Johnson City City Zoning Code

PART 2

Base Zoning Districts

§ 300-20.1 Establishment.

The residential districts are listed below. When this Zoning Ordinance refers to residential or R zoning districts, it is referring to one of the following:

	Table 20-1
	Residential Districts
	District Name	Map Symbol
	Rural Residential	RR
	Urban Single-Family	USF
	Suburban Single-Family	SSF
	Urban Two-Family	UTF
	Urban Multifamily	UMF
	Suburban Multifamily	SMF

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 densities (urban, suburban, or rural) and dominate housing type (single-family, two-family, or etc.).

§ 300-20.2 District purposes.

Rural Residential. The purpose of the Rural Residential District is to balance residential development with the preservation of rural character and farming activities within the Town and to support the goals and objectives contained in the Unified Comprehensive Plan. This district will promote suitable placement of buildings and accessory structures in relation to the site and surrounding areas in order to minimize the potential for loss of productive agricultural resources and the disruption of environmentally sensitive areas.

Urban Single-Family. The purpose of the Urban Single-Family District is to preserve the traditional village neighborhoods within Endicott, Johnson City, and Endwell and to support the goals and objectives contained in the Unified Comprehensive Plan. These neighborhoods are generally characterized by owner-occupied, single-family, detached homes placed on lots approximately 4,000 square feet in size. The USF District is established to maintain the character and lifestyle offered by these single-family neighborhoods. The USF District is intended for areas with access to public water and sanitary sewer service.

Suburban Single-Family. The purpose of the Suburban Single-Family District is to preserve the traditional village neighborhoods within the Villages and the Town and to support the goals and objectives contained in the Unified Comprehensive Plan. These neighborhoods are generally characterized by owner-occupied, single-family, detached homes placed on lots 9,000 square feet in size or larger. The SSF District is established to maintain the character and lifestyle offered by these single-family neighborhoods. The SSF District is intended for areas with access to public water and sanitary sewer service.

Urban Two-Family. The purpose of the Urban Two-Family District is to provide neighborhoods that offer one- and two-family living opportunities and to support the goals and objectives contained in the Unified Comprehensive Plan. These neighborhoods are generally characterized by single- and two-family homes that provide an environment that has traditional design elements, such as unobstructed front yards, front porches, and pedestrian friendly streetscapes. The UTF District is established to maintain the character and lifestyle offered by these single- and two-family neighborhoods. The UTF District is intended for areas with access to public water and sanitary sewer service.

Urban Multifamily. The purpose of the Urban Multifamily District is to provide the broadest range of residential living opportunities within Endicott, Johnson City, and Endwell and to support the goals and objectives contained in the Unified Comprehensive Plan. These neighborhoods may contain a mix of single- or two-family homes as well as higher-density developments, such as apartments or townhouses, on lots that may be as small as 4,000 square feet in size. Developments in this district shall employ techniques to minimize negative impacts (including circulation, parking, glare, noise, etc.) on existing residential areas.

Suburban Multifamily. The purpose of the Suburban Multifamily District is to provide the broadest range of residential living opportunities within the Town and to support the goals and objectives contained in the Unified Comprehensive Plan. These neighborhoods may contain a mix of single- or two-family homes as well as higher-density developments, such as apartments or townhouses, on lots that may be as small as 7,000 square feet in size. Developments in this district shall employ techniques to minimize negative impacts (including circulation, parking, glare, noise, etc.) on existing residential areas.

§ 300-20.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-20-2014 by L.L. No. 5-2014; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 20-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Table 20-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially Permitted
—	=	Prohibited

		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Residential
	Single-family detached	P	P	P	P	P	P
	Single-family attached	P	P	P	—	P	P
	Two-family	P	P	SP	—	P	P
	Multifamily	P	P	—	—	—	—
	Group care facilities	SP	SP	—	—	—	—
	Boardinghouse/rooming house	SP	SP	—	—	—	—
	Mobile or manufactured home	—	—	—	—	—	P
	Accessory uses	P	P	P	P	P	P
	Home occupation	P	P	P	P	P	P
Institutional
	Educational institution	P	P	SP	SP	SP	P
	Church or religious institution	P	P	P	P	P	P
	Hospital or health care facility	SP	SP	—	—	SP	SP
	Public utility	SP	SP	SP	SP	SP	SP
	Public or municipal use	P	P	SP	P	P	P
	Telecommunications facilities	SP	SP	SP	SP	SP	SP
Commercial
	Professional offices	—	—	—	—	—	—
	Medical/dental office	—	—	—	—	—	—
	Banks and financial institutions	—	—	—	—	—	—
	Nursery schools	SP	SP	SP	SP	SP	SP
	Day-care center (youth or adult)	SP	SP	—	—	SP	SP
	Funeral home	—	—	—	—	—	—
	Private club	SP	SP	—	—	—	—
	Parks, playground, outdoor	SP	SP	SP	SP	SP	SP
	Cemetery	SP	SP	—	—	—	SP
	Private kennel	—	—	—	—	—	P
	Open field agriculture	—	—	—	—	—	P
	Nursery or greenhouse	—	—	—	—	—	P
	Stable or riding academy	—	—	—	—	—	SP
	Animal husbandry	—	—	—	—	—	SP
	Agribusiness operations	—	—	—	—	—	SP
	Camps	—	—	—	—	—	SP
	Parking lot, multifamily	SP	—	—	—	—	—
	Corner store	SP	—	—	—	—	—
	Vape shops, tobacco retail stores/tobacco consumption shops and hookah bars	SP	—	—	—	—	—

§ 300-20.4 Lot, area, and setback requirements.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-7-2013 by L.L. No. 5-2013]

The following lot, area, and setback requirements shall apply to the residential districts within the Town and Villages.

