Existing Conditions

A. Demographic Characteristics

The Town and Village of Waterford are located in the southeastern corner of Saratoga County in the Albany-Schenectady-Troy Metropolitan Statistical Area. The Town of Waterford encompasses approximately 6.6 square miles and has a total population of 8,695. The Village of Waterford, one of the oldest incorporated villages in the United States, occupies 0.3 square miles in the southeastern portion of the Town. With approximately 2,500 residents in 1990, the Village accounts for about 30% of the Town’s overall population but less than 5% of its land area.

The Town and Village of Waterford are positioned at the convergence of the Hudson River, the Mohawk River, and the New York State Barge Canal. The Town of Waterford is bordered by the Town of Halfmoon to the north and west. The Town of Schaghticoke and the City of Troy in Rensselaer County lie directly to the east, across the Hudson River, while the City of Cohoes and the Town of Colonie in Albany County are located on the opposite side of the Mohawk River, south and west of the Town.

To allow for an accurate analysis of demographic trends in the Town and Village of Waterford, this section breaks out data separately for the Town of Waterford excluding the Village, and the Village of Waterford. These areas correspond to census tracts 627 and 628, respectively. Unless otherwise noted, data on the Town of Waterford refers to areas of the Town outside the Village boundaries.

Population

When the last decennial census was taken in 1990, the Town’s population was 6,203 and the Village had 2,492 residents. To update population data between the years of the decennial census, the Bureau of the Census produces population estimates for municipalities based on births, deaths, tax returns, and other records. The most recent estimates available from the Census Bureau indicate a population of 6,930 residents in the Town and 2,241 residents in the Village in 1998^{^[1]}.

As shown in Table 1, the Town of Waterford has experienced steady growth over the last several decades, with the most dramatic increase in population occurring during the 1980s, a time when many new housing units were developed in the Town. Between 1960 and 1990, the Town experienced a cumulative 43.7% increase in population. Figures from the Capital District Regional Planning Commission (CDRPC) indicate that population growth in the Town from 2000 through the year 2020 is likely to be moderate, with an increase of about 7% over the next twenty years.

In contrast, the Village of Waterford has lost population in recent decades, declining 14.5% between 1960 and 1990. Similar to other small communities in New York, the Village has had a relatively stable or declining population base, with little potential for significant growth. Projections from CDRPC indicate only marginal change in the size of the Village population relative to that of the Town. By 2020, the Village is expected to have about 2,360 residents, comprising 25% of the Town’s population, compared to 40.3% in 1960.

Table 1: Population Change - Town and Village of Waterford

Year

Population

Ten-Year

Change

Cumulative Change

As Percent of County Population

1960 (Town Outside Village)

1960 (Village)

4,316

2,915

4.8%

3.3%

1970 (Town Outside Village)

1970 (Village)

4,680

2,879

8.4%

-1.2%

8.4%

-1.2%

3.9%

2.4%

1980 (Town Outside Village)

1980 (Village)

4,789

2,405

2.3%

-16.5%

11.0%

-17.5%

3.1%

1.6%

1990 (Town Outside Village)

1990 (Village)

6,203

2,492

29.5%

3.6%

43.7%

-14.5%

3.4%

1.4%

2000* (Town Outside Village)

2000* (Village)

6,602

2,376

6.4%

-4.9%

53.0%

-18.5%

3.3%

1.2%

2010* (Town Outside Village)

2010* (Village)

6,901

2,363

4.5%

-0.5%

59.9%

-18.9%

3.2%

1.1%

2020* (Town Outside Village)

2020* (Village)

7,040

2,358

2.0%

-0.2%

63.1%

-19.1%

3.2%

1.2%

Source: Bureau of the Census, except (*), updated population projections from the Capital District Regional Planning Commission.

Table 2 compares overall population change in the Town of Waterford (including the Village) with that of Saratoga County, as a whole and neighboring municipalities, between 1980 and 1990. According to 1990 figures, the Town is growing at a faster rate than the County and at a much faster rate than the state. Compared to surrounding communities, Waterford’s rate of population growth is higher than the Towns of Halfmoon or Schaghticoke. The Cities of Troy and Cohoes both lost population during the 1980s.

Table 2: Comparative Population Change, 1980 – 1990

New York State

2.5%

Saratoga County

17.9%

Town of Halfmoon

17.0%

Town of Schaghticoke (Rensselaer Co.)

6.5%

Town of Waterford (including Village)

20.9%

City of Troy (Rensselaer Co.)

-4.2%

City of Cohoes (Albany Co.)

- 7.3%

Source: Bureau of the Census.

Households

A change in the number of households can have a significant impact on the overall demand for housing in a community and the type of housing desired. As defined by the Census Bureau, a household includes all persons who occupy a housing unit; the occupants may be a single family, one person living alone, two or more persons living together, or any other group of related or unrelated individuals who share living arrangements outside of an institution.

In 1990, there were 2,361 households in the Town of Waterford and 1,028 in the Village. This represents increases of 45.9% in the Town and 7.8% in the Village compared to 1980 (Table 3). To some extent, the increase in the number of households correlates with the increased population count and the rate of housing growth in the Town outside the Village.

At the same time, the average number of persons per household in the Town and Village of Waterford has declined, paralleling trends nationwide. In general, the decrease in household size over the last several decades is attributable to three factors: lower birth rates, with fewer children per family; a concurrent increase in single parent families; and a greater number of single-person households. Projections from the Capital District Regional Planning Commission indicate that the number of households in the Town and Village of Waterford will increase somewhat over the next twenty years, while the decline in the average household size will begin to level off.

