Purpose. Stream corridors serve many natural functions which promote and protect the public health, safety, and general welfare. They transport surface and stormwater to downstream areas, supplement floodplain and wetland water storage functions in heavy storm or melt events, filter water-borne pollutants and sediments, promote infiltration and groundwater recharging, and provide unique plant and animal habitat. Stream corridors also provide recreational amenities and enhance the aesthetic quality of the community. The purpose of the Stream Corridor Overlay District is to protect these functions by minimizing impacts of development on the stream corridor. These regulations do not replace, but rather supplement other zoning district provisions. Stream Corridor Overlay Districts are superimposed upon other zoning districts and represent an additional level of review and regulation specifically related to the protection of the identified water resource and shall not be varied by the Zoning Board of Appeals.

Definitions. As used in this section, the following terms shall have the meanings indicated:

Coordination of regulations. The property that is included in the stream corridor overlay district is subject to the regulations and restrictions of the underlying district in addition to the regulations and restrictions of the overlay district. Whenever a requirement of the overlay district is at variance with a requirement of the underlying district, the most restrictive requirement shall govern.

District boundaries. The stream corridor overlay district shall include all areas which lie between the center line of all watercourses (as generally depicted on the Environmental Inventory Maps for the Town of Van Buren as prepared by the Onondaga County Environmental Management Council) and a line 50 feet horizontally from and perpendicular to the high water mark on both sides of such watercourses. When an applicant contemplates activity upon a parcel which contains a stream corridor, the applicant shall be required to determine the boundaries of the stream corridor through the performance of a field survey applying the stream corridor definition. Evidence documenting the results of the boundary survey may also be required. The Code Enforcement Officer shall confirm the boundaries of the stream corridor.

Structures within the stream corridor. No structures except for fences, boat launching sites, boathouses, poles, lean-tos, docks, bridges, and fisherman parking areas shall be constructed within the stream corridor; however, structures less than 500 square feet in ground floor area may be allowed by special use permit.

Bridges within the stream corridor. No bridge shall be erected over a stream corridor except for such rights-of-way as are necessary for purposes of public safety, fire access or access to otherwise landlocked parcels. Any such bridge shall be located, designed and constructed so as to minimize its visibility from the watercourse, minimize alteration of the natural environment, and avoid undue adverse environmental impact and shall be reasonable and necessary. Any such bridge over the watercourse shall be constructed of naturally occurring materials, such as wood or stone, to the extent feasible and shall not interfere with the recreational use of the watercourse.

Grading and filling within the stream corridor. No new fills shall be placed above the existing grade inside the high water mark of a watercourse.

Utilities within the stream corridor. A stream corridor utility use shall be located, designed, and constructed so as to avoid undue adverse environmental impact and to minimize its visibility.

Intent. This overlay district adds dimensional requirements to the conventional districts in order to increase the protection of highway rights-of-way and function along selected transportation routes.

Application. The HP District applies to parcels abutting the highways designated in Subsection C below. The dimensional standards imposed by this district shall be in addition to the requirements of the underlying district; in the event of conflict with other sections of this chapter, then the more restrictive requirements will apply.

Designated highways. The extent of the HP Overlay Zone shall be shown on the Town Zoning Map or associated overlay district map.

Lot and structure dimensional requirements.

Intent. This district is intended to enhance the protection of agricultural operations and important agricultural lands by modifying the maximum residential development density and limiting the amount of land to be converted from farm use.

Development standards. The formation and number of parcels to accommodate new residential development shall conform to the following requirements.

Designated AP Zone. The extent of the AP Zone shall be as shown on the Town Zoning Map or associated overlay district map.

Disclosure in an agricultural district created under Article 25-AA of the Agriculture and Markets Law.

Purpose. Property located along natural bodies of water (lake, stream, river) has always presented questions about yard requirements and setbacks. Because the property between the principal structure and the water is normally considered the rear yard, accessory structures and property improvements often are requested to be placed in the front yard, which would require a variance. This overlay district shall protect the view and character of waterfront property and provide yard setback regulations appropriate to the underlying zoning district.

Definitions. For purposes of this section only, the terms "front yard" and "rear yard" shall be defined as follows:

Applicability. The WFP District applies to all parcels situated within 150 feet of the banks of the Seneca River, as designated in Subsection D below. Only that portion of a parcel which is situated within 150 feet of the banks of the Seneca River, shall be within this overlay district. In the event a roadway intersects a parcel located within 150 feet of the banks of the Seneca River, only that portion of the parcel immediately adjacent to the Seneca River shall be within this overlay district; that portion of the parcel which is located on the opposite side of the roadway shall not be within this overlay district. The dimensional standards applicable within this overlay district shall be in addition to any requirements of the underlying zoning district not in conflict with the provisions of this section. In the event of conflict with other provisions of this chapter, the standards set forth in this section shall apply.

Designated WFP Zone. The extent of the WFP Zone shall be as shown on the Town Zoning Map or associated overlay district map.

Lot and structural dimensional requirements for accessory structures:

Purpose. The purpose of the Billboard Sign Overlay District is to define specific areas of the Town in which the use of billboard signs may constitute an effective means of advertising without adversely affecting natural vistas. The establishment of a defined overlay district within which the erection of billboard signs is permitted will likewise serve to protect the areas of the Town outside the overlay district from a proliferation of billboard signs and the potential adverse effects associated therewith.

Overlay district boundaries. The extent of the BSO Zone shall be as shown on the Town Zoning Map or associated overlay district map.

Billboard signs, as defined in § 200-52, are allowed in the Billboard Sign Overlay District subject to compliance with all other applicable provisions of this chapter and the issuance of site plan approval and a special use permit pursuant to the provisions of this section.

A special use permit for a billboard sign may be granted only if it complies with the following provisions: