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Clifton Springs Village
City Zoning Code

PART 2

Base Zoning Districts

§ 120-20.1 Establishment.

The residential districts are listed below:
Table 20-1: Residential Districts
District Name
Map Symbol
Low Density Residential
R-1
Village Residential
R-2
Multi-Family Residential
R-3
The residential district names and map symbols are intended to provide a general indication of what is allowed in the district by denoting the residential development pattern or density.

§ 120-20.2 Purpose statements.

Low Density Residential (R-1). The purpose of the R-1 District is to support the goals and policies contained in the Village of Clifton Springs Comprehensive Plan by permitting the construction of larger lot single-family developments that do not compromise the existing pedestrian-friendly setting of the Village. The Village setting is typically characterized by sidewalks, streetlighting, street trees, and garages located at the side or rear portions of the lots. The intent of this district is to allow for lower-density residential development while ensuring the preservation and continuation of the traditional development pattern of the more-established neighborhoods found near the center of the Village. The existing neighborhoods' traditional development pattern generally consists of owner-occupied, single-family detached dwellings, unobstructed front yards, and pedestrian-scaled streetscapes.
Village Residential (R-2). The purpose of the R-2 District is to support the goals and policies contained in the Village of Clifton Springs Comprehensive Plan while permitting the construction of single-family dwelling units on smaller lots. The intended pattern of development in this district shall maintain the traditional Village character with sidewalks, streetlighting, street trees, and garages located at the side or rear portions of the lots. In areas where there are established Village neighborhoods, the intent of this district is to preserve the existing traditional settlement pattern, which generally consists of owner-occupied, single-family detached dwellings, smaller lots and setbacks, unobstructed front yards, and pedestrian-scaled streetscapes.
Multi-Family Residential (R-3). The purpose of the R-3 District is to provide the broadest range of residential living opportunities within the Village and to support the goals and objectives contained in the Village of Clifton Springs Comprehensive Plan. These neighborhoods may contain a mix of single- or two-family dwellings, as well as higher-density developments such as apartments or townhouses. Developments in this district shall employ techniques to minimize negative impacts (including circulation, parking, glare, noise, etc.) on existing residential areas and neighboring properties.

§ 120-20.3 Permitted and specially permitted uses.

[Amended 7-13-2020 by L.L. No. 4-2020]
Uses are allowed in residential or "R" Zoning Districts in accordance with Table 20-2.
Uses identified with a "P" in Table 20-2 are permitted as of right in the subject zoning district, subject to compliance with all other applicable standards of this Zoning Law.
Uses identified with an "SP" in Table 20-2 may be allowed if reviewed and approved in accordance with the special use permit procedures contained in Article 64.
Uses not listed and those identified with a "-" are expressly prohibited.
Table 20-2: Permitted and Specially Permitted Uses
Use
Zoning District
R-1
R-2
R-3
A.
Residential
1.
Single-family dwelling, detached(1)
P
P
P
2.
Single-family dwelling, attached(1)
–
–
P
3.
2-family dwelling
–
–
SP
*4.
Multifamily dwelling
–
–
SP
5.
Mobile home or manufactured home
–
–
SP
*6.
Adult-care facility
SP
SP
SP
*7.
Home occupation
SP
SP
SP
*8.
Bed-and-breakfast
SP
SP
SP
*9.
Accessory structure or use
P
P
P
B.
Institutional
1.
Educational institution
SP
SP
P
2.
Religious institution
P
P
P
*3.
Public utility
–
–
SP
4.
Public building or use
SP
SP
P
*5.
Telecommunications facility
SP
SP
SP
6.
Hospital or health care facility
–
–
SP
C.
Commercial
*1.
Day-care facility - youth or adult
–
–
SP
2.
Nursery school
–
–
SP
3.
Club, public or private
–
–
SP
4.
Park or playground
SP
SP
SP
5.
Cemetery
SP
SP
SP
Notes:
"*"
Denotes uses that are also subject to Part 4 (Article 40), Requirements for Certain Uses, of this chapter.
(1)
A manufactured home that is affixed to a permanent foundation and conforms with the identical development specification and standards, including general aesthetic and architectural standards, applicable to conventional, site-built single-family dwellings in the residential district in which the manufactured home is to be sited, shall be deemed to be a conforming single-family dwelling for purposes of this chapter.