Table 3: Household Projections - Town and Village of Waterford

Year

Number of Households

Ten-Year Change

Persons Per Household

1980 (Town, No Village)

1980 (Village)

1,618

954

2.94

2.50

1990 (Town, No Village)

1990 (Village)

2,361

1,028

45.9%

7.8%

2.61

2.36

2000* (Town, No Village)

2000* (Village)

2,557

1,025

8.3%

-0.3%

2.49

2.30

2010* (Town, No Village)

2010* (Village)

2,729

1,037

6.7%

1.2%

2.44

2.26

2020* (Town, No Village)

2020* (Village)

2,809

1,042

2.9%

0.5%

2.42

2.24

Source: Bureau of the Census, except (*), updated projections from the Capital District Regional Planning Commission.

Table 4 shows the distribution of households by type in each respective area. Within the Town, 61.4% of households could be considered “traditional” nuclear families with a husband, wife, and related children under the age of 18, while 14.4% were headed by a single parent. In the Village, 50.3% were traditional nuclear family units, while 12.1% were headed by a single parent.

Consistent with national trends, the composition of household types in both the Town and Village has changed significantly since 1980, with a larger proportion of single parent households and a smaller proportion comprised of married couple families. This may have implications for community services and employment opportunities related to child care in the future. There has also been a moderate increase in the number of non-family households, including single person households and households of unrelated persons, such as roommates or domestic partners.

Table 4: Households by Type, 1980 - 1990, Town and Village of Waterford

Town Outside Village

Village

Type

1980

1990

Change

1980

1990

Change

Married couple families

1,146 (70.8%)

1,450 (61.4%)

304 (26.5%)

520 (54.5%)

517 (50.3%)

-3
(0.6%)

Male headed household, no wife

36
(2.2%)

106
(4.5%)

70 (194.4%)

25
(2.6%)

29
(2.8%)

4
(0.2%)

Female headed households, no husband

119
(7.4%)

233
(9.9%)

114 (95.8%)

103 (10.8%)

96
(9.3%)

-7
(6.8%)

Non-family households

317
(19.6%)

572
(24.2%)

255 (80.4%)

306 (32.1%)

386 (37.6%)

80
(26.1%)

Source: Bureau of the Census.

Age

Table 5A compares the age distribution of Waterford’s population in 1980 and 1990. The age structure of the population can have important implications for the delivery of services within the community, including education, recreation, and child care or elder care programs.

Table 5A: Age Distribution, 1980 - 1990, Town Outside Village and Village of Waterford

Town Outside Village

Village

Age Group

1980

1990

Change

1980

1990

Change

0 - 4 Years

280

(5.9%)

493

(7.9%)

76.1%

186

(7.7%)

169

(6.8%)

-9.1%

5 - 17 Years

998

(20.8%)

990

(16.0%)

-0.8%

430

(17.9%)

478

(19.2%)

11.1%

18 – 24 Years

603

(12.6%)

570

(9.2%)

-5.5%

288

(12.0%)

207

(8.3%)

-28.1%

25 – 44 Years

1,159

(24.2%)

2,251

(36.3%)

94.2%

623

(25.9%)

828

(33.2%)

32.9%

45 – 64 Years

1,241

(25.9%)

1,181

(19.0%)

-4.8%

538

(22.4%)

346

(13.9%)

-35.7%

65 Years and Over

508

(10.6%)

718

(11.6%)

41.3%

340

(14.1%)

464

(18.6%)

36.5%

Source: Bureau of the Census.

The most recent census figures indicate that in 1990, 36.3% of Town residents and 33.2% of Village residents were between the ages of 25 and 44 – “baby boomers,” born during the 1946-1964 period when birth rates in the United States soared upward. These individuals are now entering their peak earning years. The school-age population (ages 5-17) represented 16.0% of the Town’s population and 19.2% of the Village’s population.

Between 1980 and 1990, both the Town and the Village experienced significant increases in the 25-44 category. The number of elderly residents (65+) also increased. In contrast, there was a decline in the young adult group (ages 18-24). The median age of the Town as a whole increased from 32.5 years to 33.3 years during the 1980s. This is higher than Saratoga County (32.8) but slightly below that of New York State (33.9).

Claritas, Inc. is a private company which has been providing estimated and projected demographic data for marketing and other uses for more than twenty years. At the national, state, and county levels, the company develops population estimates based on the most recent estimates produced by the Census Bureau. Population growth is then projected using forecasts provided by WEFA, an econometric forecasting firm^{^[2]}. At smaller geographic levels, a variety of other sources, such as estimates from local agencies, household and consumer marketing databases, and other proprietary sources, may also be used. The ability of Claritas to provide annual demographic estimates and projections for small areas like towns and census tracts makes it a valuable alternative when such information is not available from government agencies.

