Note: This preamble is provided for information only and does
not constitute part of the Port Chester Zoning Code.
A.
Character-based
coding represents a change in the way that the built environment is
regulated. This shift is necessary because the conventional, use-based
approach to zoning has been shown to be ineffective for regulating
diverse, urban, mixed-use environments. Port Chester is using character-based
regulation to help achieve the overarching goal of the Village of
Port Chester Comprehensive Plan to create a vibrant Village that is
welcoming to all.
B.
Character-based
codes foster predictable built results and a high-quality public realm.
Unlike conventional land regulation, character-based codes use the
intended form and character of a place as the organizing principle,
or framework, of the code, rather than focusing predominantly on use.
C.
Character-based
ordinances regulate a series of important elements to create a high-quality
place. Those elements include:
(1)
At the building and lot scale, standards covering:
(a)
Lots.
(b)
Building placement and number.
(c)
Building facades.
(d)
Fences and walls.
(e)
Private frontage.
(f)
Building form.
(g)
Building type.
(h)
Use.
(i)
Encroachments.
(j)
Screens, streetscreens and buffers.
(k)
Vehicular parking.
(l)
Bicycle parking.
(m)
Loading space.
(n)
Trash receptacles.
(o)
Private lot landscape.
(p)
Private lighting.
(q)
Signs.
D.
It
is also important to note that while character-based regulation emphasizes
an intended physical form and character of a place, it also regulates
use. Character-based codes often allow a range of uses that are carefully
chosen to maximize compatibility between uses and the intended physical
form of the area.
A.
The
Port Chester Zoning Code uses character districts that range from
primarily single-family residential areas to areas that are more urban.
The designation of each district is determined first by the character
and form, intensity of development, and type of place, and then by
the mix of uses within the area.
B.
These
character districts are used to reinforce existing walkable mixed-use
environments or to create new ones.
A.
The
Village adopted its Comprehensive Plan in 2012. Among the goals established
by the Plan are the following:
C.
The
Higher-Intensity Planning Zones include the Abendroth Avenue/South
Main Street Area, the Downtown Train Station Area, and the Central
Waterfront.
D.
The
Limited-Intensity Planning Zones include the Kohl's Shopping Center,
the former United Hospital site, the Purdy Avenue area, and the Fox
Island area.
E.
The
Neighborhood Protection and Enhancement Zones include all parts of
the Village not included in one of the Intensity Planning Zones, and
include the single-family residential neighborhoods of the Village.
F.
The
Plan makes recommendations for the modification of existing and creation
of new zoning districts to address the changing built environment
and needs of the community.
G.
Recognizing
that use-based development regulations could not adequately address
goals of the Comprehensive Plan or ensure that its vision could be
accomplished, the Village initiated a Village Zoning Code Revision
Project to revise the Village's Zoning Ordinance to focus not only
on use, bulk, and intensity of development, but also character, form,
and design.
A.
Plan
the Port included an analysis of the character of the Village and
its development patterns. Input was received from Village staff, residents,
elected officials, property owners, neighborhood representatives,
local professionals, developers, organizations and other interested
parties. A planning and coding charette and workshops were conducted,
during which the community was engaged, ideas and goals were discussed
and implementation strategies were developed. These discussions included
alternatives for street design and connectivity and planning strategies
for the Village's centers, corridors, and neighborhoods.
B.
The
Village's existing zoning regulations were analyzed and recommendations
were made regarding which parts should remain and be modified, which
parts should be removed, and where improvement could be made by inserting
new provisions.
C.
Inspirational
illustrative plans were developed for specific parts of the Village's
Planning Intensity Areas: the Downtown Waterfront, the Lower Waterfront,
Boston Post Road, the Train Station, King Street, Fox Island, and
Gateway Park. Those Plans and initial coding ideas were presented
to the public for feedback.
D.
Drafts
of the revised Zoning Code were made available to the public. In addition,
a New York State Environmental Quality Review Act (SEQRA) Generic
Environmental Impact Statement (GEIS) was prepared, analyzing the
potential impacts of the revised Zoning Code and proposed mitigation.
A.
As
part of the creation of the Village Zoning Code, the team built upon
the work of the Village in defining and refining the Village Character
Districts. The various elements of urban form were documented for
the various areas of the Village to extract the Port Chester-specific
DNA for each area.
B.
The
revised Zoning Code contains nine Character Districts, two Special
Districts, and a Civic District, as follows:
(1)
Character Districts.
(a)
CD-3: Neighborhood Character District. This district is for new and
redeveloped primarily low-density single-family detached residential
development. It has medium to deep front setbacks and medium to wide
side setbacks. Its thoroughfares have curbs and may include sidewalks
and/or street trees, and form medium to large blocks.
(b)
CD-3.R20: R20 One-Family Residence Character District. This district
is assigned to existing predominantly detached single-family residential
areas having minimum lot sizes of 20,000 square feet.
(c)
CD-3.R7:R7 One-Family Residence Character District. This district
is assigned to existing predominantly detached single-family residential
areas having minimum lot sizes of 7,000 square feet.
(d)
CD-3.R5: R5 One-Family Residence Character District. This district
is assigned to existing predominantly detached single-family residential
areas having minimum lot sizes of 5,000 square feet.
(e)
CD-4: General Urban Character District. The General Urban Character
District is a medium-density district having a mix of building types
and primarily residential, retail/personal service/artisan, office,
lodging and civic uses. It has medium, narrow or no front setbacks
and narrow to medium side setbacks; it has variable private landscaping;
and it has thoroughfares with curbs, sidewalks and trees that define
medium-sized blocks.
(f)
CD-5: Urban Center Character District. The Urban Center Character
District is a higher-density mixed-use district. It has a tight network
of thoroughfares with wide sidewalks, streetlights and regular tree
spacing, defining medium-sized blocks. Buildings are set close to
the sidewalk.
(g)
CD-5W: Urban Center-Waterfront Character District. The CD-5W Character
District is a higher-density mixed-use district near the waterfront,
which includes water-dependent uses. It has a tight network of streets
with wide sidewalks, streetlights and regular tree spacing, defining
medium-sized blocks. Buildings are set close to the sidewalk.
(h)
CD-6: Urban Core Character District. This district has higher density
and heights, with a wide variety of uses, located near and with connections
and access to public transit. This district may be adjacent to Civic
Districts with significant civic spaces and important civic buildings.
Its blocks are defined by thoroughfares with curbs, street trees,
and wide sidewalks, with narrow or no front setback and no side setbacks.
(i)
CD-6T: Urban Core TOD Character District. This district has the highest
density and heights, with a wide variety of uses, located near and
with connections and access to the Port Chester train station. Its
blocks are defined by thoroughfares with curbs, street trees, and
wide sidewalks, with narrow or no front setback and no side setbacks.
The following provides a brief overview of the organization
of the Village Zoning Code.
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