The intent of the AR Agricultural-Residential District is to delineate those existing substantially undeveloped portions of the Town that exhibit a rural character due to the lack of services to support development, such as road networks and water and sewer service, and where serious limitations to development such as steep slopes, poor development soils, and other natural features are predominant, and to conserve these areas for less-intensive, low-density residential uses and, where appropriate, agricultural, agribusiness uses, and certain nonresidential uses that can be developed in conformance with the natural and man-made limitations.
The intent of the ARA Agricultural Residential District is to delineate those areas in the Town where water and sewer services are not available, and where predominantly single-unit, large-lot residential development either has or is likely to occur and to preserve these areas for such large-lot, single-unit development by prohibiting all incompatible uses.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
The intent of the AAA Residential-Low Density District is to delineate those areas where water and sewer service may be available and where predominantly single-unit, low-density residential development has or is likely to occur and to protect the integrity of these residential areas by prohibiting the intrusion of any use that is not compatible with this predominant type and intensity of use.
The intent of the AA Residential-Moderate Density District is to delineate those older, developed residential areas where predominantly single-unit, moderate-density development has occurred and to allow additional residential development to occur at the same density, while protecting the integrity of these residential areas by prohibiting the intrusion of any use that is not compatible with this predominant type and intensity of use.
The intent of the A Residential-High Density District is to delineate those older, developed residential areas where predominantly single-unit, moderate-high density development, and some two-unit and multiunit development, has occurred and allow additional residential development to occur at the same density, while protecting the integrity of these residential areas by prohibiting the intrusion of any use that is not compatible with this predominant type and intensity of use.
The intent of the NB Neighborhood Business District is to establish areas within the Town where limited business development can occur as a convenience for surrounding residential development and consistent with the adjacent residential community, and where it is desirable that such commercial development be concentrated and restricted so as to preserve the residential character of adjacent areas. To be consistent with the adjacent residential community, such business development shall include uses that, with the exception of regulated signs and parking areas, have no major exterior accessory uses or appurtenances. Buildings shall be designed to be at a scale consistent with the adjoining residential uses; no more than two stories and of an individual size that is consistent with the adjacent residential areas. Finally, these uses shall be characterized as not creating noise, dust, or other such conditions that would adversely impact on the adjoining residential community. This district is designed to serve local residential neighborhood business demands and, as such, is located on primary roads. Since introduction of numerous drive access points on these primary roads will conflict with the safe and efficient movement of traffic, it is the intent to limit the number of curb cuts or access drives on these roads.
The intent of the GB General Business District is to delineate that area in the Town where the nature of the existing business development and availability of transportation network, water and sewer service is such that major business development can and/or should occur. It is established to concentrate retail uses, transient accommodations, and service activities within defined and established regulations.
The intent of the M Manufacturing District is to delineate those areas in the Town that are now utilized for and appropriately suited to manufacturing, process and industrial uses, and to preserve these areas for such uses and related uses that will not create a detrimental or significant adverse impact on the environment and the welfare of the community.
The intent of the C Conservation District is to delineate those open, publicly owned and/or environmentally sensitive land and water areas of the Town that, because of their current use, critical relationship to the Chemung River, or extreme environmental sensitivity, should be preserved and utilized only for less-intensive and carefully considered development that is compatible with the sensitive nature of such lands; and to ensure that the existing character, nature and benefits derived from such lands are preserved and retained.