Table 5B: Age Distribution, 1990 - 1999, Town Outside Village and Village of Waterford

Town Outside Village

Village

Age Group

1990

1999

Change

1990

1999

Change

0 - 4 Years

493

(7.9%)

518

(7.4%)

5.1%

169

(6.8%)

145

(6.5%)

-14.2%

5 - 19 Years

1,141

(18.4%)

1,437

(20.5%)

25.9%

540

(21.7%)

451

(20.3%)

-16.5%

20 – 24 Years

419

(6.8%)

356

(5.1%)

-15.0%

145

(5.8%)

123

(5.5%)

-15.2%

25 – 44 Years

2,251

(36.3%)

2,294

(32.7%)

1.9%

828

(33.2%)

700

(31.5%)

-15.5%

45 – 64 Years

1,181

(19.0%)

1,419

(20.2%)

20.2%

346

(13.9%)

431

(19.4%)

24.6%

65 Years and Over

718

(11.6%)

999

(14.2%)

39.1%

464

(18.6%)

374

(16.8%)

-19.4%

Source: Bureau of the Census (1990) and Claritas, Inc. (1999 estimates). Note that the age categories used in this table differ somewhat from those used in Table 5A; Claritas does not use the same age groups.

Claritas estimates for 1999 indicate some recent shifts in Waterford’s population according to age. In the Town outside the Village, the number of residents in the 5-19, 45-64, and 65 and over age groups increased considerably, while the 20-24 group decreased 15.0% between 1990 and 1999. In the Village, the only age group to increase in size was the 45-64 category, most likely due to the continued aging of the baby boom category.

Educational Attainment

The decennial census provides information regarding the educational attainment of persons 25 years of age and older. According to the 1990 Census, approximately 80% of all Waterford residents have attained at least a high school diploma (Table 6). However, they are less likely to have continued their education beyond high school compared to Saratoga County residents as a whole: in 1990, 13.5% of Town residents and 11.3% of Village residents, compared to 25.2% of County residents, had earned a bachelor’s degree or higher.

Table 6: Educational Attainment of Individuals Aged 25+, Town and Village of Waterford and Saratoga County, 1990

Attainment Level

Town Outside Village

Village

Saratoga County

Less than high school diploma

19.0%

23.0%

17.0%

High school diploma or higher

81.0%

77.0%

83.0%

Bachelor's degree or higher

13.5%

11.3%

25.2%

Source: Bureau of the Census.

Issues, Opportunities, and Challenges

Opportunities

· The shifting of the population to the Town outside the Village may require additional amenities and services in outlying areas of the Town.

Challenges

· The population growth in the Town outside the Village over the last 30 years could be a significant issue for the future. The extent to which the Town’s population continues to grow may depend on the rate of housing growth in the Town.

· The declining Village population has contributed to absentee landlords and decreased patronage of downtown businesses.

· As in many other communities, the increased proportion of “non-traditional” family types (e.g., single parent households, single person households) may impact the types of community services needed in Waterford.

· The population of both the Town and Village is aging. Additional senior housing may be needed to accommodate elderly residents in Waterford.

B. Land Uses and Zoning

Existing Land Uses

According to the Town and Village assessors, 42% of the land in the Town of Waterford outside of the Village is assessed as residential property, including vacant properties. Twenty-eight percent of the land is in commercial use (this includes community services); 30% is used for industrial purposes and less than one percent is classified as being in agricultural use. In the Village, 75% of the land is assessed as residential, and 25% is in commercial use (again, including community services).

Land Development Patterns

The existing land uses for Town and Village of Waterford are presented for nine distinct, but arbitrarily named sub-areas. Specific sub-area boundaries are shown on Map 1. Each of these sub-areas exhibits unique land use patterns which are outlined below. General boundary descriptions and a preliminary analysis of opportunities and constraints in the near-term and long-term are included for each sub-area.

The sub-areas in the Town of Waterford outside the Village include:

· Hudson River Road Sub-Area;

· Middletown/Fonda Roads Sub-Area;

· Upper Mohawk/North Waterford Flight Sub-Area;

· Lower Mohawk/South Waterford Flight Sub-Area;

· Sugarloaf Pond/Saratoga Avenue Sub-Area; and

· Five Islands Sub-Area.

Sub-areas in the Village of Waterford include:

· Northern Village Sub-Area;

· Broad Street Commercial Sub-Area; and

· Battery Sub-Area.

It should be noted that there is substantial overlap between the sub-areas used to divide up the Town and Village for the Comprehensive Plan, and the sub-areas of the Local Waterfront Revitalization Plan (LWRP) waterfront revitalization area. The overlap applies to the Hudson River Road, Upper Mohawk/North Waterford Flight, Five Islands, Northern Village, and Broad Street Commercial Sub-Areas. The other sub-areas used in the Comprehensive Plan generally cover areas outside or expanding beyond the waterfront revitalization area; the Southern Village Sub-Area combines two smaller sub-areas (Battery and Southern Village) used in the LWRP.

Land uses are graphically shown on Map 2.

Hudson River Road Sub-Area

The Hudson River Road Sub-Area is defined as the area generally bounded to the north by the Town of Halfmoon, the Hudson River to the east, the Old Champlain Canal to the west, and the Village of Waterford’s northern boundary to the south. This sub-area contains the predominantly industrial and manufacturing uses in this area of the Town of Waterford, as well as the 100- and 500-year flood hazard zones.

The northern half of Hudson River Road, particularly on the west side, is primarily made up of manufacturing, warehousing, and industrial uses. The GE Silicones facilities occupy a significant portion of the northwestern side and part of the northeastern side of Hudson River Road. Maximum Security and the DeGussa Corporation are located on School House Road running east/west across the northern end of Hudson River Road. South of GE Silicones is the Golub Corporation Frozen Food Warehouse (the former Grand Union site) at the northwest corner of Bells Lane and Hudson River Road. On the eastern side of Hudson River Road is a mix of residential properties and properties owned by GE. Nine businesses, predominantly industrial or manufacturing establishments, are located on Industry Drive which crosses Hudson River Road south of Higgins Road.

