B to the greatest extent possible.
(b)
For applicants who provide or make provision for amenities and facilities listed in § 300-37B(5)(a) above, the Board of Trustees may, at its discretion, award bonuses by increasing the density ratios in Waterfront District B up to a maximum of 20%. A bonus awarded under this provision may be in any increment between 0% and 20% in proportion to the degree to which the proposed amenities confer benefits identified in § 300-37B(5)(a) above, and shall be computed by reducing the minimum size of plot per family by the amount of the bonus. For example, if a bonus of 10% were allowed, permissible density would be calculated based on a reduction of the minimum lot per family from 2,500 square feet to 2,250 square feet. The bonus permitted under this section is a bonus in permissible density only and does not authorize any enlargement of the permissible bulk or lot coverage of buildings to be constructed.[6]
(c)
In awarding a density bonus under this subsection, the Board
of Trustees shall make specific findings that set forth in detail
the amenities to be provided by the applicant, how those amenities
further the purposes of the LWRP and the Vision Plan and, in particular,
how they preserve and enhance the unique aesthetic, recreational,
environmental and historic qualities and features of this district
for the maximum benefit and enjoyment of the entire community and
otherwise promote the public health, safety and welfare of the community.
The finding shall also set forth in detail the relationship between
the amenities being provided and the bonus being awarded and shall
specify the rationale supporting the proportionality of the amenities
to the bonus.
(6)
General requirements and restrictions.[7]
(b)
In addition to the standards set forth in §§ 300-38A and 300-46C, there shall be no construction on or regrading of steeply sloped areas greater than 25% unless the Planning Board and/or the Board of Trustees makes a specific finding that such construction or regrading is warranted by considerations that make alternative approaches less desirable in view of overall planning considerations (including the overall objectives of the LWRP) and will be carried out in a manner consistent with best management and engineering practices for such construction or regrading.
C.
Chauncey Park (CP) District.
(1)
District purpose. The purpose of the Chauncey Park (CP) Zoning District
is to facilitate redevelopment opportunities in the area of the Village
bordering the Saw Mill Parkway immediately north and south of Lawrence
Street. The area was originally a small hamlet served by the Putnam
train line with a station at Lawrence Street. Because of its remote
location relative to the remainder of the Village and its excellent
access to the regional roadways, the area is particularly appropriate
for larger-scale redevelopment as a mixed use center with substantial
employment and mid- to high-density residential opportunities. New
construction in the CP District shall meet standards for cluster development,
with a site design that is sensitive to the environmentally sensitive
features in the area, including wetlands and watercourses, steep slopes,
and woodland areas, and that takes advantage of opportunities for
trail connections, sidewalks and greenbelts. In addition, building
design should reflect the modernist architectural style of existing
buildings. As the area represents a prime development opportunity
in the Village, all plans will be held to the highest standards of
site design, architecture and green building.
(2)
Cluster development mandated. In order to allow for additional flexibility in site and building design while ensuring the highest quality development with significant community benefits, any redevelopment of portions or the entirety of the CP zoned property that includes the subdivision of properties or the development of new structures shall be consistent with the standards for cluster development in Article XIII, § 300-54F.
(3)
Permitted uses. Permitted uses in the Chauncey Park (CP) Zoning District
shall be as specified in Table A-3.[8]
[8]
Editor's Note: Table A-3 is included at the end of this chapter in Appendix A.
(4)
Dimensional standards. Dimensional standards in the Chauncey Park
(CP) Zoning District shall be as specified in Table B-10.[9]
[9]
Editor's Note: Table B-10 is included at the end of this chapter in Appendix B.
(5)
Base density. The base density for development within the Chauncey Park District is one unit per 1,800 square feet of gross site area. The density may be increased according to the bonuses set forth in Subsection C(6) below and the standards set forth in "Clustered development" in Article XIII, § 300-54F.
