A.
Definition. "Site area" shall mean in a phased development
within the Lawton Street Urban Renewal Area, the combined lot area
of all lots included in the development project area.
A.
Dimensional requirements.
(1)
The maximum building height shall be 35 feet.
(2)
The maximum length of structures shall be 120 feet.
(3)
Minimum required yards:
(a)
Front yards: 35 feet
(b)
Other yards: 20 feet when adjacent to any residential
lot or district; otherwise no yard is required.
(c)
Special setback: Any area intended for concentrated
outdoor activity shall be located at least 30 feet from any residential
lot or district or shall be so screened as to provide visual and auditory
privacy to such lot or district.
(d)
Required landscaping: All yards shall be landscaped
in a manner consistent with the natural setting to be maintained in
the ROS District and all front yards shall be treated as perimeter
landscaped open space.
(4)
Maximum building coverage. The Planning Board, in
approving the special permit for any cultural facility or any recreational
building or pavilion, shall limit the total enclosed area of any building
or pavilion to the minimum necessary in order to achieve a reasonable
use of the property while maintaining the principal outdoor recreation
and open space purpose of the district.
A.
Dimensional requirements.
(1)
The maximum building height for all water-dependent
permitted and special permit uses shall be three stories and/or 35
feet.
(2)
The maximum permitted floor area ratio (FAR) shall
be 1.0 for water-related permitted uses. For residential and water-related
special permit uses, the maximum permitted FAR shall be 0.25.
(3)
The maximum permitted lot area coverage shall be 35%
for special permit uses, including uses and structures accessory to
a special permit use, except where parking is shared with a permitted
use, in which case the maximum permitted lot area coverage for the
special permit use shall be 40%.
(4)
Yard setbacks: 30 feet.
See §§ 331-28B(6) and 331-46 through 331-54. The following standards are hereby established as the minimum/maximum requirements, as the case may be, but may be made more restrictive where such is determined appropriate based upon consideration of the particular circumstances of the individual application to satisfy the purposes as set forth in § 331-28B(6) hereof.
A.
Dimensional requirements.
(1)
The maximum building height allowed adjacent to East
Main Street is three stories or 35 feet.
(2)
The maximum permitted floor area ratio (FAR) is 1.0
for all water-dependent permitted uses. All special permit residential
uses and nonresidential uses shall have a maximum FAR of 0.40. (in
PWD-3 District).
C.
Standards for nonresidential use.
(1)
Minimum lot size: three acres for office (business,
professional and governmental).
E.
Design concepts and guidelines.
(1)
That pedestrian access and public uses be encouraged
at the water's edge, and obstructions to waterfront access be removed
and that view corridors from East Main Street be created and maintained.
On properties owned by the City of New Rochelle, preference will be
given to development proposals which create unobstructed views from
East Main Street to Echo Bay and beyond.
(2)
That a minimum thirty-foot public waterfront walkway
be provided at City Yard and the Armory, as well as on any other City
owned properties, when redevelopment, relocation, etc., is undertaken.
(3)
That development be visually and acoustically buffered from nearby residential areas, including but not limited to a fifteen-foot landscaping buffer as regulated by § 331-119B.
(4)
That all structures, facilities, and public areas
reflect a high-quality level of architectural expression and abundant
landscaping be provided in order to achieve attractiveness, quality,
and permanence.
See §§ 331-28B(6) and 331-46 through 331-54. The following standards are hereby established as the minimum/maximum requirements, as the case may be, but may be made more restrictive where such is determined appropriate based upon consideration of the particular circumstances of the individual application to satisfy the purposes as set forth in § 331-28B(6) hereof.
A.
Dimensional requirements.
(1)
The maximum building height allowed within 300 feet
of East Main Street is five stories or 50 feet. The maximum building
height allowed beyond 300 feet of East Main Street is three stories
or 30 feet.
(2)
The maximum permitted floor area ratio (FAR) is 1.0
for all water-dependent permitted uses. The maximum permitted floor
area ratio is .75 for all special permit residential units and nonresidential
uses (in the PWD-5 District) as a mixed use. The maximum FAR shall
not exceed 1.0.
C.
Standards for nonresidential use.