Although Hudson River Road has a concentration of industry, there are pockets of retail commercial and residential uses. For instance, there are four single family houses on large lots across from the main GE facility. The houses are nicely buffered by a row of mature pine trees.

Between Bells and Higgins Road, there are approximately six single family homes on the east side of Hudson River Road. South of Higgins Road, Hudson River Road has a mix of commercial and residential uses. Single family homes and some multi-unit structures dot both sides of the road, many with little setback or tree buffers, varying in size, lot size, and condition. South of Industry Drive, the land on Hudson River Road becomes predominantly residential with the density increasing as one approaches the Village.

There are several commercial uses between Higgins Road and Industry Drive on Hudson River Road, including automotive repair shops, convenience stores/gas stations, a motel, and others.

Pockets of open space or undeveloped land exist in this sub-area, particularly on the eastern side of Hudson River Road. There are also snowmobile trails along the northern boundary of the Town on School House Lane; however, these lands are owned by the City of Mechanicville.

Opportunities

· This sub-area provides an opportunity for the creation of additional employment through industrial expansion.

Constraints

· The predominance of industrial uses in this sub-area may preclude the development of other land uses such as residential and recreational.

Middletown/Fonda Roads Sub-Area

The Middletown/Fonda Roads Sub-Area is located in the Town of Waterford and is generally bounded to the north by the Town of Halfmoon, to the east by the old Champlain Canal, to the west by the Mohawk River, and to the south by the Erie Canal and the Village of Waterford boundary.

The sub-area is dominated by residential land uses and is the primary location of the Town’s subdivisions. The only non-residential uses include St. Joseph’s Cemetery on Middletown Road on the west side just north of the Village line, St. Mary’s Cemetery on the east side of Middletown Road north of the Prospect Hill subdivision, St. Peter’s and St. Paul’s Cemetery just south of St. Mary’s, and St. Michael’s Cemetery adjacent to Swayze Acres on the east side of Middletown Road. Next to St. Michael’s Cemetery is the Waterford Halfmoon Central School campus which is one building, the Friends Park Playground, several recreational fields and Waterford United Methodist Church. There are also recreational fields on the west side of Middletown Road operated by the Town of Waterford. The only commercial uses in this sub-area are at the town line where Middletown and Fonda Roads converge.

Middletown Road

The patterns of residential development in this sub-area appear to have been dictated by topography and the location of water and sewer lines. The topography includes a variety of steep slopes and small plateaus where development is located. The majority of the housing is single family with a variety of sizes, ages, conditions, and lot sizes.

Several subdivisions have been constructed along the plateau of Middletown Road including Hillview Terrace, just north of the Village line, and Prospect Hill. Both were built c. 1950. Swayze Acres is a development on the north side of Middletown Road built after 1950 with homes added through the 1960s and 1970s. The homes are of mixed size on small, well-treed lots. On the opposite side of Middletown Road, along Robin Lane and adjacent streets, is Elayne Meadows. Homes in this area were constructed in the mid-1960s and are surrounded by mature trees and plantings.

Heading west on Middletown Road there is a small development on the west side of the school campus. Highland Hills North, a development of large single family homes built in the late 1970s, is also on the north side of Middletown Road. On the opposite side of Middletown Road is Devitt Road South which is a mature subdivision of smaller homes on smaller lots. Just west is Suncrest Estates which was built in the 1980s and is nestled between Middletown Road and Fonda Road. The homes are large, and many were custom built, with large, landscaped lots and a designated greenspace park. The Birch Glen development, constructed in the 1990s, is located on the north side of Middletown Road just before it intersects with Fonda Road. Large custom homes on large lots are mixed with pockets of mature trees and newly landscaped areas with saplings. Birch Glen also includes some duplexes and apartment buildings. Another recent housing development near the intersection of Middletown and Fonda Roads is Copperfield, which consists entirely of single family homes.

Fonda Road

Fonda Road has single family homes on both sides with additional housing developments concentrated at its western end. There is a treed enclave of single family homes on Ferguson Street and Cappabianca on the south side of Fonda Road with a mix of new and older homes of varying sizes and lots. Heading east is a large development called Riverbend which began construction in the 1980s and continues to be phased in today with many lots still available. The housing is a mix of large single family homes, townhouses, and apartments; some are built into hillsides, others on small plateaus leading to steep drop-offs. The development meanders south to the state boat launch (Alcathy’s Marina). To the east are Strawberry Ridge Apartments and Pine Park Apartments built in the 1980s. A mobile home park is situated off of Fonda Road more than a mile east of Pine Park Apartments.

Opportunities

· There may be some opportunities for small-scale, in-fill development in this sub-area with changes to the zoning ordinance.

Constraints

· Given the rapid development of this sub-area, some land conservation districts may need to be considered to protect open space or establish buffers.

· Topography and soil conditions make additional development in this sub-area difficult. Most areas of prime developable land, not including lands used for recreational purposes, have already been built-out.

Upper Mohawk/North Waterford Flight Sub-Area

The narrow Upper Mohawk/North Waterford Flight Sub-Area is defined by the arbitrary parallel lines approximately 500 feet north of Waterford Flight Road’s center line to the north, the Village’s western boundary to the east, and the Waterford Flight to the south. The sub-area contains the Mohawk River shoreline above Cohoes Falls and the northern shoreline for the Waterford Flight.