Table 20-3
Residential Lot, Area, and Setback Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Minimum lot size (with public water and sewer)⁽¹⁾
	Single-family detached (square feet)	4,000	7,000	4,000	9,000	4,000	15,000
	Single-family attached (square feet per dwelling unit)	2,500	3,000	3,000	NA	2,500	4,000
	Two-family (square feet per dwelling unit)	2,500	3,000	3,000	NA	3,000	10,000
	Multifamily (square feet per dwelling unit)	2,500	3,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	4,000	7,000	10,000	10,000	7,000	15,000
Minimum lot size (no public water and/or sewer)⁽¹⁾
	Single-family detached (square feet)	NA	40,000	NA	40,000	NA	40,000
	Single-family attached (square feet)	NA	40,000	NA	40,000	NA	NA
	Two-family (square feet)	NA	40,000	NA	NA	NA	40,000
	Multifamily (square feet)	NA	40,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	NA	40,000	NA	40,000	NA	40,000
Minimum lot width (with public water and sewer)
	Single-family detached (feet)	40	60	40	60	40	100
	Single-family attached (feet per dwelling unit)	25	35	25	35	25	NA
	Two-family (feet per dwelling unit)	25	35	25	NA	25	60
	Multifamily (feet per dwelling unit)	25	40	NA	NA	NA	NA
	Nonresidential uses (feet)	40	60	60	80	40	100
Minimum lot width (no public water and/or sewer)
	Single-family detached (feet)	NA	100	NA	100	NA	100
	Single-family attached (feet per dwelling unit)	NA	60	NA	60	NA	NA
	Two-family (feet per dwelling unit)	NA	60	NA	NA	NA	60
	Multifamily (feet per dwelling unit)	NA	60	NA	NA	NA	NA
	Nonresidential uses (feet)	NA	100	NA	100	NA	100
Minimum front setback
	Single-family detached (feet)	20	25	25	30	25	35
	Single-family attached (feet)	20	25	25	30	25	NA
	Two-family (feet)	20	25	25	NA	25	35
	Multifamily (feet)	20	25	NA	NA	NA	NA
	Nonresidential uses (feet)	20	25	25	30	25	35
Minimum side setback
	Single-family detached (feet)	5	5	5	6	5	20
	Single-family attached (feet)	5	5	5	5	5	NA
	Two-family (feet)	5	10	5	NA	5	20
	Multifamily (feet)	10	10	NA	NA	NA	NA
	Nonresidential uses (feet)	10	10	20	20	20	20
	All accessory uses (feet)	5	5	5	5	5	10
Minimum rear setback
	Single-family detached (feet)	25	25	25	25	25	60
	Single-family attached (feet)	25	25	25	25	25	NA
	Two-family attached (feet)	30	30	25	NA	30	60
	Multifamily (feet)	30	30	NA	NA	NA	NA
	Nonresidential uses (feet)	30	30	40	40	40	60
	All accessory uses (feet)	5	5	5	5	5	10

NOTES:
⁽¹⁾	Or the most common lot size on the block in which the lot is located.

§ 300-20.5 Bulk requirements.

[Amended 3-6-2012 by L.L. No. 1-2012]

The following bulk requirements shall apply to the residential districts within the Town and Villages

Table 20-4
Residential Bulk Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Maximum building height
	Single-family detached (feet)	35	35	35	35	35	35
	Single-family attached (feet)	35	35	35	35	35	NA
	Two-family (feet)	35	35	35	NA	35	35
	Multifamily (feet)	45	45	NA	NA	NA	NA
	Nonresidential uses (feet)	45	35	35	35	35	35
	All accessory uses (feet)	18	18	18	15	18	25
Maximum building coverage
	Single-family detached	50%	40%	30%	25%	35%	20%
	Single-family attached	50%	40%	30%	25%	35%	NA
	Two-family	50%	40%	30%	NA	35%	30%
	Multifamily	50%	40%	NA	NA	NA	NA
	Nonresidential uses	40%	30%	25%	25%	25%	20%

§ 300-20.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the UMF, SMF, USF, SSF, UTF and RR Districts.

§ 300-21.1 Establishment.

The commercial districts are listed below. When this Zoning Ordinance refers to commercial, central business, office, or C zoning districts, it is referring to one of the following:

Table 21-1
Commercial Districts
District Name	Map Symbol
Neighborhood Commercial	NC
Central Business	CB
General Commercial	GC
Commercial Office	CO

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.

§ 300-21.2 District purposes.

Neighborhood Commercial. The purpose of the Neighborhood Commercial District is to encourage smaller-scaled commercial development, compatible with the scale and intensity of adjacent residential and noncommercial sites, and to support the goals and objectives contained in the Unified Comprehensive Plan. This district allows for commercial operations along collector and arterial type streets offering convenience shopping and services for adjacent residential areas.

Central Business. The purpose of the Central Business District is to foster a concentration of small-scale, mixed use activity and to support the goals and objectives contained in the Unified Comprehensive Plan. The CB District is established to maintain and enhance the traditional mix of retail, office, civic and residential uses within the core of the Villages. Development in this district should reinforce compact, pedestrian-oriented development and preservation of traditional historic character.

General Commercial. The purpose of the General Commercial District is to encourage commercial development and to support the goals and objectives contained in the Unified Comprehensive Plan. The GC District is established to provide areas for intensive commercial activities that primarily depend upon a large volume of vehicular traffic and serve the daily shopping needs of the community-at-large and surrounding areas. This district encourages the application of site design and buffering techniques to mitigate the impacts of commercial operations and traffic on adjacent uses and the traveling public.

Commercial Office. The purpose of the Commercial Office District is to accommodate office and nonretail activity in a manner that protects and enhances existing residential neighborhoods. The CO District permits a mix of residential and office type uses along primary and secondary thoroughfares that may not be suitable for single-family living due to increasing traffic volumes. These volumes create an environment suitable for certain multifamily and office uses that can exist in close proximity to neighborhoods without adversely affecting the residential environment.

§ 300-21.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 12-4-2018 by L.L. No. 14-2018; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 21-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the General Commercial and Central Business Districts under the following circumstances:

(1)

Upon the finding by the Planning Board that such use is of the same general character as those permitted and will not be detrimental to the other uses within the district or to the adjoining land uses;

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 21-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		CB	NC	GC	CO
Commercial
	Professional, medical or dental office	P	P	P	P
	Dance, art, or music studio	P	P	P	—
	Bank or financial institution	P	P	P	P
	Retail or personal service store or shop	P	P	P	—
	Shopping center	SP	—	P	—
	Veterinary clinic	P	SP	P	SP
	Kennel	—	—	SP	—
	Mortuary or funeral home	SP	SP	SP	SP
	Laundromat or dry cleaning outlet	P	—	P	—
	Dry cleaning facility	—	—	P	—
	Drinking establishment or tavern	P	SP	P	—
	Fast-food restaurant	P	—	P	—
	Sit-down restaurant	P	SP	P	—
	Take-out restaurant	P	SP	P	—
	Dance hall, theater, private club	P	SP	P	—
	Bowling alley	P	—	P	—
	Indoor recreation facility	SP	—	P	—
	Outdoor recreation facility	—	SP	SP	—
	Adult uses	—	—	SP	—
	Lodging	P	P	P	—
	Conference/meeting center	SP	—	P	—
	Gasoline station	—	SP	SP	—
	Car wash	—	—	SP	—
	Auto sales or rental	—	—	SP	—
	Auto repair establishment	—	—	SP	—
	Motor vehicle parking lot	P	SP	P	SP
	Outdoor sales or display	SP	—	P	—
	Stand alone drive through establishments	—	—	P	—
	Drive-through in conjunction with a permitted use	SP	SP	P	SP
	Mix of permitted uses	P	SP	P	SP
	Accessory use	P	P	P	P
	Corner store	SP	SP	SP	—
	Vape shops, tobacco retail stores, tobacco consumption shops and hookah bars	SP	SP	SP	—
Institutional
	Educational institution	SP	SP	P	SP
	Nursery school	P	P	P	P
	Church or religious institution	P	P	P	P
	Hospital or health care facility	SP	SP	SP	SP
	Public utility	P	P	P	P
	Public or municipal use	SP	SP	P	P
	Telecommunications facilities	SP	SP	SP	SP
	Day care (adult and youth)	—	P	P	—
Residential
	Single-family dwelling	—	P	P	P
	Apartment over commercial	P	P	P	—
	Multifamily dwelling	P	P	P	P
	Boarding- or rooming house	P	—	—	—
	Group care facility	—	—	SP	—