(1)
Minimum lot size: six acres for office (business,
professional and governmental).
E.
Design concepts and guidelines.
(1)
That pedestrian access and public uses be encouraged
at the water's edge, and obstructions to waterfront access be removed
and that view corridors from East Main Street be created and maintained.
On properties owned by the City of New Rochelle, preference will be
given to development proposals which create unobstructed views from
East Main Street to Echo Bay and beyond.
(2)
That a minimum thirty-foot public waterfront walkway
be provided at City Yard and the Armory, as well as on any other City
owned properties, when redevelopment, relocation, etc., is undertaken.
(3)
That development be visually and acoustically buffered
from nearby residential areas.
(4)
That all structures, facilities, and public areas
reflect a high-quality level of architectural expression and abundant
landscaping be provided in order to achieve attractiveness, quality,
and permanence.
A.
Design and development criteria.
(1)
Dimensional requirements.
(a)
The maximum building height allowed is eight
stories.
(b)
The maximum allowed floor area ratio (FAR) for
water-dependent permitted uses shall not exceed 1.0. For one-family,
two-family, and multifamily residential use, including independent
living senior developments, the FAR shall not exceed 0.75 and the
density limit shall not exceed 22 dwelling units per acre. For all
other water-dependent special permit nonresidential uses, the FAR
shall not exceed 0.40. FAR shall be calculated separately for each
use and shall not be cumulative for mixed-use projects.
(2)
Site coverage.
(a)
Open space. Total open space, which is both
accessible and nonaccessible to the public, shall represent no less
than 40% of David's Island's total upland area. No less than 25 %
of the David's Island's total upland area shall be accessible to the
public.
(b)
Vegetated buffers. As viewed from the mainland
or Long Island Sound, David's Island shall provide the appearance
of a horizontal hedge of vegetation and tree canopy which, between
ground level and 30 feet above ground level, appears no less than
50% solid, so as to preserve the appearance of a heavily vegetated
island and to reduce the vertical scale of buildings facing the mainland
or Long Island Sound. Vegetation shall be salt-water-tolerant and
reach its minimum required screening within 10 years of planting.
(c)
Setbacks. All buildings and structures, except
those needed for a water-dependent use, shall be set back from the
mean high-tide line a minimum of 35 feet where there is a seawall,
or 80 feet where there is no seawall, in order to create a continuous
waterfront yard area around David's Island, unless a greater setback
is needed to provide the previously mentioned horizontal hedge of
vegetation and tree canopy. Structures permitted within a waterfront
yard area shall be durable, nonobtrusive, harmonious, and unified
in terms of color and materials, including exterior lighting, walkways,
fences, benches, signs, piers, and docks.
(3)
Traffic impacts.
(a)
Development on David's Island shall not result
in mainland intersection traffic capacity below level of service "c"
and any developer of David's Island shall improve the following intersections
(if current level of service is less than "c"), that could be affected
by new Island development:
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Pelham Road and Weyman Avenue
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Pelham Road and Church Street
| |
|
Pelham Road and Centre Avenue
| |
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Pelham Road and North Avenue
| |
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Pelham Road and Franklin Avenue
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(b)
Level of service "c" is a delay at signalized
intersections of less than 20 seconds and no more than 35 seconds
per vehicle. It includes acceleration, queue move-up time, stopped
delay, and final acceleration. It can be influenced by signal cycle
length, the advantage or disadvantage to a lane from signal timing,
and signal progression for vehicle movements.
(4)
Design requirements.
(a)
Overall design must minimize environmental impacts,
including impacts on water quality, habitat, natural resources.
(b)
Roofs of buildings shall be designed to minimize
the visibility of roof structures, mechanical equipment and other
structures normally built above the roof. When possible, such roofs
shall be used as patios, decks, and usable space in conjunction with
an adjacent or adjoining use, but will not be considered as contributing
to the open space requirement of 40%.
(c)
Existing topographical features shall be used
and respected to organize land uses and building masses, as much as
possible. Flood and coastal erosion hazards shall be mitigated in
site design.
(d)
Setbacks, corner treatments, and other design
details shall be used to minimize the sense of bulk of structures.