This sub-area is adjacent to the Waterford Flight which is an impressive set of five lift locks along the Erie Division of the Barge Canal. Waterford Flight Road runs along the canal. The sub-area begins west of Lock 3 of the Waterford Flight.

Between Lock 4 and Lock 5 the land along Waterford Flight Road, which is owned by the NYS Canal Corporation, is undeveloped. Approximately six newer houses facing Fonda Road can be seen from Waterford Flight Road near Lock 4. There is an old power house at Lock 4 and Lock 5; however, a small, newer building also exists at Lock 5. Heading north on Waterford Flight Road past Lock 5, the east side of the road is also Canal Corporation land. The land is owned by the NYS Canal Corporation as far west as the area known as Alcathy’s Marina (now NYS Boat Launch), which has a boat launching ramp, dock and picnicking facilities.

Opportunities

· The construction of a proposed walking trail along the Waterford Flight would enhance the recreation possibilities of the Town and region.

· There is potential for increased recreational activity on land owned by the NYS Canal Corporation at Alcathy’s Marina (NYS Boat Launch) if additional enhancements can be made.

Constraints

· The Town has designated the canal shoreline area a land conservation district. However, additional protective measures such as waterfront design review guidelines and screening or buffering requirements may be needed to maintain the scenic quality of the Waterford Flight given the close proximity of residential development off Fonda Road.

· The terrain in this sub-area varies greatly and is often steep-sloped and eroded, creating a potentially dangerous landscape.

Lower Mohawk/South Waterford Flight Sub-Area

The Lower Mohawk/South Waterford Flight Sub-Area is somewhat irregularly bounded and includes three distinct sections. The largest section of this sub-area generally includes all the land situated between the Erie Canal and Mohawk River to the west of the Niagara Mohawk power transmission line right-of-way. The power transmission line runs generally northeastward from a point below the Cohoes Falls to a point west of the boundaries of the Waterford Rural Cemetery, then closely parallels the cemetery boundary to the Erie Canal. Mountainview Avenue parallels the power line to the immediate east. The other two sections of this sub-area are along the Erie Canal and Mohawk River shorelines, with the boundary line extending inland and following an arbitrary line paralleling the shoreline at a distance of approximately 500 feet.

This sub-area has remained largely undeveloped throughout Waterford's history. For the most part, it consists of open space in public and private ownership, with a number of small summer camps located along the Mohawk River and Crescent Lake shorelines. The camps are generally located well north of the Cohoes Falls where the rugged topography flattens out (roughly opposite Fonda Road in the City of Cohoes). The camps are linked by private roads.

The Erie Canal shoreline is largely owned by New York State with land uses consisting mainly of open space. The Mohawk River shoreline is partially developed and is generally in residential use in the areas west of Saratoga Avenue (along River, Grove, Grand and Clifton Streets).

Opportunities

· The undeveloped Mohawk River shoreline provides scenic views of the Cohoes Falls and the Harmony Mills Industrial Complex with opportunities for recreation and the interpretation of historic and natural resources.

Constraints

· Water access is constrained by the extremely steep slopes along the Mohawk River and the Cohoes Falls.

· Much of the waterfront land in this sub-area is privately owned. Trail development would require the acquisition of easements or property. Because of the special character of this area, any future development of land in this sub-area should be done in accordance with a well-thought out plan, with allowances for public access.

· The prevalence of private ownership in this sub-area may also restrict future development and public access.

Sugarloaf Pond/Saratoga Avenue Sub-Area

The Sugarloaf Pond/Saratoga Avenue Sub-Area is generally bounded by the Barge Canal to the northeast, the Niagara Mohawk power transmission line right-of-way to the northwest, and the Mohawk River to the west and south. The sub-area contains the Town's southern gateway and its link to Cohoes and other points to the south. It includes the Northside Historic District, Waterford Historical Museum, old Champlain Canal and Canalway Trail, several thriving industries, a wide range of housing in various conditions and styles, and two commercial areas. Dams in the Mohawk River prevent boater access to this area.

A portion of this sub-area lies within the Northside Historic District, which was listed in the National Register of Historic Places in 1975 and includes approximately 123 structures. The overall character of this sub-area has always reflected its division by the D & H Railroad right-of-way to the west of Saratoga Avenue, Saratoga Avenue itself, the Champlain Canal (and canalway trail), and the Fourth Branch of the Mohawk River. King's Power Canal, which has nearly disappeared from the landscape, once ran parallel to the Mohawk River, providing water power to a wide range of industries along the Fourth Branch of the Mohawk River. The Erie Canal, Champlain Canal and Fourth Branch of the Mohawk River actually make the area currently occupied by Ursula of Switzerland, the Town Highway Department and Water Pollution Control Facility, and Mohawk Paper an island. Although residential uses are most prevalent, land uses in this sub-area are quite diverse and include residential, commercial, recreational, industrial and public uses.

Generally speaking, residential uses predominate along Saratoga Avenue, Museum Lane, Fulton and Canal Streets, as well as the side streets to the west of Saratoga Avenue. Between the Mohawk River and Clifton Street/Museum Lane, a large, single-family house in excellent condition occupies the east side of Saratoga Avenue; several two-family houses in poor to fair condition are located on the west side. Museum Lane is characterized by small, densely built houses in fair to poor condition. Although most appear to have been built in the eighteenth and nineteenth centuries, their architectural and historical character has not been preserved. Museum Lane is heavily posted with signs announcing "private property" and "keep out," and there is very little indication that the Waterford Historical Museum and the southern terminus of the Champlain Canalway Trail are located here.