§ 300-21.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the commercial districts within the Town and Villages.

Table 21-3
Commercial Lot, Area, and Setback Requirements
		District
Land Use		CB	NC	GC	CO
Minimum lot size (with public water and sewer)
	Residential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	10,000
	Nonresidential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	20,000
Minimum lot size (no public water and sewer)
	Residential uses (square feet)	NA	40,000	40,000	40,000
	Nonresidential uses (square feet)	NA	40,000	40,000	40,000
Minimum lot width (with public water and sewer)
	Residential uses (feet)	NA	40	40	40
	Nonresidential uses (feet)	SPR⁽⁴⁾	50	80	80
Minimum lot width (no public water and sewer)
	Residential uses (feet)	NA	100	100	100
	Nonresidential uses (feet)	NA	100	100	100
Minimum front setback
	Residential uses (feet)	0	20⁽¹⁾	30	20
	Nonresidential uses (feet)	0	20⁽¹⁾	30	20
Maximum front setback
	Residential uses (feet)	5	NA	NA	NA
	Nonresidential uses (feet)	5	NA	NA	NA
Minimum side setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	10
Minimum rear setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15

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 or use. The second number is the required setback if the lot is adjacent to a residential property.
⁽³⁾	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 residential property.
⁽⁴⁾	SPR indicates that these requirements will be determined through the site plan review process.
⁽⁵⁾	These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more. [Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.5 Bulk requirements.

The following bulk requirements shall apply to the commercial districts within the Town and Villages.

Table 21-4
Commercial Bulk Requirements
		District
Land Use		CB	NC	GC	CO
Maximum building height
	Residential uses (principal use or structure) (feet)	65	30	50	35
	Residential uses (accessory use or structure) (feet)	15	15	20	15
	Nonresidential uses (principal use or structure) (feet)	40	30	50	35
	Nonresidential uses (accessory use or structure) (feet)	18	18	20	18
Maximum building coverage
	Residential uses	90%	50%	40%	50%
	Nonresidential uses	90%	50%	40%	50%
Maximum building footprint
	Residential uses (principal use or structure)	NA	NA	NA	NA
	Residential uses (accessory use or structure)	NA	NA	NA	NA
	Nonresidential uses (principal use or structure) (square feet)	NA	8,000	NA	NA
	Nonresidential uses (accessory use or structure) (square feet)	NA	1,000	NA	NA

NOTES:
⁽¹⁾	These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more. [Added 6-21-2022 by L.L. No. 11-2022]

NOTES:

⁽¹⁾

These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more.

[Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the CB, NC, GC, and CO Districts.

§ 300-22.1 Establishment.

The industrial district is listed below. When this Zoning Ordinance refers to industrial, manufacturing, or I zoning districts, it is referring to the following:

	Table 22-1
	Industrial District
	District Name	Map Symbol
	Industrial	I

The district name and map symbol are intended to provide a general indication of what is allowed in the district, with the "I" denoting the industrial or manufacturing uses.

§ 300-22.2 District purposes.

The purpose of the Industrial District is to encourage a wide range of industrial, manufacturing, and distribution activities in order to support the goals and objectives contained in the Unified Comprehensive Plan. Developments in this district shall employ techniques to minimize negative impacts (including traffic, parking, glare, noise, etc.) on adjacent nonindustrial uses, especially established residential districts and environmentally sensitive areas. New residential uses are not permitted in this district.

§ 300-22.3 Uses.

[Amended 5-20-2014 by L.L. No. 5-2014]

Uses are allowed in the industrial zoning district 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 Ordinance.

Uses identified with a "SP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the Industrial District under the following circumstances:

[Added 12-4-2018 by L.L. No. 14-2018]

(1)

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 22-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		I
Industrial
	Lumberyard	SP
	Warehousing and enclosed storage	P
	Food processing, baking, and packaging plants	P
	Enclosed assembly of previously manufactured goods and services	P
	Contractor's and building material storage yard	SP
	Printing and publishing of books and newspapers	P
	Enclosed research, development, experimental or testing lab	P
	Laundries and dry cleaning plants	SP
	Extractive and mining operations	SP
	Enclosed processing of raw materials	SP
	Transportation and freight terminal facilities	SP
	Enclosed fabric and clothing production facilities	P
	Outdoor operations and storage	SP
	Self-service storage facility	P
	Manufacturing (not including handling of waste products)	P
	Manufacturing: waste products or materials	SP
	Junkyard	SP
Commercial
	Wholesale trade	P
	Bulk sales and rental	SP
	Enclosed motor vehicle repair	P
	Motor vehicle sales or rental establishments	SP
	Retail and personal service establishments	SP
	Bank, medical/dental, professional and business office	P
	Motor vehicle parking lot or garage	P
	Kennel	SP
	Indoor recreation and entertainment venues	P
	Outdoor sales, display, or storage	SP
	Stand alone drive through establishments	SP
	Drive through in conjunction with a permitted use	SP
Institutional
	Public utility	P
	Public or municipal use	P
	Telecommunications facilities	SP
	Religious institution	SP

§ 300-22.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the industrial district within the Town and Villages.

Table 22-3
Permitted Lot, Area, and Setback Requirements
		District
Land Use		I
Minimum lot size (with public water and sewer) (square feet)		10,000
Minimum lot size (no public water and sewer) (square feet)		40,000
Minimum lot width (with public water and sewer) (feet)		100
Minimum lot width (no public water and sewer) (feet)		100
Minimum front setback⁽¹⁾ (feet)		20
Minimum side setback⁽²⁾
	Principal use or structure (feet)	10/25
	Accessory use or structure (feet)	10
Minimum rear setback⁽²⁾
	Principal use or structure (feet)	20/40
	Accessory use or structure (feet)	20

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 an residential property.

