Town of Moreau, NY: zoning for new construction

R-1 One-Family Residential - The lot minimum is the same with public water and sewer as without public water, and a lot must meet the minimum depth as well as the area and width.

• A place of worship needs at least 100,000 sq ft on a 300 by 300 ft lot, with up to 50 ft of height and an 80 ft front yard.
• A public or private school needs at least 5 acres on a 400 by 300 ft lot at 20% coverage, with a 1,200 sq ft minimum floor area.

R-2 One- and Two-Family Residential - Without public water the lot minimum rises to 32,500 sq ft on 175 by 175 ft; the 22,500 sq ft on 125 by 125 ft applies with public water and sewer.

• A two-family dwelling needs at least a full acre on a 175 by 175 ft lot, with at least 1,200 sq ft of floor area, and the acre applies whether or not the lot has public water.
• A senior one-family dwelling takes a lot at least 75 ft wide and 200 ft deep, with a 30 ft front yard and a 10 ft side, and must be served by municipal water.
• Each senior lot must be owned and occupied by at least one person aged 55 or over, may not be sold to anyone but a senior owner-occupier, and carries that restriction in its deed.
• Special permit uses need site plan review by the Planning Board.
• On a special permit, a club or lodge and a funeral home need at least 100,000 sq ft on a 300 by 300 lot at 10% coverage, and a golf or country club at least 50 acres.
• A telecommunication tower is confined to town-owned property in part of R-2, where it may reach 120 feet.

R-3 Agriculture, One- and Two-Family Residential - Agriculture has its own standards: at least 5 acres on 250 by 250 ft, no coverage limit, 35 ft of height and 25 ft on all three yards. Customary farm structures and a farm pond are permitted accessory uses.

• Special permit uses follow the R-1 and R-2 figures, except a day-care centre, which needs at least 60,000 sq ft on 200 by 175 ft at 25% coverage, a 1,200 sq ft floor area and 30 ft of height.

R-4 Agriculture, One- and Two-Family Residential - Most special permit uses need the same 3 acres as a house but a different lot shape, and every special use except a place of worship is held to 30 ft of height.

• A club, lodge or funeral home needs a 300 by 300 ft lot at 10% coverage, and a funeral home a 2,000 sq ft minimum floor area.
• A place of worship needs a 300 by 300 ft lot at 25% coverage and may reach 50 ft of height.
• A golf or country club needs at least 50 acres on 400 ft of width at 2% coverage; a swim club needs at least 160,000 sq ft on 400 by 300 ft at 5%.

R-5 Agriculture, One- and Two-Family Residential - Customary farm structures, a farm pond and the sale of farm produce grown on the premises are permitted accessory uses. Agriculture takes the same lot as a dwelling but 25 ft on all three yards.

• Special permit uses here follow R-4's standards, with some exceptions; confirm them with the Building Department.

UR Multifamily, One- and Two-Family Residential - Apartments, condominiums and townhouses need 5,000 sq ft of land per dwelling unit and public water and sewer, and every multifamily use needs site plan review by the Planning Board.

• One- and two-family dwellings follow R-2: a one-family takes 22,500 sq ft on 125 by 125 at 25% coverage, with an 800 sq ft floor area, 38 ft of height and a 40 ft front, 15 ft side and 30 ft rear.
• R-2's unserviced rung of 32,500 sq ft on 175 by 175 travels with that reference.
• A duplex takes the R-2 two-family row: 1 acre on 175 by 175 with a 1,200 sq ft minimum floor area, 25% coverage, 38 ft of height and the same yards.
• The 600 sq ft minimum floor area applies to each dwelling unit.

C-1 General Commercial - Every use in C-1 needs site plan review, and every commercial use takes the same lot, coverage, height and yard figures.

• No minimum floor area applies to a commercial building here.

CC-1 Commercial and Communications - A telecommunication tower needs a Planning Board special use permit and may reach 120 feet at 60% coverage on at least one acre. Site plan review is required for every use here.

• A tower must stand back from every abutting parcel and street line by 50% of its height, or 100% where the parcel abuts residentially zoned or used property (§ 149-50.1).
• The tower's lot is the land those setbacks need or the district minimum, whichever is greater.
• The uses allowed here, principal, accessory and by special permit, are the same as in C-1.
• Both the 200 ft width and the 175 ft depth bind, so a lot may meet the area and the width and still fail on depth.

C-2 Neighborhood Commercial - The 22,500 sq ft minimum is stated for a lot with public water and public sewer, and where the lot adjoins an R district a 30 ft setback applies in place of the 15 ft side yard, with fencing and/or planting.

• Ask the building department whether a lot without public water and sewer can be built on here at all.
• A single-family dwelling, a laundromat, a fueling station and an apartment over a store each need a special permit, on the same standards as the rest of the district.
• Site plan review is required for every use in C-2.
• Both the 100 ft width and the 100 ft depth bind, so a lot may meet the area and the width and still fail on depth.

C-3 Residential and Professional - Despite the C prefix this is a residential district: the permitted principal uses are a single-family dwelling, a professional office and a customary home occupation, and there are no special-permit uses.

• Public water and sewer do not change the 22,500 sq ft lot minimum.

M-1 General Manufacturing and Industrial - A 100 ft setback is required from any residential district or use, and every use needs site plan review.

• Junkyards, tow yards and salvaging, and heavy equipment sales, need at least 80,000 sq ft; light manufacturing, tool and die, instrument manufacture and vehicle service need 65,340 sq ft.
• Accessory structures over 144 sq ft must meet the principal building's setbacks, except single-family homes under § 149-5.

M-1A General Manufacturing and Industrial - A 100 ft setback is required from any residential district or use, and every use needs site plan review.

• A water-dependent use needs at least 21,730 sq ft. Warehousing, public utility power generation and park and recreation facilities need at least 80,000 sq ft.
• A single-family dwelling is a special permit use on R-2's figures: at least 22,500 sq ft with water or 32,500 without, with a 40 ft front, 15 ft side and 30 ft rear yard.
• Accessory structures over 144 sq ft must meet the principal building's setbacks, except single-family homes under § 149-5.

M-2 General Manufacturing and Industrial - A 100 ft setback is required from any residential district or use, and every use needs site plan review.

• Manufacturing, assembly or other industrial operation, agricultural packaging, processing and storage, and heavy equipment sales, rental and service each need at least 80,000 sq ft.
• Tool and die and instrument manufacture need at least 63,540 sq ft, a figure that looks like a digit transposition; confirm it with the Building Department.
• Accessory structures over 144 sq ft must meet the principal building's setbacks, except single-family homes under § 149-5.

RP Resource Protection - Hunting and fishing camps and cabins are a permitted principal use alongside the one-family dwelling, with a minimum floor area of 500 rather than 800 sq ft.

• Agriculture, timber harvesting, dog kennels, riding stables and a professional office need at least 5 acres on a 250 by 250 ft lot, with no coverage limit and 30 ft of height.
• Quarrying, mining and sand and gravel extraction are special permit uses on the same 5-acre standard.