From Fulton Street to Hill and Canal Street on Saratoga Avenue, residential buildings vary considerably in style, building materials and condition. Most are wood frame buildings in fair condition. In addition, while most of these residential buildings were originally large single family homes, many of them have been subdivided into two- to four-unit apartments. There are approximately four large apartment buildings. Fulton and Canal Street are defined by small residential buildings on small lots. Most buildings appear to date to the early nineteenth century, but their architectural character has been largely obscured.

Residential uses also predominate on the west side of Saratoga Avenue between Hill and Arch Streets. Housing conditions, styles and building materials again vary considerably. Most houses are large one- and two-family frame buildings on fairly large lots. The Town-owned Clement Park is located at the end of Clifton Street and overlooks the Mohawk River and Harmony Mills in Cohoes. Residential uses in this sub-area are predominantly one- and two-family houses constructed during the late 1800s and early 1900s and situated on small, narrow lots. Clifton Street Extension, which is characterized by mid-sized single family detached houses on larger lots, is the only exception to the otherwise high-density residential development pattern.

The most notable residential buildings, known as "Mill Owner's Row," are located on Saratoga Avenue between Arch and Van Ness Streets. The west side of Saratoga Avenue, which is located very close to the Champlain Canal in this area, is characterized by large, historically and architecturally distinctive houses built on large hillside lots. These handsome buildings are generally in good to excellent condition; most other housing in this sub-area consists of smaller wood frame single- and multi-family houses. Most buildings are in fair condition and would benefit from rehabilitation.

Land on the west side of Saratoga Avenue, near the Town-Village boundary, is in public use and occupied by the Waterford Rural Cemetery. Land uses to the east of Saratoga Avenue include residential, industrial and public uses. Three single family houses are located at the top of Burton Avenue. The Champlain Canal, Canalway Trail and Town Highway Department occupy most of the remaining land. The New York State Office of Parks, Recreation and Historic Preservation has determined that this whole area is archeologically sensitive.

A small residential area known locally as "Dial City" surrounds the former Ormsby-Laughlin Textile Mill (now Ursula of Switzerland) along Mohawk, Short Sixth and South Streets. This neighborhood is characterized by single-family houses on small lots which were probably constructed during the mid-nineteenth century. For the most part, the architectural and historical character of these buildings has been obscured by later additions and alterations. The recently reopened Fourth Street Bridge connects this area to the southern portion of Waterford village.

Commercial uses are concentrated at the southern end of this sub-area between the Mohawk River and Fulton Street. They include a grocery store, doll store, chiropractor's office, hardware store, McDonald's, and a strip mall occupied by an auto supply store, hair salon, pasta and pizza restaurant, insurance offices, aerobic training center, wine and liquor store, Stewarts Shop, dollar store, and beverage outlet. Two automotive businesses are located along Saratoga Avenue between Hill, Canal, and Arch Streets. Another commercial cluster exists on the west side of Saratoga Avenue between Van Ness and Maple Streets. This cluster includes a bank, medical building, and a clock repair and restoration shop.

Recreational uses predominate on the east side of Saratoga Avenue and include Garrett Field (to the south of Hutchinson Lane) and the Champlain Canalway Trail. This trail extends throughout the sub-area paralleling Saratoga Avenue. Trailheads are marked where the trail begins at the Waterford Historical Museum and Cultural Center as well as in areas where the trail intersects with roadways (Fulton Street, Hill Street, and Hutchinson Lane).

Industrial uses dominate the area to the east of the Champlain Canal, reflecting historic land use trends and the importance of water power. Industries include Ursula of Switzerland, a clothing manufacturer located in the old Ormsby-Laughlin Textile Mill on Mohawk Avenue and Mohawk Paper, which occupies and owns most of the land along the Mohawk River. A storage building used by Mohawk Paper is located on the north side of O'Connor Drive near the company’s main entrance. To the east of Van Ness Street, a considerable amount of formerly industrial land is vacant and underutilized.

Public uses are also abundant in this sub-area. They include the F.B. Peck Hose Company, which occupies a new building on the east side of Saratoga Avenue near Canal Street; the Waterford Emergency Team, Inc., which is on Davis Place; the Town of Waterford Waste Water Treatment Facility along Mohawk Avenue; and the Town Highway Department (just off Hutchinson Lane). The Waterford Historical Museum is hidden within a warren of small, densely built houses at the end of Museum Lane. The other major public use in this sub-area is the Waterford Rural Cemetery, which is located along Maple Avenue and Saratoga Avenue.

Northwest of the railroad tracks is a residential area that is more densely populated near Saratoga Avenue, with larger lots and predominantly single family homes to the northwest. The residences surrounding Sugarloaf Pond Park were built after 1950 and are a mix of sizes, while the homes off Catallo Drive are newer, larger and less concentrated. The residences in the area of Mountainview Avenue, Garrett Drive, and Valleyview Avenue northwest of Sugarloaf Pond are on smaller lots and are a mix of new homes and homes built in the 1970s and 1980s.

Opportunities

· The Cohoes-Waterford Bridge and Saratoga Avenue represent Waterford's southern gateway. The improvement of this gateway would significantly enhance resident and visitor perceptions of the Town and Village and would encourage additional visitation and private investment. Such improvements could include bridge repair; welcome, wayfinding, and interpretive signage; greenspace at the west side of the bridge and similar improvements. Except for the contemporary colonial revival house on the east side of Saratoga Avenue and commercial development, this area currently presents a less than favorable impression. Improvements could be coordinated with redevelopment of the Star Textile Mills property along the waterfront in Cohoes. Facade and streetscape improvement along the length of Saratoga Avenue would vastly improve this primary entrance into the Village.