Facade treatment, building materials, and ornamental elements shall
be used as appropriate to enhance and restore Fort Slocum's historical
waterfront context, complementing the character and scale of mainland
buildings which commonly use red brick, stucco and concrete materials,
have a maximum building height of eight stories, and provide variety
in building heights and widths.
(e)
Future buildings shall reflect period styles
and architectural details of existing National Register eligible buildings,
such as by using Romanesque Revival porches, porticoes, round or segmentally
arched openings, and decorative brickwork as accent building elements.
Where existing building details can be salvaged, an attempt shall
be made to preserve, display and incorporate these details in the
design of public open spaces, such as in plazas, sculpture gardens,
and entryways. The location and rectangular form of the parade grounds
and walkways shall be considered in the layout of future buildings
and open spaces.
(f)
Adaptive reuse of existing structures and features
shall be encouraged when economically and technically feasible, in
a unified development program.
(g)
Buildings and spaces shall direct views and
pedestrian movements towards the water.
(h)
Visual access and recreational use of the waterfront
perimeter shall be encouraged.
(i)
Any proposed marina should be located on the
western edge of the Island because of the proximity to the existing
navigational channels, the lack of underwater shoals, and the protection
afforded from prevailing storms.
(5)
Access to David's Island.
(a)
Waterborne public transportation is the preferred
means of providing access to David's Island. Access shall be provided
by bridge only where the project proponent demonstrates, by competent
financial evidence, that the proponent cannot realize a reasonable
return by utilizing any other means of access to the Island.
(b)
Proposals must meet all design and development
criteria, and at least the following standards:
[1]
The access means must not interfere with existing
federal navigation channels, garages, access ramps, and streetlights,
must have a minimal visual impact from existing or proposed public
parks and public open spaces in New Rochelle and other municipalities
with views of David's Island and from Long Island Sound.
[2]
Mainland access roads leading to the Island
access point may be Glen Island Access Road, Fort Slocum Road, Drake
Avenue, Pelham Road, Weyman Avenue and Drake Avenue. Other streets
shall not be used. Traffic and noise shall be minimized.
[3]
New access roadways, including those on bridges
or causeways, shall have a maximum design capacity of two vehicle
lanes (one in each direction) and shall have bicycle paths and pedestrian
walkways.
[4]
Design and construction of any access means,
or any structure accessory to an access means, shall preserve the
natural and horizontal character of the Long Island Sound landscape.
[5]
Design and construction of any access means
or any structure accessory to an access means, shall respect existing
topographical features and shall recognize and mitigate flood and
coastal erosion hazards.
[6]
Structures providing access or associated with
means of access shall be placed and designed in order to be as unobtrusive
as possible and to minimize visual and environmental impacts. Consideration
shall be given, but not limited to, design, water quality requirements,
habitat protection, and appropriate texture, line, coloration and
lighting.
A.
Uses allowed by right, upon application for rezoning and approval by the City Council, following a public hearing as per procedures established in Subsection C for rezoning to District CR-1 from any existing zone.
(1)
College and college related uses such as: classroom
buildings, buildings for college administrative office functions,
buildings and/or facilities for athletics dormitories, and off-street
parking facilities.
(2)
All uses shall be located on a parcel owned by the
college, which parcel must be immediately adjacent to the existing
college campus or other parcels designated CR-1.
B.
Dimensional requirements.
(1)
Upon recommendation of the Planning Board, and upon
receipt and consideration of related studies, plans and other such
documentation as Council may request, City Council shall determine
appropriate floor area ratio.
(2)
Height shall be limited to highest point of the highest
structure on proposed site. If there are no structures on the subject
site, height shall be no higher than highest structure within a radius
of 250 feet.
(3)
Upon recommendation of the Planning Board, and upon
receipt and consideration of related studies, plans and other such
documentation as the Council may request, the City Council shall determine
appropriate length of building, appropriate coverage of lot, appropriate
lot dimensions, appropriate yard dimensions, and appropriate off-street
parking.
C.
Regulations applying to CR-1 District.
(1)
Council shall determine adequate screening and buffering
between CR-1 use and any adjacent residential use.
(2)
Procedure for zoning designation.