§ 120-20.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the residential districts within the Village.
Table 20-3: Residential Lot, Area, and Setback Requirements
Requirement
Zoning District
R-1
R-2
R-3
A.
Minimum Lot Size(1)
Single-family, detached
10,000 sf
7,000 sf
7,000 sf
Single-family, attached
10,000 sf/du
3,000 sf/du
2,500 sf/du
2-family
3,000 sf/du
2,500 sf/du
Multifamily
2,500 sf/du
Nonresidential uses
10,000 sf
7,000 sf
4,000 sf
B.
Minimum Lot Width(2)
Single-family, detached
60 ft
60 ft
60 ft
Single-family, attached
35 ft/du
25 ft/du
25 ft/du
2-family
25 ft/du
25 ft/du
Multifamily
25 ft/du
Nonresidential uses
80 ft
50 ft
40 ft
C.
Minimum Front Setback(3)(4)
Single-family, detached
20 ft/40 ft
20 ft/40 ft
20 ft/40 ft
Single-family, attached
20 ft/40 ft
2-family
20 ft/40 ft
20 ft/40 ft
Multifamily
30 ft/40 ft
Nonresidential uses
50 ft
25 ft/50 ft
35 ft/50 ft
D.
Minimum Side Setback
Single-family, detached
10 ft
10 ft
10 ft
Single-family, attached
10 ft
10 ft
10 ft
2-family
10 ft
10 ft
Multifamily
10 ft
Nonresidential uses
20 ft
20 ft
20 ft
Accessory structure or use
5 ft
5 ft
5 ft
E.
Minimum Rear Setback(3)
Single-family, detached
10 ft
10 ft
10 ft
Single-family, attached
10 ft
10 ft
10 ft
2-family
10 ft
10 ft
Multifamily
20 ft
Nonresidential uses
20 ft
20 ft
10 ft
Accessory structure or use
5 ft
5 ft
5 ft
F.
Minimum Garage Setback(5)
Single-, 2- and multifamily dwellings
10 ft
10 ft
Notes:
(1)
Or the most common lot size on the block (within +/- two feet) in which the lot is located as determined by property survey data on file with Ontario County.
(2)
Or the most common lot width on the block (within +/- two feet) in which it is located as determined by property survey data on file with Ontario County.
(3)
Or the most common setback on the block (within +/- two feet) in which the lot is located as determined by property survey data on file with Ontario County.
(4)
The first number represents the required minimum setback. The second number is the required maximum setback.
(5)
Setback requirement to be measured from the front building line.

§ 120-20.5 Dimensional and bulk requirements.

The following bulk requirements shall apply to the residential districts within the Village.
Table 20-4: Residential Bulk Requirements
Requirement
Zoning District
R-1
R-2
R-3
A.
Maximum Building Height(1)
Single-family, detached
35 ft
35 ft
35 ft
Single-family, attached
35 ft
35 ft
35 ft
2-family
35 ft
35 ft
Multifamily
45 ft
Nonresidential use
35 ft
35 ft
45 ft
Accessory structure or use
16 ft
16 ft
16 ft
B.
Maximum Lot Coverage(2)
Single-family, detached
35%
40%
50%
Single-family, attached
35%
40%
50%
2-family
40%
50%
Multifamily
50%
Nonresidential use
25%
30%
40%
Notes:
(1)
Or the most common building height on the block (within +/- two feet) in which the building is located as determined by property survey data on file with Ontario County.
(2)
Or the most common lot coverage on the block (within +/- two feet) in which the lot is located as determined by property survey data on file with Ontario County.

§ 120-21.1 Establishment.

