The Rural Development 10 (RD10) District is intended to provide for the continuing natural resource, conservation, open space, agricultural and farm, recreational, larger-scale institutional and low-density rural residential use consistent with the existing development pattern of the Town's most environmentally sensitive lands, including its principal scenic vistas, rural countryside, agricultural lands and groundwater aquifer. Where any residential development may be proposed, estate-type parcels and/or use of either a cluster development or conservation subdivision technique, including potential for private large-lot open area development, is strongly encouraged in contrast to conventional subdivision. Substantial acreage within the RD10 District is subject to the complementary regulation, design guidelines and review procedures set forth within this chapter for above-established Environmental Resource Overlay (ER-O) and Scenic Corridor Overlay (SC-O) Districts.

The Residential Agricultural 5 (RA5) District is intended to provide for similar continuing natural resource, conservation, open space, agricultural and farm, and recreational use, as well as low-to-moderate density rural residential use and limited institutional uses and guest accommodations consistent with the Town's rural setting in areas somewhat less environmentally sensitive, particularly in the matter of visual prominence, than those in the RD10 District. Where any multi-lot residential development may be proposed, use of either a cluster development or conservation subdivision technique, including potential for private large-lot open area development, is strongly preferred to conventional subdivision. Design guidelines and review procedures associated with the above-noted ER-O and SC-O Districts also apply to substantial portions of the acreage within the RA5 District.

The Residential Agricultural 3 (RA3) District is intended to recognize the Town's predominant rural moderate-density single-family residential development pattern with individual on-site water supply and sanitary sewage arrangements and to accommodate similar density residential development where appropriately planned and designed to blend with continuing natural resource, agricultural and farm, and other open space uses and permitted institutional uses and guest accommodations likewise consistent with the Town's rural setting. Use of either residential cluster development or conservation subdivision techniques is encouraged throughout the RA3 District, most particularly so on those RA3 District lands overlain by the ER-O and/or SC-O Districts.

The Residential 1.5 (R1.5) District is intended to recognize areas within the Town with a substantially established moderate-to-low density suburban development pattern likewise served by individual on-site water supply and sanitary sewage arrangements where either a conventional or cluster subdivision technique might be applied to any remaining vacant land proposed for continuing residential development and limited smaller-scale institutional uses are permitted.

The Residential 1 (R1) District is intended to similarly recognize areas within the Town with a substantially established moderate density suburban development pattern, likewise without central water supply and/or common sanitary sewage facilities, where either small-scale conventional subdivision or individual lot development of heretofore created lots are the anticipated forms of continuing residential development and limited smaller-scale institutional uses are similarly permitted.

The Hamlet (H) District is intended to recognize an established settlement pattern typical of a small rural village and to foster opportunity for a mix of continuing residential use, including two-family dwellings, and limited, small-scale institutional, office, retail and personal service uses contributing through diversity and investment to the vitality of the H District but being regulated in terms of design, scale and other factors so as to not detract from the quality of residential environment.

The Neighborhood Commercial (NC) District is intended to accommodate within a limited portion of the Town in the NYS Route 82 corridor a continuing mix of single-family residential use and small-to-moderate scale institutional, community service, retail, office, service and other establishments primarily to serve the neighboring residents.

The Town Center (TC) District is intended to encourage mixed-use development of lands within the NYS Route 55 corridor and adjacent to County Road 21 in a manner consistent with the rural character of the Town. This is to occur through the siting of residential, commercial, or office uses and facilities with a scale, intensity and design consistent with the Town's adopted Comprehensive Plan to serve the residents of the Town of Union Vale and adjacent communities with design and siting emulating that of the hamlet or a village. Standards are established within this chapter for preferred uses, served by adequate infrastructure including highways, well and waste water treatment that do not adversely affect the environment or neighbors, and of site design and architectural expression appropriate to the Town's location and rural character. The uses and facilities in the TC District are not intended to be regional in their scale. An open area development (OAD) may be applied in the TC district pursuant to the same procedures and requirements as for the Airport District § 210-47E.

The Airport (A) District is intended to recognize Sky Acres Airport as both a unique land use and an important transportation amenity within the Town and its environs and to foster continuing development of the airport property both consistent with the facility's master plan and related designation of the airport property as an open development area by the Town and with due consideration to the effect of airport-related activities on adjacent or other nearby residential property owners.

The Flood-Fringe Overlay (FF-O) District encompasses that land designated by the Federal Emergency Management Agency as a "floodplain area with special flood hazards that is likely to be flooded at least once every 100 years."

The Environmental Resource Overlay (ER-O) District is intended to protect significant environmental resources, including the Town's wetlands, stream corridors, aquifers, historic and cultural sites, scenic areas and important farmlands from development that is considered incompatible on the basis of its scale, intensity or location.

The Scenic Corridor Overlay (SC-O) District is intended to recognize both roadways, if any, designated as "scenic" by the NYSDEC under authority of the New York State Scenic Byways Law, Article XII-C of the Highway Law, and other roadways that have been deemed locally significant in the Town's Master Plan and/or pursuant to Chapter 183, Scenic and Rural Roads, of the Code of the Town of Union Vale. Within these designated roadway corridors, view protection regulations are imposed to preserve their overall rural character, the setting of historic properties along these routes and the irreplaceable scenic vistas they offer.

The Airport Overlay (A-O) District is intended to depict lands outside the Airport (A) District but near Sky Acres Airport and/or below the arrival and departure flight tracks for its Runways 17 and 35, the users of which lands should expect to routinely experience noise associated with authorized air traffic and/or noise and light associated with airport operations.