§ 300-22.5 Bulk requirements.

The following bulk requirements shall apply to the Industrial District within the Town and Villages.

Table 22-4
Industrial Bulk Requirements
		District
Land Use		I
Maximum building height
	Principal use or structure (feet)	65
	Accessory use or structure (feet)	25
Maximum building coverage		60%

§ 300-22.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the Industrial District.

Johnson City City Zoning Code

PART 2

Base Zoning Districts

§ 300-20.1 Establishment.

The residential districts are listed below. When this Zoning Ordinance refers to residential or R zoning districts, it is referring to one of the following:

	Table 20-1
	Residential Districts
	District Name	Map Symbol
	Rural Residential	RR
	Urban Single-Family	USF
	Suburban Single-Family	SSF
	Urban Two-Family	UTF
	Urban Multifamily	UMF
	Suburban Multifamily	SMF

§ 300-20.2 District purposes.

§ 300-20.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-20-2014 by L.L. No. 5-2014; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 20-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Table 20-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially Permitted
—	=	Prohibited

		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Residential
	Single-family detached	P	P	P	P	P	P
	Single-family attached	P	P	P	—	P	P
	Two-family	P	P	SP	—	P	P
	Multifamily	P	P	—	—	—	—
	Group care facilities	SP	SP	—	—	—	—
	Boardinghouse/rooming house	SP	SP	—	—	—	—
	Mobile or manufactured home	—	—	—	—	—	P
	Accessory uses	P	P	P	P	P	P
	Home occupation	P	P	P	P	P	P
Institutional
	Educational institution	P	P	SP	SP	SP	P
	Church or religious institution	P	P	P	P	P	P
	Hospital or health care facility	SP	SP	—	—	SP	SP
	Public utility	SP	SP	SP	SP	SP	SP
	Public or municipal use	P	P	SP	P	P	P
	Telecommunications facilities	SP	SP	SP	SP	SP	SP
Commercial
	Professional offices	—	—	—	—	—	—
	Medical/dental office	—	—	—	—	—	—
	Banks and financial institutions	—	—	—	—	—	—
	Nursery schools	SP	SP	SP	SP	SP	SP
	Day-care center (youth or adult)	SP	SP	—	—	SP	SP
	Funeral home	—	—	—	—	—	—
	Private club	SP	SP	—	—	—	—
	Parks, playground, outdoor	SP	SP	SP	SP	SP	SP
	Cemetery	SP	SP	—	—	—	SP
	Private kennel	—	—	—	—	—	P
	Open field agriculture	—	—	—	—	—	P
	Nursery or greenhouse	—	—	—	—	—	P
	Stable or riding academy	—	—	—	—	—	SP
	Animal husbandry	—	—	—	—	—	SP
	Agribusiness operations	—	—	—	—	—	SP
	Camps	—	—	—	—	—	SP
	Parking lot, multifamily	SP	—	—	—	—	—
	Corner store	SP	—	—	—	—	—
	Vape shops, tobacco retail stores/tobacco consumption shops and hookah bars	SP	—	—	—	—	—

§ 300-20.4 Lot, area, and setback requirements.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-7-2013 by L.L. No. 5-2013]

The following lot, area, and setback requirements shall apply to the residential districts within the Town and Villages.

Table 20-3
Residential Lot, Area, and Setback Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Minimum lot size (with public water and sewer)⁽¹⁾
	Single-family detached (square feet)	4,000	7,000	4,000	9,000	4,000	15,000
	Single-family attached (square feet per dwelling unit)	2,500	3,000	3,000	NA	2,500	4,000
	Two-family (square feet per dwelling unit)	2,500	3,000	3,000	NA	3,000	10,000
	Multifamily (square feet per dwelling unit)	2,500	3,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	4,000	7,000	10,000	10,000	7,000	15,000
Minimum lot size (no public water and/or sewer)⁽¹⁾
	Single-family detached (square feet)	NA	40,000	NA	40,000	NA	40,000
	Single-family attached (square feet)	NA	40,000	NA	40,000	NA	NA
	Two-family (square feet)	NA	40,000	NA	NA	NA	40,000
	Multifamily (square feet)	NA	40,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	NA	40,000	NA	40,000	NA	40,000
Minimum lot width (with public water and sewer)
	Single-family detached (feet)	40	60	40	60	40	100
	Single-family attached (feet per dwelling unit)	25	35	25	35	25	NA
	Two-family (feet per dwelling unit)	25	35	25	NA	25	60
	Multifamily (feet per dwelling unit)	25	40	NA	NA	NA	NA
	Nonresidential uses (feet)	40	60	60	80	40	100
Minimum lot width (no public water and/or sewer)
	Single-family detached (feet)	NA	100	NA	100	NA	100
	Single-family attached (feet per dwelling unit)	NA	60	NA	60	NA	NA
	Two-family (feet per dwelling unit)	NA	60	NA	NA	NA	60
	Multifamily (feet per dwelling unit)	NA	60	NA	NA	NA	NA
	Nonresidential uses (feet)	NA	100	NA	100	NA	100
Minimum front setback
	Single-family detached (feet)	20	25	25	30	25	35
	Single-family attached (feet)	20	25	25	30	25	NA
	Two-family (feet)	20	25	25	NA	25	35
	Multifamily (feet)	20	25	NA	NA	NA	NA
	Nonresidential uses (feet)	20	25	25	30	25	35
Minimum side setback
	Single-family detached (feet)	5	5	5	6	5	20
	Single-family attached (feet)	5	5	5	5	5	NA
	Two-family (feet)	5	10	5	NA	5	20
	Multifamily (feet)	10	10	NA	NA	NA	NA
	Nonresidential uses (feet)	10	10	20	20	20	20
	All accessory uses (feet)	5	5	5	5	5	10
Minimum rear setback
	Single-family detached (feet)	25	25	25	25	25	60
	Single-family attached (feet)	25	25	25	25	25	NA
	Two-family attached (feet)	30	30	25	NA	30	60
	Multifamily (feet)	30	30	NA	NA	NA	NA
	Nonresidential uses (feet)	30	30	40	40	40	60
	All accessory uses (feet)	5	5	5	5	5	10

NOTES:
⁽¹⁾	Or the most common lot size on the block in which the lot is located.

§ 300-20.5 Bulk requirements.