The commercial districts are listed below:
Table 21-1: Commercial Districts
District Name
Map Symbol
Village Center
VC
Neighborhood Commercial
NC
Gateway Transitional
GT
The district names and map symbols are intended to provide a general indication of what is allowed in the district by denoting the commercial or office orientation of the district.

§ 120-21.2 Purpose statements.

Village Center (VC). The purpose of the VC District is to support the goals and objectives contained in the Village of Clifton Springs Comprehensive Plan. More specifically, this district is intended to foster the development of a small-scaled, mixed-use area for convenient shopping and services that cater to the community in a manner that is consistent with the pedestrian-oriented and traditional character of the downtown area. In order to accomplish this, the VC District regulates the location, design and use of structures and land to foster a dense concentration of activity with a high degree of amenities that create a comfortable environment for visitors arriving on foot, bicycle, or by motor vehicle.
Neighborhood Commercial (NC). The purpose of the NC District is to encourage a variety of small-scaled commercial uses that are compatible with the scale and intensity of adjacent residential neighborhoods and help to preserve their residential character. The NC District supports the goals and objectives contained in the Village of Clifton Springs Comprehensive Plan by accommodating services that meet the needs of our residents while enhancing the walkability of the community and preserving the Village's character.
Gateway Transitional (GT). The purpose of the GT District is to support the goals, objectives, and policies contained in the Village of Clifton Springs Comprehensive Plan as well as the Routes 96 and 318 Rural Corridor Study. More specifically, the GT District is intended to foster the creation of a moderately dense node of activity with a wide variety of uses, including residential, commercial, and light industrial activity, that serves the daily needs of local residents and the traveling public. In order to accomplish this, the GT District regulates the location, design and use of structures and land to create a cluster of activity in a nodal fashion and to ensure the safe and efficient movement of vehicles along the corridor, while still providing a meaningful connection to the Village's VC and NC districts.

§ 120-21.3 Permitted and specially permitted uses.

[Amended 11-8-2021 by L.L. No. 2-2021]
Uses are allowed in commercial and office zoning districts in accordance with Table 21-2.
Uses identified with a "P" in Table 21-2 are permitted as of right in the subject zoning district, subject to compliance with all other applicable standards of this Zoning Law.
Uses identified with an "SP" in Table 21-2 may be allowed if reviewed and approved in accordance with the special use permit procedures contained in Article 64.
Uses not listed and those identified with a "-" are expressly prohibited.
Table 21-2: Permitted and Specially Permitted Uses
Use
Zoning District
VC
NC
GT
A.
Commercial
1.
Professional, medical or dental office
P
P
P
2.
Dance, art, or music studio
P
P
P
3.
Bank or financial institution
P
P
P
4.
Retail or personal service store or shop
P
P
P
5.
Shopping center
P
6.
Veterinary clinic
P
SP
P
7.
Kennel
8.
Mortuary or funeral home
SP
SP
P
9.
Laundromat or dry-cleaning outlet
P
SP
P
10.
Dry-cleaning facility
*11.
Drinking establishment or tavern
P
SP
SP
*12.
Fast-food restaurant (without drive-through)
SP
SP
*13.
Sit-down restaurant
P
SP
SP
*14.
Take-out restaurant
P
SP
P
15.
Dance hall, theater, club
P
SP
P
16.
Bowling alley
SP
P
17.
Indoor recreation facility
P
*18.
Outdoor recreation facility
SP
*19.
Adult use or entertainment establishment
20.
Lodging
SP
P
P
21.
Conference/meeting center
SP
P
*22.
Gasoline station
SP
*23.
Car wash
SP
*24.
Automotive sales
SP
*25.
Automotive service station or repair shop
SP
26.
Parking lots
SP
SP
P
*27.
Outdoor sales or display
SP
SP
P
*28.
Drive-through facility, stand-alone
P
*29.
Drive-through facility, with a permitted use
SP
P
30.
Mix of permitted uses
P
P
P
*31.
Accessory structure or use
SP
SP
SP
B.
Institutional
1.
Educational institution
SP
SP
P
2.
Nursery school
P
P
P
3.
Religious institution
P
P
P
4.
Hospital or health care facility
SP
5.
Public building or use
P
P
P
*6.
Public utility
SP
SP
SP
*7.
Telecommunications facility
SP
SP
8.
Not-for-profit recreational facility extension
P
P
P
C.
Residential
1.
Single-family dwelling(1)
P
P
2.
Upper-floor residential unit
P
P
P
*3.
Multifamily dwelling
P
P
P
*4.
Adult-care facility
SP
SP
SP
*5.
Accessory structure or use
P
P
P
D.
Industrial
1.
Light industrial use
SP
Notes:
"*"
Denotes uses that are also subject to Part 4 (Article 40), Requirements for Certain Uses, of this chapter.
(1)
A manufactured home that is affixed to a permanent foundation and conforms with the identical development specification and standards, including general aesthetic and architectural standards, applicable to conventional, site-built single-family dwellings in the residential district in which the manufactured home is to be sited, shall be deemed to be a conforming single-family dwelling for purposes of this chapter.