· Clement Park has great potential as a starting point and interpretive area for a Cohoes Falls overlook trail. This location, which overlooks the historic Harmony Mills complex (a National Historic Landmark) in Cohoes would allow for public parking and easy access to the trail. It would also be a good location for interpretive signage related to the Cohoes Falls and Mohawk River, as well as the Harmony Mills complex and other industries once powered by the Mohawk.

· This sub-area is extremely rich in historic, architectural and industrial archeology resources. Improvement and interpretation of historic properties and resources, particularly along the existing Champlain Canalway Trail, would significantly strengthen Waterford's efforts to become a tourism destination and might encourage additional homeownership.

· Development of the proposed "Inn & Restaurant at the Point" would be a significant improvement in this sub-area and be a positive addition to the waterfront. The Town and Village have secured approximately $3 million in low-interest loan funding through the U.S. Department of Housing & Urban Development’s Canal Corridor Initiative. A Request for Proposals was issued in 1998, but no responses were received and the project is currently on hold pending completion of other canal projects.

· The Waterford Historical Museum is a strong complement to the new Waterford Visitors Welcome Center. However, it is little known outside of Waterford. Streetscape improvements and better signage, maps and promotion efforts could improve the museum’s position as a heritage tourism destination.

Constraints

· Most of the land in this sub-area is privately owned and actively used. Changes in land use would therefore require acquisition of property or easements.

· This sub-area is cut off from boat traffic because of dams in the various branches of the Mohawk River.

· There are a number of traffic issues in this sub-area: traffic speeds are generally high despite posted limits, there are numerous side streets and curb cuts, there is a high volume of truck traffic and sidewalks are very narrow or nonexistent. The area is not pedestrian-friendly.

· The negative signage on Museum Lane, narrow roadway and poor condition of houses along Museum Lane currently make this street a poor entrance to the Waterford Historical Museum and Champlain Canalway Trail.

· Although recreational and historic resources are plentiful in this sub-area, there is little indication that they exist.

· Many houses along Saratoga Avenue are in poor or fair condition and have lost much of their historic integrity through incompatible additions and generous application of twentieth century siding materials.

Five Islands Sub-Area

The Five Islands Sub-Area is generally bounded by the Hudson River and several branches of the Mohawk River. It includes Peebles Island, the largest and easternmost of the four islands, Second Island, Goat Island, and Bock Island; all occupy significant places in Waterford's history.

Peebles Island encompasses approximately 150 acres and is predominantly undeveloped park land. The island is owned by the New York State Office of Parks, Recreation and Historic Preservation (OPRHP) and is operated as Peebles Island State Park. Although a bridge connected Peebles Island to the Village of Waterford for many years, this bridge, which is known as the "North Bridge," has been closed for many years because of unsafe conditions (the bridge is scheduled to be repaired and reopened in 2002). As a result, the island is currently inaccessible from Waterford and the rivers, but can be reached from Delaware Avenue which extends northward from Route 470 (Ontario Avenue) on Van Schaick Island. This road terminates at the administrative offices of the NYS OPRHP as well as park facilities at the northeast quadrant of the island. These offices occupy several buildings that were once the Cluett Peabody Company Bleachery. The park complex also includes several mounds, or earthen berms, constructed as part of military defenses in the American Revolution. There are two parking areas, interpretive signage, and trails encircling the island.

The now-defunct Matton Shipyard, which is owned by the NYS OPRHP, is located on Van Schaick Island (Cohoes) across the South Bridge. The shipyard site encompasses six acres and is included in the Peebles Island interpretive program. The RiverSpark Urban Cultural Park Management Plan indicates that OPRHP's plans call for demolition of the less noteworthy buildings, building a marina at either the former boatyard or to the immediate south; building a parking lot to the north that can also serve Peebles Island; and, in time, providing an interpretive exhibit on shipbuilding. OPRHP's Historic Sites Bureau photographically documented the shipyard in its last year of operation.

Opportunities

· Peebles Island State Park has only been minimally developed and interpreted. Additional development and interpretation would make this currently underutilized park a much more significant asset to the region. Interpretive themes could relate to Native American history, early Dutch and English settlement, the American Revolution, industrial archeology, and water transportation. Rare and important floral species (such as lichens and mosses) also exist in abundance.

· There is interest in returning Matton Shipyard to its original use as a tug boat restoration business.

· The four small islands in the Fourth Branch of the Mohawk River are extremely underutilized. While not suitable for most development, they could be incorporated into park usage.

· The scheduled repair and reopening of North Bridge will significantly increase the flow of visitors from Peebles Island to the Broad Street commercial area.

Constraints

· The New York State Office of Parks, Recreation and Historic Preservation has determined that all of Peebles Island is archeologically sensitive. This determination will result in some restrictions or constraints to any ground disturbance or new development.

· Current access to Peebles Island is limited by the condition of the North Bridge, although the bridge is scheduled to be repaired in the next few years.