[Amended 3-6-2012 by L.L. No. 1-2012]

The following bulk requirements shall apply to the residential districts within the Town and Villages

Table 20-4
Residential Bulk Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Maximum building height
	Single-family detached (feet)	35	35	35	35	35	35
	Single-family attached (feet)	35	35	35	35	35	NA
	Two-family (feet)	35	35	35	NA	35	35
	Multifamily (feet)	45	45	NA	NA	NA	NA
	Nonresidential uses (feet)	45	35	35	35	35	35
	All accessory uses (feet)	18	18	18	15	18	25
Maximum building coverage
	Single-family detached	50%	40%	30%	25%	35%	20%
	Single-family attached	50%	40%	30%	25%	35%	NA
	Two-family	50%	40%	30%	NA	35%	30%
	Multifamily	50%	40%	NA	NA	NA	NA
	Nonresidential uses	40%	30%	25%	25%	25%	20%

§ 300-20.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the UMF, SMF, USF, SSF, UTF and RR Districts.

§ 300-21.1 Establishment.

The commercial districts are listed below. When this Zoning Ordinance refers to commercial, central business, office, or C zoning districts, it is referring to one of the following:

Table 21-1
Commercial Districts
District Name	Map Symbol
Neighborhood Commercial	NC
Central Business	CB
General Commercial	GC
Commercial Office	CO

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.

§ 300-21.2 District purposes.

§ 300-21.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 12-4-2018 by L.L. No. 14-2018; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 21-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the General Commercial and Central Business Districts under the following circumstances:

(1)

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 21-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		CB	NC	GC	CO
Commercial
	Professional, medical or dental office	P	P	P	P
	Dance, art, or music studio	P	P	P	—
	Bank or financial institution	P	P	P	P
	Retail or personal service store or shop	P	P	P	—
	Shopping center	SP	—	P	—
	Veterinary clinic	P	SP	P	SP
	Kennel	—	—	SP	—
	Mortuary or funeral home	SP	SP	SP	SP
	Laundromat or dry cleaning outlet	P	—	P	—
	Dry cleaning facility	—	—	P	—
	Drinking establishment or tavern	P	SP	P	—
	Fast-food restaurant	P	—	P	—
	Sit-down restaurant	P	SP	P	—
	Take-out restaurant	P	SP	P	—
	Dance hall, theater, private club	P	SP	P	—
	Bowling alley	P	—	P	—
	Indoor recreation facility	SP	—	P	—
	Outdoor recreation facility	—	SP	SP	—
	Adult uses	—	—	SP	—
	Lodging	P	P	P	—
	Conference/meeting center	SP	—	P	—
	Gasoline station	—	SP	SP	—
	Car wash	—	—	SP	—
	Auto sales or rental	—	—	SP	—
	Auto repair establishment	—	—	SP	—
	Motor vehicle parking lot	P	SP	P	SP
	Outdoor sales or display	SP	—	P	—
	Stand alone drive through establishments	—	—	P	—
	Drive-through in conjunction with a permitted use	SP	SP	P	SP
	Mix of permitted uses	P	SP	P	SP
	Accessory use	P	P	P	P
	Corner store	SP	SP	SP	—
	Vape shops, tobacco retail stores, tobacco consumption shops and hookah bars	SP	SP	SP	—
Institutional
	Educational institution	SP	SP	P	SP
	Nursery school	P	P	P	P
	Church or religious institution	P	P	P	P
	Hospital or health care facility	SP	SP	SP	SP
	Public utility	P	P	P	P
	Public or municipal use	SP	SP	P	P
	Telecommunications facilities	SP	SP	SP	SP
	Day care (adult and youth)	—	P	P	—
Residential
	Single-family dwelling	—	P	P	P
	Apartment over commercial	P	P	P	—
	Multifamily dwelling	P	P	P	P
	Boarding- or rooming house	P	—	—	—
	Group care facility	—	—	SP	—

§ 300-21.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the commercial districts within the Town and Villages.

Table 21-3
Commercial Lot, Area, and Setback Requirements
		District
Land Use		CB	NC	GC	CO
Minimum lot size (with public water and sewer)
	Residential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	10,000
	Nonresidential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	20,000
Minimum lot size (no public water and sewer)
	Residential uses (square feet)	NA	40,000	40,000	40,000
	Nonresidential uses (square feet)	NA	40,000	40,000	40,000
Minimum lot width (with public water and sewer)
	Residential uses (feet)	NA	40	40	40
	Nonresidential uses (feet)	SPR⁽⁴⁾	50	80	80
Minimum lot width (no public water and sewer)
	Residential uses (feet)	NA	100	100	100
	Nonresidential uses (feet)	NA	100	100	100
Minimum front setback
	Residential uses (feet)	0	20⁽¹⁾	30	20
	Nonresidential uses (feet)	0	20⁽¹⁾	30	20
Maximum front setback
	Residential uses (feet)	5	NA	NA	NA
	Nonresidential uses (feet)	5	NA	NA	NA
Minimum side setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	10
Minimum rear setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15

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 or use. The second number is the required setback if the lot is adjacent to a residential property.
⁽³⁾	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 residential property.
⁽⁴⁾	SPR indicates that these requirements will be determined through the site plan review process.
⁽⁵⁾	These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more. [Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.5 Bulk requirements.

The following bulk requirements shall apply to the commercial districts within the Town and Villages.

Table 21-4
Commercial Bulk Requirements
		District
Land Use		CB	NC	GC	CO
Maximum building height
	Residential uses (principal use or structure) (feet)	65	30	50	35
	Residential uses (accessory use or structure) (feet)	15	15	20	15
	Nonresidential uses (principal use or structure) (feet)	40	30	50	35
	Nonresidential uses (accessory use or structure) (feet)	18	18	20	18
Maximum building coverage
	Residential uses	90%	50%	40%	50%
	Nonresidential uses	90%	50%	40%	50%
Maximum building footprint
	Residential uses (principal use or structure)	NA	NA	NA	NA
	Residential uses (accessory use or structure)	NA	NA	NA	NA
	Nonresidential uses (principal use or structure) (square feet)	NA	8,000	NA	NA
	Nonresidential uses (accessory use or structure) (square feet)	NA	1,000	NA	NA

NOTES:
⁽¹⁾	These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more. [Added 6-21-2022 by L.L. No. 11-2022]

NOTES:

⁽¹⁾

[Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the CB, NC, GC, and CO Districts.

§ 300-22.1 Establishment.

The industrial district is listed below. When this Zoning Ordinance refers to industrial, manufacturing, or I zoning districts, it is referring to the following:

	Table 22-1
	Industrial District
	District Name	Map Symbol
	Industrial	I

The district name and map symbol are intended to provide a general indication of what is allowed in the district, with the "I" denoting the industrial or manufacturing uses.

§ 300-22.2 District purposes.

