[Amended 5-26-1999]
For the purposes of this chapter, the Town of Newfane is hereby
divided into 11 classes of Districts as follows:
A. Agricultural and Residence Districts:
AR
|
Agricultural/Residential District
|
RR
|
Rural Residential District
|
R-1
|
Single Family Residential District
|
R-2
|
Multi-Family Residential District
|
CF
|
Community Facility District
|
MHP
|
Mobile Home Park District
|
B. Business Districts:
VB
|
Village Business District
|
HC
|
Highway Commercial District
|
MB
|
Marine Business District
|
C. Industrial Districts:
IP
|
Light Industry/Industrial Park District
|
GI
|
General Industrial District
|
In order to carry out and implement the purposes of this chapter,
the land use districts established herein shall have the following
intent to identify the basis of each district and define the objective
of the uses and standards for the implementation of each, respectively.
A. Agricultural/Residential (AR). The AR District is dedicated to the
accommodation of traditional agricultural uses such as farming, forestry,
livestock breeding and maintenance and other related uses and activities.
Such uses are an essential part of the rural economy and the agrarian
character of the community. The AR District includes limited, low-density
residential uses (one unit per two acres) that are complimentary to
the rural atmosphere, but not to the extent that they compromise agricultural
activities.
B. Rural Residential (RR). The RR District is provided as a mixed transitional
area between agriculture and hamlet uses. It is intended as a buffer
to protect rural areas and offer the diversity of uses that epitomize
the rural, open character of the Town. Single-family dwellings (one
per acre density) and limited agricultural uses characterize the district
and are accompanied by a mix of recreational and service uses to encourage
community cohesion of the rural areas through development consolidation
and promote independence of the farm areas.
C. Single Family Residential (R-1). The R-1 District is composed of
certain quiet, low-density residential and open space uses complimentary
to residential activities that are designed to encourage and promote
a suitable environment for family life and children. Development is
limited to relatively low concentrations of single-family dwellings
(one to three units per acre) plus related community facility uses.
No commercial, home occupations or room renting is permitted.
D. Multi-Family Residential (R-2). The R-2 District provides for moderate
and higher urban density residential development in a suburban setting
to promote the diversity of housing types and concentrations (three
to five units per acre) in the Town and its hamlets. The R-2 District
allows for single-family attached and detached units, townhouses,
low-rise apartments and cluster units in an individual or consolidated
development. Public utilities are required to accommodate the density
and the capabilities of the surrounding area.
E. Community Facility (CF). The CF District provides for the uses and
structures that serve the residential and commercial districts with
public and semi-public uses, including governmental, religious, civic,
educational, health, protective, utility and other facilities to ensure
their proper location and compatibility in relation to transportation,
land use and community development. Appropriate siting and location
consistent with community objectives for each Town area is required.
F. Mobile Home Park (MHP). The MHP District is established to provide
for the development of mobile homes in a park-like setting where appropriate
amenities and support services can be commensurately planned to avoid
detrimental effects on adjacent properties and the surrounding area.
The park provides for the development of such units on permanent foundations
in a year-round facility with public services, recreation and support
services in a planned setting that is compatible with the residential
character of the area, transportation and the objectives of this chapter.
G. Village Business (VB). The VB District provides the primary focus
of commercial services in the Town concentrated in the hamlets as
the cultural and demographic centers for the community. The district
uses offer a variety of commercial uses to consolidate economic and
social activities as the heart of rural living functions. They are
generally associated with the hamlets as the social centers of the
Town. Uses include neighborhood businesses, convenience retail, business
and personal services that represent the center of community activity.
H. Highway Commercial (HC). The HC District is established to provide
for commercial uses that need accessibility and independent siting
to serve the community. Often regional or serving a broad segment
of the community, these uses include tourism-related facilities, supplies,
accommodations, agricultural services and related business activities.
Such uses are intense activities requiring special considerations
of access, buffering and land use compatibility coordination to be
successfully developed.
I. Marine Business (MB). Uses in the MB District provide for the integration
of specialized activities relating to the unique opportunities at
the Lake Ontario shoreline and Eighteen Mile Creek. Recreation and
marine-related uses and services are accommodated in this district
and are regulated consistent with the protection of access to water
resources and the sensitivity of its environmental character.
J. Light Industry/Industrial Park (IP). The IP District provides for
limited industrial, research and development and related uses in a
planned park setting. Related uses include office, limited retail,
fabrication, assembly, warehousing, wholesale, high technology and
accessory activities, which are relatively free from offensive processes
or by-products and will not adversely affect adjacent residential
or commercial uses. Such development shall be designed as an integrated
unit rather than isolated or independent uses requiring the coordination
of access, circulation, uses, phasing and infrastructure.
K. General Industry (GI). The GI District is intended to provide areas
which are appropriate for diverse industrial activities that may not
be compatible with adjacent or surrounding residential or commercial
uses due to the potential for nuisance or hazard. Residential and
neighborhood commercial uses are specifically prohibited in this district
as a potential interference to industrial development, expansion and
continuation of use. However, no building, structure or use shall
be operated so as to create any dangerous, injurious, noxious or otherwise
objectionable activity that may cause or create the conditions that
promote fire or explosion; heat or glare; noise or vibration; smoke,
dust, odor or air pollution; radioactivity or hazardous conditions;
liquid or solid waste; or conditions conducive to the breeding of
rodent or insects; that adversely affect the surrounding area or that
spread beyond the boundaries of the site/property.
[Amended 5-26-1999]
[Amended 5-26-1999]
General. Any use not specifically listed in Table 5.2, Table
6.2 or Table 7.2 shall not be permitted unless or until an application
is prepared and submitted to the Planning Board for determination
that such use is consistent and compatible with the intent of the
district, not first allowed by right in another higher zoning district
and not otherwise subject to a special exception permit.