§ 120-21.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the commercial districts within the Village.
Table 21-3: Commercial Lot, Area, and Setback Requirements
Requirement
Zoning District
VC
NC
GT
A.
Minimum Lot Size
Residential uses
4,000 sf
7,000 sf
10,000 sf
Nonresidential use
4,000 sf
7,000 sf
20,000 sf
B.
Minimum Lot Width
Residential uses
20 ft
40 ft
40 ft
Nonresidential use
20 ft
50 ft
100 ft
C.
Minimum Lot Depth
Residential uses
100 ft
100 ft
Nonresidential uses
100 ft
100 ft
D.
Minimum Front Setback
Residential uses
0 ft
10 ft
20 ft
Nonresidential uses
0 ft
10 ft
40 ft
E.
Maximum Front Setback
Residential uses
5 ft
25 ft
Nonresidential uses
5 ft
25 ft
F.
Minimum Side Setback
Residential (principal use or structure)
0 ft
10 ft
15 ft
Residential (accessory use or structure)
5 ft
5 ft
10 ft
Nonresidential (principal use or structure)(2)
0/20 ft
5/20 ft
15/100 ft
Nonresidential (accessory use or structure)
10/20 ft
10/20 ft
10/50 ft
G.
Minimum Rear Setback
Residential (principal use or structure)
10 ft
20 ft
15 ft
Residential (accessory use or structure)
10 ft
10 ft
10 ft
Nonresidential (principal use or structure)(2)
10/20 ft
20 ft
15/100 ft
Nonresidential (accessory use or structure)
10/20 ft
10/20 ft
10/50 ft
Notes:
(1)
SPR indicates that these requirements will be determined through the site plan review process.
(2)
The first number represents the required setback if the lot is located adjacent to a commercially zoned property or use. The second number is the required setback if the lot is adjacent to a residentially zoned property or use.

§ 120-21.5 Dimensional and bulk requirements.

The following bulk requirements shall apply to the commercial districts within the Village.
Table 21-4: Commercial Bulk Requirements
Requirement
Zoning District
VC
NC
GT
A.
Maximum Building Height(1)
Residential uses (principal use or structure)
65 ft
35 ft
50 ft
Residential uses (accessory use or structure)
16 ft
16 ft
16 ft
Nonresidential uses (principal use or structure)
65 ft
35 ft
50 ft
Nonresidential uses (accessory use or structure)
20 ft
20 ft
20 ft
B.
Maximum Lot Coverage(2)
Residential uses
90%
70%
60%
Nonresidential uses
90%
70%
60%
C.
Maximum Building Footprint
Residential uses (principal use or structure)
Residential uses (accessory use or structure)
Nonresidential uses (principal use or structure)
8,000 sf
Nonresidential uses (accessory use or structure)
1,000 sf
Notes:
(1)
Or the most common building height on the block (within +/- two feet) in which the building is located as determined by property survey data on file with Ontario County.
(2)
Or the most common lot coverage on the block (within +/- two feet) in which the lot is located as determined by property survey data on file with Ontario County.