§ 300-22.3 Uses.

[Amended 5-20-2014 by L.L. No. 5-2014]

Uses are allowed in the industrial zoning district 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 Ordinance.

Uses identified with a "SP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the Industrial District under the following circumstances:

[Added 12-4-2018 by L.L. No. 14-2018]

(1)

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 22-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		I
Industrial
	Lumberyard	SP
	Warehousing and enclosed storage	P
	Food processing, baking, and packaging plants	P
	Enclosed assembly of previously manufactured goods and services	P
	Contractor's and building material storage yard	SP
	Printing and publishing of books and newspapers	P
	Enclosed research, development, experimental or testing lab	P
	Laundries and dry cleaning plants	SP
	Extractive and mining operations	SP
	Enclosed processing of raw materials	SP
	Transportation and freight terminal facilities	SP
	Enclosed fabric and clothing production facilities	P
	Outdoor operations and storage	SP
	Self-service storage facility	P
	Manufacturing (not including handling of waste products)	P
	Manufacturing: waste products or materials	SP
	Junkyard	SP
Commercial
	Wholesale trade	P
	Bulk sales and rental	SP
	Enclosed motor vehicle repair	P
	Motor vehicle sales or rental establishments	SP
	Retail and personal service establishments	SP
	Bank, medical/dental, professional and business office	P
	Motor vehicle parking lot or garage	P
	Kennel	SP
	Indoor recreation and entertainment venues	P
	Outdoor sales, display, or storage	SP
	Stand alone drive through establishments	SP
	Drive through in conjunction with a permitted use	SP
Institutional
	Public utility	P
	Public or municipal use	P
	Telecommunications facilities	SP
	Religious institution	SP

§ 300-22.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the industrial district within the Town and Villages.

Table 22-3
Permitted Lot, Area, and Setback Requirements
		District
Land Use		I
Minimum lot size (with public water and sewer) (square feet)		10,000
Minimum lot size (no public water and sewer) (square feet)		40,000
Minimum lot width (with public water and sewer) (feet)		100
Minimum lot width (no public water and sewer) (feet)		100
Minimum front setback⁽¹⁾ (feet)		20
Minimum side setback⁽²⁾
	Principal use or structure (feet)	10/25
	Accessory use or structure (feet)	10
Minimum rear setback⁽²⁾
	Principal use or structure (feet)	20/40
	Accessory use or structure (feet)	20

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 an residential property.

§ 300-22.5 Bulk requirements.

The following bulk requirements shall apply to the Industrial District within the Town and Villages.

Table 22-4
Industrial Bulk Requirements
		District
Land Use		I
Maximum building height
	Principal use or structure (feet)	65
	Accessory use or structure (feet)	25
Maximum building coverage		60%

§ 300-22.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the Industrial District.

Johnson City City Zoning Code

PART 2

Base Zoning Districts

§ 300-20.1 Establishment.

The residential districts are listed below. When this Zoning Ordinance refers to residential or R zoning districts, it is referring to one of the following:

	Table 20-1
	Residential Districts
	District Name	Map Symbol
	Rural Residential	RR
	Urban Single-Family	USF
	Suburban Single-Family	SSF
	Urban Two-Family	UTF
	Urban Multifamily	UMF
	Suburban Multifamily	SMF

§ 300-20.2 District purposes.

§ 300-20.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-20-2014 by L.L. No. 5-2014; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 20-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Table 20-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially Permitted
—	=	Prohibited

		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Residential
	Single-family detached	P	P	P	P	P	P
	Single-family attached	P	P	P	—	P	P
	Two-family	P	P	SP	—	P	P
	Multifamily	P	P	—	—	—	—
	Group care facilities	SP	SP	—	—	—	—
	Boardinghouse/rooming house	SP	SP	—	—	—	—
	Mobile or manufactured home	—	—	—	—	—	P
	Accessory uses	P	P	P	P	P	P
	Home occupation	P	P	P	P	P	P
Institutional
	Educational institution	P	P	SP	SP	SP	P
	Church or religious institution	P	P	P	P	P	P
	Hospital or health care facility	SP	SP	—	—	SP	SP
	Public utility	SP	SP	SP	SP	SP	SP
	Public or municipal use	P	P	SP	P	P	P
	Telecommunications facilities	SP	SP	SP	SP	SP	SP
Commercial
	Professional offices	—	—	—	—	—	—
	Medical/dental office	—	—	—	—	—	—
	Banks and financial institutions	—	—	—	—	—	—
	Nursery schools	SP	SP	SP	SP	SP	SP
	Day-care center (youth or adult)	SP	SP	—	—	SP	SP
	Funeral home	—	—	—	—	—	—
	Private club	SP	SP	—	—	—	—
	Parks, playground, outdoor	SP	SP	SP	SP	SP	SP
	Cemetery	SP	SP	—	—	—	SP
	Private kennel	—	—	—	—	—	P
	Open field agriculture	—	—	—	—	—	P
	Nursery or greenhouse	—	—	—	—	—	P
	Stable or riding academy	—	—	—	—	—	SP
	Animal husbandry	—	—	—	—	—	SP
	Agribusiness operations	—	—	—	—	—	SP
	Camps	—	—	—	—	—	SP
	Parking lot, multifamily	SP	—	—	—	—	—
	Corner store	SP	—	—	—	—	—
	Vape shops, tobacco retail stores/tobacco consumption shops and hookah bars	SP	—	—	—	—	—

§ 300-20.4 Lot, area, and setback requirements.

[Amended 3-6-2012 by L.L. No. 1-2012; 5-7-2013 by L.L. No. 5-2013]

The following lot, area, and setback requirements shall apply to the residential districts within the Town and Villages.

