Zone I. All that portion of the Town of Ellicott beginning at the intersection of the southerly line of Fairmount Avenue and the westerly line of Canterbury Road; running thence southerly along the westerly line of Canterbury Road 192 feet to a point; running thence westerly parallel to the southerly line of Fairmount Avenue 130 feet to a point; thence southerly 108 feet to a point; thence westerly and parallel to Fairmount Avenue and 300 feet therefrom 278 feet to a point; thence northerly 30 feet to a point; thence westerly 100 feet to a point in the easterly boundary of Warwick Road; thence northerly along the easterly boundary of Warwick Road to the southerly line of Fairmount Avenue; running thence easterly along the southerly line of Fairmount Avenue to the point and place of beginning.

Zone II. All that portion of the Town of Ellicott, beginning at the northerly line of Fairmount Avenue and the westerly line of the City of Jamestown; running thence northerly along the westerly line of the City of Jamestown to the northeasterly point of Tax Parcel 24-7-16; thence westerly along the northerly boundary of Tax Parcel 24-7-16, 24-6-17 and 20, 24-5-15 and 17.2 and then continuing westerly and parallel to Fairmount Avenue and approximately 250 feet northerly therefrom through Tax Parcels 24-4-5.1, 6, 7, 8, 9 and 11 to the westerly boundary of Tax Parcel 24-4-11; thence southerly along said line to the northerly boundary of Fairmount Avenue and the southwesterly boundary of Tax Parcel 24-4-11; thence easterly along the northerly boundary of Fairmount Avenue to a point directly north of the northwesterly corner of Tax Parcel 28-12-11; thence southerly across Fairmount Avenue to said corner; thence continuing in a southerly direction along the westerly line of said tax parcel to the southwest corner thereof; thence easterly along the southerly boundary of Tax Parcels 28-12-11 and 12; thence northerly along the easterly boundary of Tax Parcel 28-12-12 to the southwesterly corner of Tax Parcel 28-12-1; thence easterly and along the southerly boundaries of Tax Parcels 28-12-1; 28-9-13, 14, 15, and 1; 28-6-10, 11 and 1; 28-3-10 and 1; and 28-1-2 to the westerly boundary of the City of Jamestown, being the southeasterly boundary of Tax Parcel 28-1-2; thence northerly along the westerly boundary of the City of Jamestown to the point and place of beginning.

Zone III. All that portion of the Town of Ellicott beginning at the intersection of the northerly boundary of Fairmount Avenue and the easterly boundary of Metcalf Avenue (as such boundaries are shown on the Tax Maps maintained by the Town of Ellicott dated October 1963, updated yearly; and all boundaries, lines and distances are as shown on such maps[1]); thence northerly along the easterly boundary of Metcalf Avenue a distance of 313 feet to the northwesterly corner of Tax Parcel 23-12-16.2; thence easterly parallel with the northerly boundary of Fairmount Avenue; and along the northerly boundaries of Tax Parcels 23-12-16.2 and 23-12-14, a distance of 242.8 feet to the northeasterly corner of Tax Parcel 23-12-14; thence southerly along the easterly boundary of Tax Parcel 23-12-14 to the northwesterly corner of Tax Parcel 23-12-10; thence easterly, and parallel with the northerly boundary of Fairmount Avenue and along the northerly boundary of Tax Parcel 23-12-10, a distance of approximately 222.5 feet to the westerly boundary of Houston Avenue and northeasterly corner of Tax Parcel 23-12-10; thence southerly along the westerly boundary of Houston Avenue a distance of 127 feet to the northeasterly corner of Tax Parcel 23-12-11; thence continuing along the westerly boundary of Tax Parcel 23-12-11 to the southeasterly corner of said Tax Parcel and the point of intersection of the westerly boundary of Houston Avenue and the northerly boundary of Fairmount Avenue; thence westerly along the northerly boundary of Fairmount Avenue and along the southerly boundaries of Tax Parcels 23-12-11, 12, 13, 14, 15 and 16.1 a distance of 597 feet to the point and place of beginning.