§ 120-22.1 Establishment.

The industrial district is listed below:
Table 22-1: Industrial District
District Name
Map Symbol
Light Industrial District
LI
The district name and map symbol are intended to provide a general indication of what is allowed in the district, with the "LI" denoting light industrial or manufacturing uses.

§ 120-22.2 Purpose statement.

The purpose of the Light Industrial (LI) District is to encourage the development of a wide range of light industrial, manufacturing, and distribution activities in order to support the goals and objectives contained in the Village's Comprehensive Plan. Development within this district should be campus-style in building design and layout and should facilitate internal pedestrian circulation systems that are linked to external walkways where practicable. Light industrial uses allowable within this district shall employ techniques to minimize negative impacts (including, but not limited to, traffic, parking, glare, noise, dust, odor, etc.) on adjacent nonindustrial uses, especially established residential districts and environmentally sensitive areas. New residential uses are not permitted within this district.

§ 120-22.3 Permitted and specially permitted uses.

[Amended 11-8-2021 by L.L. No. 2-2021]
Uses are allowed in the industrial zoning districts in accordance with Table 22-2.
Uses identified with a "P" in Table 22-2 are permitted as of right in the subject zoning district, subject to compliance with all other applicable standards of this Zoning Law.
Uses identified with an "SP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special use permit procedures contained in Article 64.
Uses not listed and those identified with a "-" are expressly prohibited.
Table 22-2: Permitted and Specially Permitted Uses
Use
District
LI
A.
Industrial
1.
Lumberyard
SP
2.
Warehousing or enclosed storage facility
P
3.
Food processing, baking, or packaging plant
SP
4.
Enclosed assembly of previously manufactured goods and services
P
5.
Contractor or building material storage yard
SP
6.
Printing or publishing of books and newspapers
P
7.
Enclosed research, development, experimental, or testing lab
P
8.
Laundry or dry-cleaning plant
SP
9.
Extractive or mining operation
10.
Enclosed processing of raw material
SP
11.
Enclosed fabric and clothing production facility
P
*12.
Industrial outdoor operation, display, or storage
SP
13.
Self-service storage facility
P
14.
Manufacturing — no handling of waste products or materials
P
15.
Manufacturing — handling of waste products or materials
SP
16.
Farm or agricultural operation
P
17.
Light industrial park development
SP
18.
Landfill site or operation for disposal of waste
19.
Excavation or mining
20.
Truck and freight terminals
21.
Industry using reportable quantities of chemicals under the Emergency Planning and Community Right to Know Act (EPCRA)(1)
B.
Commercial
1.
Wholesale trade
P
2.
Bulk goods sale or rental
SP
*3.
Automotive service station or repair shop, enclosed in a structure
P
*4.
Automotive sales or rental
SP
5.
Parking lot or garage
P
6.
Kennel
SP
*7.
Indoor or outdoor recreation facility
SP
*8.
Commercial outdoor sales, display, or storage
SP
C.
Institutional
*1.
Public utility
P
2.
Public building or use
P
*3.
Telecommunications facility
SP
*4.
Accessory structure or use
SP
5.
Not-for-profit recreational facility extension
P
Notes:
"*"
Denotes uses that are also subject to Part 4 (Article 40), Requirements for Certain Uses, of this chapter.
(1)
Except where said industry has a Village of Clifton Springs discharge permit that was originally issued on or before March 1, 2017, that has not expired or been suspended, revoked, canceled, or otherwise terminated since its date of issuance, that has been filed with the Village, remains on file, and covers the same process and chemicals permitted elsewhere in the Village. It is required that the new location be subject to the same testing and reporting requirements as the original location and added to the existing permit and such amended permit be filed with the Village prior to the issuance of a certificate of occupancy or certificate of compliance.