(6)
Development incentive bonus in the Chauncey Park District. In order
to further the objectives of the LWRP and the Vision Plan, the Board
of Trustees in consultation with the Planning Board may increase the
permissible density of development in the Chauncey Park District as
set forth below:
[Amended 6-14-2011 by L.L. No. 6-2011]
(a)
The Board of Trustees may provide, in its sole discretion, density
bonuses in accordance with this subsection in exchange for an applicant
providing one or more of the following facilities or amenities:
[1]
Preserving environmentally sensitive features such as steep
slopes, rock outcroppings, watercourses and stands of trees;
[2]
Implementing stormwater management measures that improve the
water quality in wetlands and help prevent flooding of the Saw Mill
River Parkway;
[3]
Committing a significant portion of land in the Chauncey Park
District to park or open space use, either by conveying the land in
the Chauncey Park District to the Village for such purposes or by
other means, such as covenants, deed restrictions, and/or conservation
easements;
[4]
Promoting walking and biking trails that help connect sidewalks
and off-site trails through the Chauncey Park District to neighboring
communities' parkland, the Putnam bike trail, and Hillside Park;
[5]
Improving vehicular traffic patterns and connections to adjacent
street networks through the Chauncey Park District to reduce congestion;
[6]
Encouraging the use of mass-transit for people visiting, working
or living in the Chauncey Park District;
[7]
Providing a shuttle bus system connecting the Chauncey Park
District to the downtown portions of the Village of Dobbs Ferry and
the Metro North Station;
[8]
Preserving a significant portion of the existing structures
in the Chauncey Park District;
[9]
Providing a mix of residential unit sizes (e.g., one-bedroom
and two bedroom units) in development to be constructed in the Chauncey
Park District that is consistent with the needs of the Village; and
[10]
Achieving a LEED-ND rating for the development
within the Chauncey Park District, although actual certification is
not required.
(b)
For applicants who provide or make provision for amenities and facilities listed in § 300-37C(6)(a) above, the Board of Trustees may, at its discretion, award bonuses by increasing the density ratios in Chauncey Park District up to a maximum of 20%. A bonus awarded under this provision may be in any increment between 0% and 20% in proportion to the degree to which the proposed amenities confer benefits identified in § 300-37C(6)(a) above, and shall be computed by reducing the minimum size of plot per family by the amount of the bonus. For example, if a bonus of 10% were allowed, permissible density would be calculated based on a reduction of the minimum lot per family from 1,800 square feet to 1,620 square feet. The bonus permitted under this section is a bonus in permissible density only and does not authorize any enlargement of the permissible bulk or lot coverage of buildings to be constructed.
(c)
In awarding a density bonus under this subsection, the Board
of Trustees shall make specific findings that set forth in detail
the amenities to be provided by the applicant, how those amenities
further the purposes of the LWRP and the Vision Plan and, in particular,
how they preserve and enhance the unique aesthetic, recreational,
environmental and historic qualities and features of this district
for the maximum benefit and enjoyment of the entire community and
otherwise promote the public health, safety and welfare of the community.
The findings shall also set forth in detail the relationship between
the amenities being provided and the bonus being awarded and shall
specify the rationale supporting the proportionality of the amenities
to the bonus.
D.
Educational/Institutional (EI) District.
(1)
District purpose. The purpose of the EI District is to accommodate
the development of public or quasi-public facilities or private facilities
of a noncommercial character, including churches, hospitals, schools
and cultural facilities in a campus-like setting with substantial
open space. The Ardsley Country Club, while an existing private facility,
is included within this district because of similar land use impacts
and the campus-like setting of the facility. The Dobbs Ferry Hospital,
while it does not include substantial open space, is included within
this EI District specifically because it is a large public facility
with a property that is incongruent with its surrounding residential
neighbors, requiring better control of the uses of that property and
their impacts on the surrounding community. Because of the size of
the EI zoned lands and the potential for significant impacts on surrounding
properties and the community as a whole, redevelopment and subdivision
applications shall meet the cluster development standards. In order
to permit a comprehensive understanding and review of future development
potential, a plan illustrating the property owner's development and
disposition plans for the site should accompany any such application.
(2)
Cluster development mandated. In order to allow for additional flexibility in site and building design while ensuring the highest quality development with significant community benefits, any redevelopment of portions or the entire parcel in the EI zone that includes the subdivision of properties or the development of new structures shall be and are mandated to be consistent with the standards for cluster development in Article XIII, § 300-54F.
(3)
Development plan required. Any application for subdivision or development
shall include a graphic plan and accompanying text illustrating the
property owner's long-term plan for the development and disposition
of the site. Such plan should, at a minimum, indicate proposed roadway
and pedestrian path alignments, open space and sensitive natural areas/features,
areas identified for disposition, and proposed uses, densities and
building heights. Where a rezoning application is anticipated for
a portion or the entirety of the site, the preferred zoning designation
should also be indicated. Such plan shall not constitute an application
for rezoning.
(4)
Permitted uses. Permitted uses in the EI Zoning District shall be
as specified in Table A-3.[10]
[10]
Editor's Note: Table A-3 is included at the end of this chapter in Appendix A.
(5)
Dimensional standards. Dimensional standards in the EI District shall
be as specified in Table B-10.[11]
[11]
Editor's Note: Table B-10 is included at the end of this chapter in Appendix B.
