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.
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.