Zone IV. All that portion of the Town of Ellicott beginning at the intersection of the southerly boundary of Fairmount Avenue and the westerly boundary of Glidden Avenue (as such boundaries are shown on the Tax Maps maintained by the Town of Ellicott dated October 1963, updated yearly; and all boundaries, lines and distances are as shown on such maps[2]); thence southerly along the westerly boundary of Glidden Avenue a distance of 223 feet to the southeasterly corner of Tax Parcel 27-6-4; thence westerly, parallel to the southerly boundary of Fairmount Avenue and along the southerly boundaries of Tax Parcels 27-6-4 and 13 and 27-8-4 a distance of 410 feet (including the 50 feet width of Elmwood Avenue) to the southwesterly corner of Tax Parcel 27-8-4; thence westerly 100 feet, parallel to the southerly boundary of Fairmount Avenue through Tax Parcels 27-8-14 and 15, to the southeasterly corner of Tax Parcel 27-8-9; thence westerly, parallel to the southerly boundary of Fairmount Avenue and along the southerly boundary of Tax Parcel 27-8-9 a distance of 200 feet to the easterly boundary of Windsor Place and the southwesterly corner of Tax Parcel 27-8-9; thence continuing westerly across Windsor Place parallel to the southerly boundary of Fairmount Avenue a distance of 50 feet to the westerly boundary of Windsor Place and the easterly boundary of Tax Parcel 27-9-32.1; thence continuing westerly, parallel to the southerly boundary of Fairmount Avenue, through Tax Parcel 27-7-32.1 and to its westerly boundary, a distance of 180 feet to the southeasterly corner of Tax Parcel 27-9-31; thence northerly along the easterly boundary of Tax Parcel 27-9-31 a distance of 231 feet to the southerly boundary of Fairmount Avenue and northwesterly corner of Tax Parcel 27-9-32.2, northeasterly corner of Tax Parcel 27-9-31; thence easterly along the southerly boundary of Fairmount Avenue and northerly boundary of Tax Parcels 27-9-32.2, 27-8-11, 12, 13, 14, 15, 16 and 1, 27-6-14, 15 and 1, a distance of 940 feet to the point and place of beginning.

Zone V. All that portion of the Town of Ellicott beginning at the intersection of the southerly boundary of Fairmount Avenue and the westerly boundary of Avalon Boulevard (as such boundaries are shown on the Tax Maps maintained by the Town of Ellicott dated October 1963, updated yearly; and all boundaries, lines and distances hereinafter referred to are as shown on such maps[3] as such maps appear on March 1, 1995); thence southerly along the westerly boundary of Avalon Boulevard a distance of 102 feet to the southeasterly corner of Tax Parcel 26-3-1; thence westerly parallel with the southerly boundary of Fairmount Avenue and along the southerly boundary of Tax Parcels 26-3-1, 2 and 3, a distance of 200 feet to the southwesterly corner of Tax Parcel 26-3-3; thence northerly along the westerly boundary of Tax Parcel 26-3-3 and the easterly boundary of Frederick Boulevard 102 feet to the northwesterly corner of Tax Parcel 26-3-3; thence to the southerly boundary of Fairmount Avenue, said point also being the northwesterly corner of 26-3-3; thence easterly along the southerly boundary of Fairmount Avenue a distance of 200 feet to the point and place of beginning.

Zone VI. All that portion of the Town of Ellicott beginning at the intersection of the southerly boundary of Fairmount Avenue and the westerly boundary of Frederick Boulevard (as such boundaries are shown on the Tax Maps maintained by the Town of Ellicott dated October 1963, updated yearly; and all boundaries, lines and distances hereinafter referred to are as shown on such maps as such maps[4] appear on March 1, 1995); thence southerly along the westerly boundary of Frederick Boulevard a distance of 116 feet to the southeasterly corner of Tax Parcel 26-8-1; thence westerly parallel with the southerly boundary of Fairmount Avenue and along the southerly boundary of Tax Parcels 26-8-1, 9, 8 and 7, a distance of 250 feet to the southwesterly corner of Tax Parcel 26-3-3; thence northerly along the westerly boundary of Tax Parcel 26-8-7 and the easterly boundary of Robinson Avenue 116 feet to the northwesterly corner of Tax Parcel 26-8-7; being a point in the southerly boundary of Fairmount Avenue, said point also being the point of intersection of the southerly boundary of Fairmount Avenue and the easterly boundary of Robinson Avenue; thence easterly along the southerly boundary of Fairmount Avenue a distance of 250 feet to the point and place of beginning.

Professional offices and uses allowed in residential districts. For the purpose of this section, a professional office is defined as a place used to conduct the business of a doctor, attorney, architect, engineer, public accountant, dentist, surveyor, podiatrist, chiropractor, veterinarian (except when the veterinarian boards or houses animals overnight), real estate broker, insurance broker or mortgage broker, and which has no manufacturing or mercantile purpose, incidental or otherwise.

Subject to the operational conditions of Subsection A above, permitted uses in this zone shall include the professions recognized and licensed by the New York State Education Department's Office of Professions.

Maximum lot coverage. Ground area occupied by the building or buildings, including any accessory, shall not be more than 15% of the ground area owned or leased or otherwise controlled by any application for a permit to conduct any approved business in this district.

Building lines. Buildings shall be set back at least 50 feet from the front property line and at least 20 feet from the side property line.

Buffer zone. A buffer zone shall be required in order to fully safeguard the residential use of all adjoining property. Notwithstanding the foregoing, such buffer zone shall be at least 20 feet deep from any residential zone and shall consist of trees, shrubs, hedges or a combination thereof.

No entrance to or exit from the property shall be from the main arterial, wherever feasible.

No building or buildings shall exceed 3,000 square feet total, including any accessory building.

Parking lot lines shall be set back at least 30 feet from the front property line and at least 25 feet from the side and rear property lines.