[Amended 6-13-2017 by L.L. No. 5-2017; 9-14-2023 by L.L. No. 11-2023]
A.
The height limitations of this chapter shall not apply to:
(1)
Roof projections, including bell towers, spires, belfries or steeples;
flagpoles; radio or television towers; chimneys or smokestacks; radio
or television aerials; skylights; water towers; elevator penthouses;
cooling towers; solar energy collection equipment, reflectors or tanks;
rooftop bulkheads, fire towers, hose towers, cooling towers or air-conditioning
or heating equipment, provided that such features shall not occupy,
in the aggregate, more than 10% of the total roof area to which they
are a part, and provided that the same do not exceed the building
height limitations by more than 15 feet and are set back from the
edge of the roof at least one foot for each one foot by which such
features exceed the maximum height otherwise specified for the district
in which they are located. All mechanical equipment located on the
tops of buildings shall be visually screened, subject to Planning
Board approval.
(2)
Wall extensions. Parapet walls or cornices which do not exceed the
maximum height requirement for the district in which they are located
by more than four feet.
(3)
Solar energy systems. Solar energy systems, provided that such systems
shall be erected only to the height necessary to accomplish the purposes
they are intended to serve.
B.
No residential structure or addition to a residential structure shall
be approved where the proposed grade plane is more than three feet
above the existing preconstruction grade plane.
[Amended 6-13-2017 by L.L. No. 5-2017]
A.
Principal buildings. The distance between two principal
buildings on the same lot shall be no less than the height of the
taller building.[1]
B.
Distance from windows. Notwithstanding any other provision
and except as provided hereinafter, no multifamily residential building
on any lot shall intrude into the area enclosed by an arc of a circle
with a radius of 60 feet extending 70° on each side of a line
perpendicular to the center of any legally required window (other
than a bathroom or kitchen window) and the exterior radii of such
arc. All measurements shall be performed in horizontal projection
at the sill level of the subject window. This limitation shall not
apply to any wall of the same building which intersects the plane
of the wall in which the subject window is located at an exterior
angle of more than 80°. A minimum distance of 60 feet shall be
maintained between the subject window and any wall parallel thereto,
whether such wall is part of the same or of another building on the
lot.
C.
Diagramming. Proper diagramming shall be included
on all site plans for clarification of distance.
[Added 5-18-2021 by L.L. No. 4-2021; amended 11-6-2023 by L.L. No. 21-2023]
A.
Purpose. The Board of Trustee's purpose in establishing maximum
FAR is to effectuate a primary goal of the Comprehensive Plan, which
is to maintain the existing scale of residential neighborhoods, protect
the character of the Village, and reasonably scale residential development
to provide the greatest opportunity for the quiet enjoyment of residential
life in the Village. In residential districts, this protection is
best described by the floor area ratio of building to lot size. The
Village Board considers any increase whatsoever in maximum floor area
ratio to be "substantial" and will result in an undesirable change
in the character of the neighborhood in which it is proposed.
B.
Variance of FAR. Where a variance of FAR is sought, the Village Board
requests that during its deliberations the Zoning Board of Appeals
take into consideration the purpose of FAR as stated herein.
C.
Applicability.
(1)
This section shall apply to all single-family detached dwellings
and all two-family dwellings in all districts, whether said dwellings
are conforming or nonconforming as to bulk, as follows:
(2)
This section shall not apply to:
(a)
Any application for a building permit to alter the interior space
of a single-family detached or two-family dwelling which alteration
does not enlarge the floor area of the dwelling.
(3)
Nothing herein shall be construed to permit a single-family detached
dwelling or two-family dwelling to be constructed, altered and/or
modified such that it exceeds the maximum building height or maximum
number of stories set forth in the Table of District Uses and Bulk
Regulations of this chapter absent an area variance received from
the Zoning Board of Appeals of the Village of Monroe.
D.
FAR
Schedule. The maximum allowable gross floor area of any single-family
detached dwelling or two-family dwelling regulated herein shall be
determined by multiplying the gross lot area by the FAR set forth
in the FAR Schedule below.