(a)
College (applicant) submits to City Council,
a formal application requesting rezoning of a specific parcel to CR-1.
(c)
City Council establishes proposes site-specific
controls.
(d)
City Council schedules a public hearing on the rezoning application and proposed site-specific controls. The published public hearing notice shall include a description of all site-specific controls. All property owners within 250 feet of the parcel proposed for rezoning shall receive written notice of public hearing which shall include all specific site controls proposed which are on site. The site-specific controls approved by the Council shall become part of and attached to these zoning regulations and shall serve to satisfy the purposes enumerated in Article I, in particular to regulate and limit the height, bulk, and location of the proposed site. The notice shall be mailed, registered mail, return receipt requested, by the proponent of the rezoning at least 15 days before the date of the public hearing.
(e)
The City Council holds a public hearing.
(f)
Upon closing of the public hearing and completion
of the SEQRA process, the City Council may approve the rezoning application
and site-specific controls. Council approval shall be of rezoning
of specific property with schedule of site-specific controls in the
rezoning resolution or in a separate companion resolution.
(g)
Once rezoning and site-specific controls are
approved by the City Council, any modification requested by an applicant
must be approved by the City Council. There shall be no variance procedure
other than Council action for parcels rezoned in the CR-1.
A.
Dimensional requirements.
(1)
The maximum building height shall be two stories or
30 feet.
[Amended 5-21-2003 by Ord. No. 106-2003]
(2)
The maximum permitted floor area ratio (FAR) shall
be 1.0.
(3)
Screening and buffering yard setbacks: zero feet for front, side and rear yards. In addition to the minimum yard requirements set forth in § 331-45, any application to construct a building or structure within the C-1M District, shall provide for landscaping and screening along all streets and property lines in accordance with § 331-119B of this chapter, except at points of ingress and egress. In addition to the requirements of § 331-119B, an evergreen hedge shall be provided along the street frontage portion of a lot, the height of which shall be no less than two nor more than three feet. When abutting a residential property or district, a fifteen-foot wide landscape buffer will be required along the side and rear yards.
A.
Dimensional requirements.
(1)
The maximum building height shall be two stories or
30 feet.
(2)
The maximum permitted floor area ratio (FAR) shall
be 0.5.
(3)
The maximum permitted lot coverage shall be 50%.
(4)
Yard setbacks: Where abutting a nonresidential district,
the minimum yard shall be zero feet. Where abutting a residential
district, the minimum yard shall be 20 feet.
A.
Dimensional requirements.
(1)
The maximum building height shall be six stories or
70 feet.
(2)
The maximum permitted floor area ratio (FAR) shall
be 2.0.
(3)
The maximum permitted lot coverage shall be 100%.
C.
Residential/professional studio and/or residential/office
uses. Residential units shall be permitted above the first floor which
may contain a studio or office of a professional person, provided
the following criteria are met:
(1)
Work and/or residential space shall not be subleased
or used by anyone other than the legal residents of the unit.
(2)
The professional person or persons who inhabit the
residence and no more than two nonresident persons may be employed
in the studio or office.
(3)
Such uses shall contain a full kitchen and bathroom
in full compliance with the Building Code of the City of New Rochelle.
(4)
The minimum livable floor area for such uses shall
be 800 square feet and in no case shall it exceed 2,000 square feet.
(5)
At least 300 square feet of residential floor area
shall be provided for each resident within the residential studio
or office
(6)
Direct access between the residence and/or studio
or office shall be provided.
A.
Dimensional requirements.
[Added 12-14-2010 by Ord. No. 203-2010]
A.
Dimensional
requirements.
[Amended 6-18-2013 by Ord. No. 121-2013]
(1)
The maximum building height shall be three stories or 40 feet,
whichever is lower.
(2)
The maximum permitted floor area ratio (FAR) shall be 2.0.
(3)
The maximum permitted building coverage shall be 70%.
(4)
The maximum permitted lot (impervious surface) coverage shall
be 90%.
(5)
Building must have rear yard setbacks of 30 feet where the property
abuts a residential district.
(6)
Commercial buildings in the NA District must front on North
Avenue and provide suitable screening to any residential uses that
abut commercial properties.
[Added 3-15-2016 by Ord.
No. 75-2016]
See §§ 331-28B(9) and 331-54.2.
A.
Dimensional requirements.
(1)
Maximum building height shall be seven stories or 75 feet.
(2)
Maximum permitted floor area ratio (FAR) shall be 4.0.
(3)
The maximum permitted lot coverage shall be 70% for all buildings
and 90% for all impervious surfaces.
(4)
Yard setbacks. The minimum front yard setback shall be five
feet unless waived by the Planning Board to line up with adjacent
buildings. Buildings shall be set back 20 feet from a side yard and
30 feet from a rear yard of any adjacent residentially zoned parcel.
B.
Off-street parking requirements.
(2)
Where provided on-site, parking is prohibited from being located
between a principal building and a municipal right-of-way, except
for a corner lot, which may permit parking between a building and
a street along one frontage, and parking to the side of the building
on another frontage.
[Added 9-20-2018 by Ord.
No. 2018-184]
B.
Off-street parking requirements.
(2)
Where provided on site, parking is prohibited from being located
between a principal building and a municipal right-of-way, except
for a corner lot, which may permit parking between a building and
a street along one frontage, and parking to the side of the building
on another frontage.
[Amended 9-16-2003 by Ord. No. 204-2003; 4-26-2005 by Ord. No. 98-2005]
[Added 11-15-2016 by Ord.
No. 244-2016]
A.
Dimensional requirements.
(1)
Maximum building height shall be 40 feet in an urban renewal
area, otherwise 50 feet, and 100 feet if the property is more than
200 feet from a residential use.
(2)
Maximum permitted floor area ratio (FAR) shall be 1.0. FAR may
be increased to 4.0 if the property is more than 200 feet from a residential
use.
(3)
Maximum permitted lot coverage shall be 95% for all buildings
and 100% for all impervious surfaces.
B.
Signs in the LSR-1 District. Notwithstanding any provision of Chapter 270 of the City Code, in the LSR-1 District, signs for any permitted use in any building or group of buildings operated as a unified, single commercial development may be located on any lot within such unified, single commercial development, regardless of the ownership of such lots.
C.
Parking in the LSR-1 District. The Planning Board may grant an application
for shared parking if it determines that the peak demand for all uses
is sufficiently distinct so that there will rarely be an overlap of
parking demand.
(1)
Notwithstanding any provision of this Chapter, in the LSR-1
District, where a building or group of buildings is operated as a
unified, single commercial development, up to 1/3 of the required
number of parking spaces for any use or uses on any lot on which the
development is located may be provided on an adjacent lot on which
the development is located, provided that the total number of required
parking spaces shall not be reduced thereby, regardless of the ownership
of such lots. The continued availability of such parking spaces for
the uses served shall be assured by a legal instrument, in form and
substance satisfactory to the Corporation Counsel, which shall be
recorded in the Westchester County Clerk's office.
(2)
Parcels with two or more uses. Notwithstanding any provision
of this Chapter, in the LSR-1 District, where it can be demonstrated
to the satisfaction of the Planning Board that one or more uses in
any building or group of buildings operated as a unified, single commercial
development will be generating a demand for parking spaces primarily
during periods when the other use or uses is not or are not in operation,
the Planning Board, upon recommendation by the Commissioner of Development,
may reduce the total parking requirement by up to 15% when, in its
judgment, it will prevent frequent parking on the street by persons
working at or visiting the development.
A.
Dimensional requirements.
(1)
The maximum building height shall be 40 feet, or 55 feet where a
development includes a municipal use.
[Amended 10-20-2015 by Ord. No. 203-2015]
(2)
The maximum permitted floor area ratio (FAR) shall be 1.00, or 4.0
feet where a development includes a municipal use.
[Amended 10-20-2015 by Ord. No. 203-2015; 12-12-2017 by Ord. No. 253-2017]
(3)
The maximum permitted lot coverage shall be 60% for all buildings
and 90% for all impervious surfaces, or 80% for all buildings and
100% for all impervious surfaces where a development includes a municipal
use.
[Amended 10-20-2015 by Ord. No. 203-2015]
[Added 10-16-2018 by Ord.
No. 2018-218]