The permitted, site plan and special permit uses for each zoning district shall be as specified in the following Use Regulation Table:
Use Regulations
[Amended 9-21-1998 by L.L. No. 2-1998]
District
Use
AR
ARA
AAA
AA
A
NB
GB
M
C
Residential
Single-unit dwelling
P
P
P
P
P
Two-unit dwelling
S
P
P
Multiunit dwelling
F
F
F
F
Private hunting cabin, seasonal
P
Alternative dwelling park
S
Bed-and-breakfast
S
Dwellings with a business
S
S
Accessory Uses
Accessory use
P/S
P/S
P/S
P/S
P/S
P/S
P/S
P/S
Day care, family home
P
P
P
P
P
Day care, group family home
P
P
P
P
P
Home occupation
P
P
P
P
P
P
P
P
Retail as accessory
S
General Uses
Agriculture
P
P
Airport/ Heliport
X
Agribusiness
S
Antenna less than or equal to two feet diameter
P
P
P
P
P
P
P
P
Antenna greater than or equal to two feet in diameter
S
S
S
Campground
S
S
Cultural uses, museums, libraries, art centers
S
S
S
Churches
S
S
S
S
Club, membership
S
S
S
S
Club, rod and gun
S
Day-care center/ nursery school
S
S
S
S
Golf course, country club, or driving range
S
S
S
Kennel
S
S
S
Nursing, convalescent home
S
S
Outdoor commercial recreational use
S
S
S
S
Private school/ college
S
S
S
S
Public/ Government use
P
P
P
P
P
P
P
P
Public recreation/ park
P
P
P
P
P
P
Public utility
S
S
S
S
S
S
S
Roadside stand
P
P
P
Stable, commercial
S
S
Stable, private
P
P
Wind energy conversion system
S
S
S
S
Business Uses
Adult uses
X
Amusement game center
S
S
Antique and craft shop
S
S
S
Art galleries
S
S
S
Bank, financial institutions
S
S
Bar and nightclub
S
S
Barber and beauty shops
S
S
S
Car wash
S
S
Convenience food mart
S
S
S
Cottage industry
S
S
S
Crematory
S
Drive-through use
S
S
Dry cleaning use
S
S
S
Fitness center/ health club
S
S
Flea market
X
Funeral home
S
S
General business office
S
S
Hotel and motel
S
Medical clinic
S
S
Mobile home sales
S
Motor vehicle filling station
S
Newspaper publishing use
S
Nursery plants
S
Personal service establishments
S
S
S
Photographic studios
S
S
S
Professional office
S
S
S
Restaurant, fast-food
S
S
Restaurant, standard
S
S
Retail use as accessory
S
S
Retail use other than listed
S
S
Self-service laundry
S
S
S
Storage facility
S
S
S
Specialized repair
S
S
S
S
Theater, single and multiplex
S
Theater, drive-in
S
Vehicle repair
S
Vehicle sales
S
Vehicle, heavy sales and repair equipment
S
Veterinary hospital
S
S
S
Industrial Uses
Building contractors, plumbing, heating, electrical
S
S
Contractors equipment storage/ maintenance
S
Extraction, soil mining
S
Fuel storage terminal
S
Manufacture, fabrication, assembly and other materials handling, including offices and showrooms
S
Research facilities
S
Trucking terminals
S
Warehousing, wholesale and retail distribution centers, including offices
S
S
*
Notes:
See special conditions and regulations in Article IX of this chapter.
Key to Abbreviations:
Zoning Districts:
AR
Agricultural-Rural Residential
ARA
Agricultural Residential
AAA
Residential-Low Density
AA
Residential-Moderate Density
A
Residential-High Density
NB
Neighborhood Business
GB
General Business
M
Manufacturing
C
Conservation
Use Designations:
P
Permitted as of right
S
Permitted under site plan approval by Planning Board
P/S
Permitted if principal use is permitted; site plan required if principal use is a site plan use
X
Special use permit and site plan approval required
F
Floating zone
Blank
Not permitted in that district
A. 
No effluent or matter of any kind shall be discharged into any stream or body of surface water which violates established stream standards of the New York State Department of Environmental Conservation or otherwise causes odors or fumes or which is poisonous or injurious to human, plant or animal life.
B. 
The practice of soil stripping shall be limited to incidental filling of areas within the Town to bring them up to grade, except insofar as is necessary or incidental to excavations for cellars and other structures.
C. 
Unless conducted under proper and adequate standards, no use shall be permitted which will produce corrosive, toxic or noxious fumes, gas, materials, glare, fire, explosion, electromagnetic disturbance, radiation, smoke, odors, dust, waste, noise or vibration, or other objectionable features so as to be detrimental to the public health, public safety, or general welfare.
D. 
Dumping or storage of material in a manner that facilitates the breeding of vermin or endangers health in any way shall not be permitted.