Town of Wheatland, NY: zoning for new construction

Agricultural Residential 2 - With public water, coverage rises from 10% to 20% and the land required per dwelling unit falls from two acres to 50,000 sq ft.

• With public water the lot drops to 50,000 sq ft and the width from 200 ft to 175 ft, and roughly 57% of the town's residential parcels have public water, so check it parcel by parcel.
• An open space development is a by-right form of at least 5 acres, and is mandatory for a subdivision of more than four lots from a source parcel of 100 acres or more.
• At least 40% of the gross site must be dedicated open space in common ownership, at least 75% of that contiguous with no portion narrower than 100 ft, and half of it kept natural.
• On a corner lot a side yard abutting the side street owes the same as the front yard, and front and corner-side setbacks are measured from the street line, not the property line.
• Where public sewers are not available, a lot must have enough space for a private sanitary waste disposal system, as determined by the Monroe County Health Department.
• Under § 130-32 a one-storey dwelling needs 1,000 sq ft on the ground floor; a taller one needs 1,300 sq ft in total and a first-floor area of at least 650 sq ft, at least 20 ft across.

Residence 24 - The lot minimum shown is the 40,000 sq ft required on septic; the nominal 24,000 sq ft lot applies only with public sewer and public water.

• Roughly 88% of the town's residential parcels are on private septic, so the 24,000 sq ft lot the district is named for is confined to the sewered area and the larger figure shown is the normal case.
• An open space development is a by-right form of at least 5 acres, and is mandatory for a subdivision of more than four lots from a source parcel of 100 acres or more.
• At least 40% of the gross site must be dedicated open space in common ownership, at least 75% of that contiguous with no portion narrower than 100 ft, and half of it kept natural.
• On a corner lot a side yard abutting the side street owes the same as the front yard, and front and corner-side setbacks are measured from the street line, not the property line.
• Where public sewers are not available, a lot must have enough space for a private sanitary waste disposal system, as determined by the Monroe County Health Department.
• Under § 130-32 a one-storey dwelling needs 1,000 sq ft on the ground floor and a taller one 1,300 sq ft in total, with a first-floor enclosed area of at least 650 sq ft.

Residence 16 - The nominal 16,000 sq ft lot applies only with public sewer and public water. On septic, R-16 requires 40,000 sq ft, the same as R-24.

• Roughly 88% of the town's residential parcels are on private septic, so the 16,000 sq ft lot the district is named for is confined to the sewered area and the larger figure shown is the normal case.
• An open space development is a by-right form of at least 5 acres, and is mandatory for a subdivision of more than four lots from a source parcel of 100 acres or more.
• At least 40% of the gross site must be dedicated open space in common ownership, at least 75% of that contiguous, and half of it kept in a natural undisturbed condition.
• On a corner lot a side yard abutting the side street owes the same as the front yard, and front and corner-side setbacks are measured from the street line, not the property line.
• Where public sewers are not available, a lot must have enough space for a private sanitary waste disposal system, as determined by the Monroe County Health Department.
• Under § 130-32 a one-storey dwelling needs 1,000 sq ft on the ground floor and a taller one 1,300 sq ft in total, with a first-floor enclosed area of at least 650 sq ft.

Residence 12 - The lot minimum shown applies with public water and Health Department approval of a septic system; the nominal 12,000 sq ft lot needs full public services.

• Roughly 88% of the town's residential parcels are on private septic, so the 12,000 sq ft lot the district is named for needs full public services and the figure shown is the normal case.
• An open space development is a by-right form of at least 5 acres, and is mandatory for a subdivision of more than four lots from a source parcel of 100 acres or more.
• At least 40% of the gross site must be dedicated open space in common ownership, at least 75% of that contiguous with no portion narrower than 100 ft, and half of it kept natural.
• On a corner lot a side yard abutting the side street owes the same as the front yard, and front and corner-side setbacks are measured from the street line, not the property line.
• Where public sewers are not available, a lot must have enough space for a private sanitary waste disposal system, as determined by the Monroe County Health Department.
• Under § 130-32 a one-storey dwelling needs 800 sq ft on the ground floor and a taller one 1,000 sq ft in total, with a first-floor enclosed area of at least 650 sq ft, 20 ft across.

Residence A - RA is the town's only multi-family district: the lot must be at least 12,000 sq ft, and the number of units is set by 3,500 sq ft of land per dwelling unit. It is available only with public sewer and public water.

• A single-family dwelling here follows note 3 instead: 80 ft of width, a 35 ft front setback, 10 ft to each side with 20 ft for the pair, 30 ft to the rear and 30% coverage.
• Its floor area is 800 sq ft for a one-storey dwelling and 1,000 sq ft in total for a taller one.
• An open space development is a by-right form of at least 5 acres, mandatory above four lots from a source parcel of 100 acres, with 40% of the site as open space and 75% of that contiguous.
• On a corner lot, a side yard abutting the side street owes the same as the front yard.
• Front and corner-side setbacks are measured from the street line, not the property line.
• Minimum floor area under § 130-32 runs by unit: 550 sq ft for an efficiency, 700 for a one-bedroom, 850 for a two-bedroom and 150 sq ft more for each added bedroom.