|
Residential FAR Schedule
| ||||
|---|---|---|---|---|
|
Lot Size
(square feet)
|
FAR
|
Maximum Lot Size in This Lot Size Range
(square feet)
|
Maximum Gross Floor Area in This Range
(square feet)
| |
|
Less than 5,000
|
0.2800
|
4,999
|
1,400
| |
|
5,000
|
5,999
|
0.2700
|
5,999
|
1,620
|
|
6,000
|
6,999
|
0.2600
|
6,999
|
1,820
|
|
7,000
|
7,999
|
0.2500
|
7,999
|
2,000
|
|
8,000
|
8,999
|
0.2400
|
8,999
|
2,160
|
|
9,000
|
9,999
|
0.2300
|
9,999
|
2,300
|
|
10,000
|
10,999
|
0.2200
|
10,999
|
2,420
|
|
11,000
|
11,999
|
0.2100
|
11,999
|
2,520
|
|
12,000
|
12,999
|
0.2000
|
12,999
|
2,600
|
|
13,000
|
13,999
|
0.1900
|
13,999
|
2,660
|
|
14,000
|
14,999
|
0.1800
|
14,999
|
2,700
|
|
15,000
|
15,999
|
0.1700
|
15,999
|
2,720
|
|
16,000
|
16,999
|
0.1650
|
16,999
|
2,805
|
|
17,000
|
17,999
|
0.1600
|
17,999
|
2,880
|
|
18,000
|
18,999
|
0.1550
|
18,999
|
2,945
|
|
19,000
|
19,999
|
0.1500
|
19,999
|
3,000
|
|
20,000
|
20,999
|
0.1450
|
20,999
|
3,045
|
|
21,000
|
21,999
|
0.1400
|
21,999
|
3,080
|
|
22,000
|
22,999
|
0.1350
|
22,999
|
3,105
|
|
23,000
|
23,999
|
0.1300
|
23,999
|
3,120
|
|
24,000
|
24,999
|
0.1250
|
24,999
|
3,125
|
|
25,000
|
25,999
|
0.1200
|
25,999
|
3,120
|
|
26,000
|
26,999
|
0.1150
|
26,999
|
3,105
|
|
27,000
|
27,999
|
0.1100
|
27,999
|
3,080
|
|
28,000
|
28,999
|
0.1050
|
28,999
|
3,045
|
|
29,000
|
29,999
|
0.1000
|
29,999
|
3,000
|
|
30,000
|
34,999
|
0.0950
|
34,999
|
3,325
|
|
35,000
|
39,999
|
0.0900
|
39,999
|
3,600
|
|
40,000
|
44,999
|
0.0850
|
44,999
|
3,825
|
|
45,000
|
49,999
|
0.0800
|
49,999
|
4,000
|
|
50,000
|
54,999
|
0.0750
|
54,999
|
4,125
|
|
55,000
|
59,999
|
0.0700
|
59,999
|
4,200
|
|
60,000
|
64,999
|
0.0650
|
64,999
|
4,225
|
|
65,000
|
69,999
|
0.0625
|
69,999
|
4,375
|
|
70,000
|
74,999
|
0.0600
|
74,999
|
4,500
|
|
75,000
|
79,999
|
0.0575
|
79,999
|
4,600
|
|
80,000
|
84,999
|
0.0550
|
84,999
|
4,675
|
|
85,000
|
89,999
|
0.0525
|
89,999
|
4,725
|
|
90,000
|
94,999
|
0.0500
|
94,999
|
4,750
|
|
95,000
|
99,999
|
0.0475
|
99,999
|
4,750
|
|
100,000
|
109,999
|
0.0450
|
109,999
|
4,950
|
|
110,000
|
119,999
|
0.0425
|
119,999
|
5,100
|
|
120,000
|
129,999
|
0.0400
|
129,999
|
5,200
|
|
130,000
|
139,999
|
0.0375
|
139,999
|
5,250
|
|
140,000
|
149,999
|
0.0350
|
149,999
|
5,250
|
|
150,000
|
---
|
0.0350
|
150,000
|
5,250
|
E.
Procedures.
(1)
Upon receipt of a building permit application for a single-family
dwelling, two-family dwelling or accessory building regulated herein,
or upon submission of an application for site plan approval, the Building
Inspector shall determine whether the proposed dwelling complies with
or exceeds the maximum gross floor area permitted herein.
(2)
Application that complies with the maximum gross floor area. If an
application does not exceed the maximum gross floor area, the Building
Department shall permit the applicant to proceed with the building
permit application and/or process the application for site plan approval
for consideration by the Planning Board.
(3)
Application in excess of the maximum gross floor area. Applications
for a building permit or site plan approval which exceed the maximum
gross floor area shall require an area variance from the Zoning Board
of Appeals. In considering the variance application, the Zoning Board
of Appeals may consider, as part of its analysis of impact to neighborhood
or community character, design guidelines, if any, adopted by the
Board of Trustees by local law or by resolution. The Zoning Board
of Appeals may also, at its sole discretion, refer the application
to a licensed architect for an advisory opinion.
[Amended 6-13-2017 by L.L. No. 5-2017]
No side yard setback or rear yard setback shall
be required where such portion of the lot abuts the right-of-way of
a railroad, limited access highway or utility transmission line at
least 50 feet in width.
[Added 9-14-2023 by L.L. No. 17-2023]
A.
Where the construction of a single-family detached dwelling or the
expansion of a dwelling involving more than 250 square feet (or where
expansions within any five-year period total more than 250 square
feet) exceeds any of the following thresholds, it shall be considered
to be out of character with its neighborhood and therefore subject
to site plan approval and architectural review by the Planning Board.
For purposes of determining compliance with these thresholds, the
neighborhood shall be determined to be comprised of those eight nearest
single-family detached dwellings located in the same zoning district,
fronting on the same street, or such fewer homes as are so located
where less than eight exist.
(1)
Proposed habitable (livable) floor area exceeds more than 120%
of the average "living area" of the neighborhood as reported in the
tax records of Orange County. The Building Department may rely on
the Orange County GIS Parcel Viewer to determine if this standard
is exceeded.
(2)
A basement is proposed where at least 75% of the neighborhood
does not have a basement.
(3)
A flat or mansard roof or any roof with a pitch of less than
4/12 is proposed where at least 75% of the neighborhood have roofs
pitched at 4/12 or greater.
(4)
A second story where at least 75% of the neighborhood dwellings
have one story.
(5)
Lot coverage that is greater than 110% of the neighborhood average.
The Building Department may rely on the Orange County GIS Parcel Viewer
(particularly lot area, first floor areas and the reported size of
improvements) to determine if this standard is exceeded.
B.
The following thresholds shall also trigger site plan and architectural
review:
(1)
Irrespective of the front setback requirement, a dwelling or
addition to a dwelling that is proposed closer to the street line
than both of two adjoining existing neighboring dwellings, where such
dwellings front on the same street and are located within 200 feet.