Table 20-3
Residential Lot, Area, and Setback Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Minimum lot size (with public water and sewer)⁽¹⁾
	Single-family detached (square feet)	4,000	7,000	4,000	9,000	4,000	15,000
	Single-family attached (square feet per dwelling unit)	2,500	3,000	3,000	NA	2,500	4,000
	Two-family (square feet per dwelling unit)	2,500	3,000	3,000	NA	3,000	10,000
	Multifamily (square feet per dwelling unit)	2,500	3,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	4,000	7,000	10,000	10,000	7,000	15,000
Minimum lot size (no public water and/or sewer)⁽¹⁾
	Single-family detached (square feet)	NA	40,000	NA	40,000	NA	40,000
	Single-family attached (square feet)	NA	40,000	NA	40,000	NA	NA
	Two-family (square feet)	NA	40,000	NA	NA	NA	40,000
	Multifamily (square feet)	NA	40,000	NA	NA	NA	NA
	Nonresidential uses (square feet)	NA	40,000	NA	40,000	NA	40,000
Minimum lot width (with public water and sewer)
	Single-family detached (feet)	40	60	40	60	40	100
	Single-family attached (feet per dwelling unit)	25	35	25	35	25	NA
	Two-family (feet per dwelling unit)	25	35	25	NA	25	60
	Multifamily (feet per dwelling unit)	25	40	NA	NA	NA	NA
	Nonresidential uses (feet)	40	60	60	80	40	100
Minimum lot width (no public water and/or sewer)
	Single-family detached (feet)	NA	100	NA	100	NA	100
	Single-family attached (feet per dwelling unit)	NA	60	NA	60	NA	NA
	Two-family (feet per dwelling unit)	NA	60	NA	NA	NA	60
	Multifamily (feet per dwelling unit)	NA	60	NA	NA	NA	NA
	Nonresidential uses (feet)	NA	100	NA	100	NA	100
Minimum front setback
	Single-family detached (feet)	20	25	25	30	25	35
	Single-family attached (feet)	20	25	25	30	25	NA
	Two-family (feet)	20	25	25	NA	25	35
	Multifamily (feet)	20	25	NA	NA	NA	NA
	Nonresidential uses (feet)	20	25	25	30	25	35
Minimum side setback
	Single-family detached (feet)	5	5	5	6	5	20
	Single-family attached (feet)	5	5	5	5	5	NA
	Two-family (feet)	5	10	5	NA	5	20
	Multifamily (feet)	10	10	NA	NA	NA	NA
	Nonresidential uses (feet)	10	10	20	20	20	20
	All accessory uses (feet)	5	5	5	5	5	10
Minimum rear setback
	Single-family detached (feet)	25	25	25	25	25	60
	Single-family attached (feet)	25	25	25	25	25	NA
	Two-family attached (feet)	30	30	25	NA	30	60
	Multifamily (feet)	30	30	NA	NA	NA	NA
	Nonresidential uses (feet)	30	30	40	40	40	60
	All accessory uses (feet)	5	5	5	5	5	10

NOTES:
⁽¹⁾	Or the most common lot size on the block in which the lot is located.

§ 300-20.5 Bulk requirements.

[Amended 3-6-2012 by L.L. No. 1-2012]

The following bulk requirements shall apply to the residential districts within the Town and Villages

Table 20-4
Residential Bulk Requirements
		Zoning District
Land Use		UMF	SMF	USF	SSF	UTF	RR
Maximum building height
	Single-family detached (feet)	35	35	35	35	35	35
	Single-family attached (feet)	35	35	35	35	35	NA
	Two-family (feet)	35	35	35	NA	35	35
	Multifamily (feet)	45	45	NA	NA	NA	NA
	Nonresidential uses (feet)	45	35	35	35	35	35
	All accessory uses (feet)	18	18	18	15	18	25
Maximum building coverage
	Single-family detached	50%	40%	30%	25%	35%	20%
	Single-family attached	50%	40%	30%	25%	35%	NA
	Two-family	50%	40%	30%	NA	35%	30%
	Multifamily	50%	40%	NA	NA	NA	NA
	Nonresidential uses	40%	30%	25%	25%	25%	20%

§ 300-20.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the UMF, SMF, USF, SSF, UTF and RR Districts.

§ 300-21.1 Establishment.

The commercial districts are listed below. When this Zoning Ordinance refers to commercial, central business, office, or C zoning districts, it is referring to one of the following:

Table 21-1
Commercial Districts
District Name	Map Symbol
Neighborhood Commercial	NC
Central Business	CB
General Commercial	GC
Commercial Office	CO

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.

§ 300-21.2 District purposes.

§ 300-21.3 Uses.

[Amended 3-6-2012 by L.L. No. 1-2012; 12-4-2018 by L.L. No. 14-2018; 6-21-2022 by L.L. No. 11-2022]

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 Ordinance.

Uses identified with a "SP" in Table 21-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the General Commercial and Central Business Districts under the following circumstances:

(1)

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 21-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		CB	NC	GC	CO
Commercial
	Professional, medical or dental office	P	P	P	P
	Dance, art, or music studio	P	P	P	—
	Bank or financial institution	P	P	P	P
	Retail or personal service store or shop	P	P	P	—
	Shopping center	SP	—	P	—
	Veterinary clinic	P	SP	P	SP
	Kennel	—	—	SP	—
	Mortuary or funeral home	SP	SP	SP	SP
	Laundromat or dry cleaning outlet	P	—	P	—
	Dry cleaning facility	—	—	P	—
	Drinking establishment or tavern	P	SP	P	—
	Fast-food restaurant	P	—	P	—
	Sit-down restaurant	P	SP	P	—
	Take-out restaurant	P	SP	P	—
	Dance hall, theater, private club	P	SP	P	—
	Bowling alley	P	—	P	—
	Indoor recreation facility	SP	—	P	—
	Outdoor recreation facility	—	SP	SP	—
	Adult uses	—	—	SP	—
	Lodging	P	P	P	—
	Conference/meeting center	SP	—	P	—
	Gasoline station	—	SP	SP	—
	Car wash	—	—	SP	—
	Auto sales or rental	—	—	SP	—
	Auto repair establishment	—	—	SP	—
	Motor vehicle parking lot	P	SP	P	SP
	Outdoor sales or display	SP	—	P	—
	Stand alone drive through establishments	—	—	P	—
	Drive-through in conjunction with a permitted use	SP	SP	P	SP
	Mix of permitted uses	P	SP	P	SP
	Accessory use	P	P	P	P
	Corner store	SP	SP	SP	—
	Vape shops, tobacco retail stores, tobacco consumption shops and hookah bars	SP	SP	SP	—
Institutional
	Educational institution	SP	SP	P	SP
	Nursery school	P	P	P	P
	Church or religious institution	P	P	P	P
	Hospital or health care facility	SP	SP	SP	SP
	Public utility	P	P	P	P
	Public or municipal use	SP	SP	P	P
	Telecommunications facilities	SP	SP	SP	SP
	Day care (adult and youth)	—	P	P	—
Residential
	Single-family dwelling	—	P	P	P
	Apartment over commercial	P	P	P	—
	Multifamily dwelling	P	P	P	P
	Boarding- or rooming house	P	—	—	—
	Group care facility	—	—	SP	—

§ 300-21.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the commercial districts within the Town and Villages.