§ 120-22.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the Light Industrial District within the Village.
Table 22-3: Permitted Lot, Area, and Setback Requirements
Requirement
Zoning District
LI
A.
Minimum Lot Size
20,000 sf
B.
Minimum Lot Width
100 ft
C.
Minimum Front Setback(1)
75 ft
D.
Minimum Side Setback(2)
Principal use or structure
25/150 ft
Accessory structure or use
50/150 ft
E.
Minimum Rear Setback(2)
Principal use or structure
25/150 ft
Accessory structure or use
50/150 ft
Notes:
(1)
Or average of front setbacks on the two adjacent lots; whichever is less.
(2)
The first number represents the required setback if the lot is located adjacent to a commercially zoned property. The second number is the required setback if the lot is adjacent to a residential property.

§ 120-22.5 Dimensional and bulk requirements.

The following bulk requirements shall apply to the Light Industrial District within the Village.
Table 22-4: Industrial Bulk Requirements
Requirement
Zoning District
LI
A.
Maximum Building Height
Principal use or structure
35 ft
Accessory structure or use
20 ft
B.
Maximum Lot Coverage
All uses or structures
60%

§ 120-23.1 Establishment.

The Open Space District is listed below:
Table 23-1: Open Space District
District Name
Map Symbol
Open Space District
OS
The district name and map symbol are intended to provide a general indication of what is allowed in the district, with the "OS" denoting both passive and active open space uses.

§ 120-23.2 Purpose statement.

The purpose of the Open Space (OS) District is to preserve and enhance the Village's open spaces and recreational areas by protecting these natural amenities and restricting development that would not respect these environmentally sensitive areas and would not conform to the Village of Clifton Springs Comprehensive Plan. Open Space Districts are intended to apply to private and publicly owned or accessible parks, squares, recreational areas, natural wildlife areas, creeks or streams, and cemeteries.

§ 120-23.3 Permitted and specially permitted uses.

Uses are allowed in the Open Space Districts in accordance with Table 23-2.
Uses identified with a "P" in Table 22-2 are permitted as of right in the subject zoning district, subject to compliance with all other applicable standards of this Zoning Law.
Uses identified with an "SP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special use permit procedures contained in Article 64.
Uses not listed and those identified with a "-" are expressly prohibited.
Table 23-2: Permitted and Specially Permitted Uses
Use
Zoning District
OS
1.
Park or playground
P
2.
Natural wildlife or open space area
P
3.
Cemetery
P
4.
Botanical garden, arboretum, or conservatory
P
*5.
Outdoor recreation facility
SP
6.
Recreational field
SP
7.
Band shell or outdoor theater, not including a drive-in theater
SP
8.
Commercial facility, incidental to recreational use
SP
9.
Cultural facility, such as a museum or observatory
SP
10.
Golf course
SP
11.
Outdoor lighting for recreational area nighttime use
SP
12.
Parking lot
SP
13.
Indoor recreation facility
SP
14.
Educational institution
SP
*15.
Public building or use
P
*16.
Accessory structure or use
P
Notes:
"*"
Denotes uses that are also subject to Part 4 (Article 40), Requirements for Certain Uses, of this chapter.

§ 120-23.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the Open Space District within the Village.
Table 23-3: Permitted Lot, Area, and Setback Requirements
Requirement
Zoning District
OS
A.
Minimum Lot Size
B.
Minimum Lot Width
C.
Minimum Front Setback(1)
35 ft
D.
Minimum Side Setback(2)
Principal use or structure
—/50 ft
Accessory structure or use
—/30 ft
E.
Minimum Rear Setback(2)
Principal use or structure
—/50 ft
Accessory structure or use
—/30 ft
Notes:
(1)
Or average of front setbacks on the two adjacent lots; whichever is less.
(2)
The number is the required setback if the lot is adjacent to a residential district.

§ 120-23.5 Dimensional and bulk requirements.

The following bulk requirements shall apply to the Open Space District within the Village.
Table 23-4: Bulk Requirements
Requirement
Zoning District
OS
A.
Maximum Building Height
Principal use or structure
25 ft
Accessory structure or use
16 ft
B.
Maximum Lot Coverage
15%