Table 21-3
Commercial Lot, Area, and Setback Requirements
		District
Land Use		CB	NC	GC	CO
Minimum lot size (with public water and sewer)
	Residential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	10,000
	Nonresidential uses (square feet)	SPR⁽⁴⁾	7,000	15,000	20,000
Minimum lot size (no public water and sewer)
	Residential uses (square feet)	NA	40,000	40,000	40,000
	Nonresidential uses (square feet)	NA	40,000	40,000	40,000
Minimum lot width (with public water and sewer)
	Residential uses (feet)	NA	40	40	40
	Nonresidential uses (feet)	SPR⁽⁴⁾	50	80	80
Minimum lot width (no public water and sewer)
	Residential uses (feet)	NA	100	100	100
	Nonresidential uses (feet)	NA	100	100	100
Minimum front setback
	Residential uses (feet)	0	20⁽¹⁾	30	20
	Nonresidential uses (feet)	0	20⁽¹⁾	30	20
Maximum front setback
	Residential uses (feet)	5	NA	NA	NA
	Nonresidential uses (feet)	5	NA	NA	NA
Minimum side setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	5/15	20/30	5/15
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	10
Minimum rear setback
	Residential uses (principal use or structure)⁽²⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Residential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15
	Nonresidential uses (principal use or structure)⁽³⁾ (feet)	SPR⁽⁴⁾	20	20/40	20
	Nonresidential uses (accessory use or structure) (feet)	SPR⁽⁴⁾	10	10	15

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 or use. The second number is the required setback if the lot is adjacent to a residential property.
⁽³⁾	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 residential property.
⁽⁴⁾	SPR indicates that these requirements will be determined through the site plan review process.
⁽⁵⁾	These regulations shall be applicable to a shopping center as though it were one single lot, regardless of whether portions of the shopping center land are owned by separate entities, provided that deed restrictions and cross easements are reviewed and approved by the Village Planning Board; and provided that the shopping center parcels have a total combined area of 2.5 acres or more. [Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.5 Bulk requirements.

The following bulk requirements shall apply to the commercial districts within the Town and Villages.

Table 21-4
Commercial Bulk Requirements
		District
Land Use		CB	NC	GC	CO
Maximum building height
	Residential uses (principal use or structure) (feet)	65	30	50	35
	Residential uses (accessory use or structure) (feet)	15	15	20	15
	Nonresidential uses (principal use or structure) (feet)	40	30	50	35
	Nonresidential uses (accessory use or structure) (feet)	18	18	20	18
Maximum building coverage
	Residential uses	90%	50%	40%	50%
	Nonresidential uses	90%	50%	40%	50%
Maximum building footprint
	Residential uses (principal use or structure)	NA	NA	NA	NA
	Residential uses (accessory use or structure)	NA	NA	NA	NA
	Nonresidential uses (principal use or structure) (square feet)	NA	8,000	NA	NA
	Nonresidential uses (accessory use or structure) (square feet)	NA	1,000	NA	NA

NOTES:

⁽¹⁾

[Added 6-21-2022 by L.L. No. 11-2022]

§ 300-21.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the CB, NC, GC, and CO Districts.

§ 300-22.1 Establishment.

The industrial district is listed below. When this Zoning Ordinance refers to industrial, manufacturing, or I zoning districts, it is referring to the following:

	Table 22-1
	Industrial District
	District Name	Map Symbol
	Industrial	I

The district name and map symbol are intended to provide a general indication of what is allowed in the district, with the "I" denoting the industrial or manufacturing uses.

§ 300-22.2 District purposes.

§ 300-22.3 Uses.

[Amended 5-20-2014 by L.L. No. 5-2014]

Uses are allowed in the industrial zoning district 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 Ordinance.

Uses identified with a "SP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.

Uses not listed and those identified with a "-" are expressly prohibited.

Other commercial or business uses, except those expressly prohibited, shall be permitted in the Industrial District under the following circumstances:

[Added 12-4-2018 by L.L. No. 14-2018]

(1)

(2)

Upon issuance of a special permit pursuant to Article 66; and

(3)

Upon issuance of a site plan approval pursuant to Article 63.

Table 22-2
Permitted and Specially Permitted Uses
P	=	Permitted
SP	=	Specially permitted
—	=	Prohibited

		Zoning District
Land Use		I
Industrial
	Lumberyard	SP
	Warehousing and enclosed storage	P
	Food processing, baking, and packaging plants	P
	Enclosed assembly of previously manufactured goods and services	P
	Contractor's and building material storage yard	SP
	Printing and publishing of books and newspapers	P
	Enclosed research, development, experimental or testing lab	P
	Laundries and dry cleaning plants	SP
	Extractive and mining operations	SP
	Enclosed processing of raw materials	SP
	Transportation and freight terminal facilities	SP
	Enclosed fabric and clothing production facilities	P
	Outdoor operations and storage	SP
	Self-service storage facility	P
	Manufacturing (not including handling of waste products)	P
	Manufacturing: waste products or materials	SP
	Junkyard	SP
Commercial
	Wholesale trade	P
	Bulk sales and rental	SP
	Enclosed motor vehicle repair	P
	Motor vehicle sales or rental establishments	SP
	Retail and personal service establishments	SP
	Bank, medical/dental, professional and business office	P
	Motor vehicle parking lot or garage	P
	Kennel	SP
	Indoor recreation and entertainment venues	P
	Outdoor sales, display, or storage	SP
	Stand alone drive through establishments	SP
	Drive through in conjunction with a permitted use	SP
Institutional
	Public utility	P
	Public or municipal use	P
	Telecommunications facilities	SP
	Religious institution	SP

§ 300-22.4 Lot, area, and setback requirements.

The following lot, area, and setback requirements shall apply to the industrial district within the Town and Villages.

Table 22-3
Permitted Lot, Area, and Setback Requirements
		District
Land Use		I
Minimum lot size (with public water and sewer) (square feet)		10,000
Minimum lot size (no public water and sewer) (square feet)		40,000
Minimum lot width (with public water and sewer) (feet)		100
Minimum lot width (no public water and sewer) (feet)		100
Minimum front setback⁽¹⁾ (feet)		20
Minimum side setback⁽²⁾
	Principal use or structure (feet)	10/25
	Accessory use or structure (feet)	10
Minimum rear setback⁽²⁾
	Principal use or structure (feet)	20/40
	Accessory use or structure (feet)	20

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 an residential property.

§ 300-22.5 Bulk requirements.

The following bulk requirements shall apply to the Industrial District within the Town and Villages.

Table 22-4
Industrial Bulk Requirements
		District
Land Use		I
Maximum building height
	Principal use or structure (feet)	65
	Accessory use or structure (feet)	25
Maximum building coverage		60%

§ 300-22.6 Additional requirements.

The applicable specific use requirements (Part 4) and development standards (Part 5) in this chapter shall apply to all uses in the Industrial District.