Northern Village Sub-Area

The somewhat irregularly-shaped Northern Village Sub-Area is generally bounded by the Village line to the north, the Hudson River to the east, Division Street to the south (see Broad Street Sub-Area), the Waterford Flight and the Village line to the east and south, and portions of Eighth and Ninth Streets. The sub-area is roughly divided by U.S. Route 4/State Route 32 (which follows Third Street to the north), the Broad Street commercial area, the old Champlain Canal, and the CSX railroad tracks. It is predominantly residential in character, with commercial, public and institutional uses in the areas closest to the Broad Street Sub-Area and recreational uses in the western portions of the sub-area.

The residential neighborhoods vary considerably in building size, material, condition, style and historic integrity. The neighborhoods of State, Columbia, Hudson, and Fourth Streets, portions of which are included in the Waterford Village Historic District, are characterized by small, well-maintained single-family detached houses with considerable architectural character and style. Similarly, Second and Third Streets in this sub-area are articulated by small single family detached houses. Many of these buildings are wood frame buildings dating to Waterford's earliest years, but most have been severely altered through the application of aluminum siding and other alterations. A number of the larger structures have been divided into multi-family apartments. In the areas closest to Broad Street, most residential buildings are large, well-maintained brick houses which contribute to the Waterford Village Historic District. In the neighborhood to the west of the Champlain Canal, building lots and houses are larger and residential buildings are generally in fairly good condition. Many of these buildings appear to date to the mid-nineteenth century. There are few commercial uses in this sub-area, and those that do exist, such as Philip Brendese Funeral Home, and Patregnani and Morra Dentists, are interspersed with residential buildings.

Public uses in this sub-area include the Waterford Public Library in the former D & H Freight Station (between Second and John Streets); the Waterford Waterworks (Second Street), the Fourth Street Playground, and the New York State Department of Transportation facility off Eighth Street (canal repair shops). The D & H Railroad right-of-way also passes through the western portion of the Village. St. Mary’s Hall is across the street from St. Mary’s School on the northeast corner of Division and Sixth.

Opportunities

· The ends of Sixth and Seventh Streets are in public ownership and have potential for water-related development.

Constraints

· There is very little, if any, vacant land available for development in this sub-area.

· Resources are needed to rehabilitate the older housing stock in this sub-area and improve the overall appearance of the neighborhood.

Broad Street Commercial Sub-Area

The Broad Street Commercial Sub-Area is defined as the area bound by Division Street to the north, the Hudson River to the east, Eighth Street to the west, and Middle Street the south. The sub-area is designed to contain the Village’s commercial district on Broad Street: a seven block downtown commercial strip located in the Village of Waterford Historic District. Broad Street is a two-way street with parking on both sides, except along the block between Third and Fourth Streets. There are traffic lights at two intersections. The side streets are a mix of one and two-way streets. Most of the buildings are two and three stories and a mix of commercial, residential and some public uses. Their age and condition are also mixed and include some notable buildings on the National Register of Historic Places including the Second Empire style Samuel Smith House and Second Empire style Shyne House on First Street just north of Broad Street.

Broad Street

Geiger Park or the Eighth Street Park anchors the sub-area to the west side of Eighth Street. The park is a neighborhood park with a playground, tennis and bocce courts. There is a fire station on the east side of Eighth on Division Street. Broad Street is anchored to the east by two parks, the Hudson River, and Union Bridge which crosses the Hudson into Lansingburgh. The two parks are located on First Street on either side of the bridge. Knickerbocker Park is a greenspace with benches for sitting along the Hudson River. Soldiers and Sailors Memorial Park is landscaped with a sitting area and a memorial marker to veterans.

Two blocks east of Eighth Street at Broad and Sixth Street is Flatiron Park, a landscaped, triangular greenspace. A concrete bridge crossing the old Champlain Canal and a trailhead for the canalway trail are to the north of Broad Street. This point on Broad Street marks the western end of the commercial strip.

From Eighth Street southeast to the river, Broad Street has a mix of commercial businesses including two taverns, four eateries featuring Italian and Chinese fare, a coffee shop and a café. There are two gas stations; one with a mini-mart. Other commercial uses include a funeral home, three antique shops, card shop, sign making shop, florist, office products store, a copy center, bank, and a laundromat, as well as service-related businesses such as hair and nail styling, pet grooming, and a taxidermist. Two law offices, an insurance office, a dentist, and a chiropractor have offices on Broad Street. There are two vacant, first floor commercial storefronts and several second story vacancies. With the exception of the Key Bank and gas stations, parking for these commercial businesses is on Broad Street, side streets, alleys and a municipal parking lot with eight spaces located on Broad between Second and Third Streets. The Town and Village Hall is located between Fourth and Third Streets on Broad Street, as is the American Medical Career Institute which occupies two three-story buildings joined by a new facade.

Second-story residential uses for many of the properties along Broad Street are common and two- and three-story multi-unit apartment buildings are common, with the exception of Broad Street from Eighth Street to Sixth where several large, single-family homes are located. In fact, there are at least fourteen buildings with multiple residential units as well as several single- and two-family homes. There appears to be significant vacancy in the apartment buildings, although none have “for sale” signs on them. In fact, only one home along Broad Street indicates that it is for sale.

North of Broad Street to Division Street

Between Broad Street and the east side of Division Street there is a mix of uses including commercial, residential, recreational, institutional and public. Residential uses are more concentrated from the Eighth to Sixth Streets where there are a mix of very large single family homes on Broad Street and smaller single or two-family homes between Broad and Division Streets. Third to First Streets has a mixture of larger single family homes on First and smaller single and multi-family homes on Second, Third and Division Streets.

Commercial uses dissipate north of Broad Street, although several businesses exist on Fourth Street, including a side entrance to the Mobil Gas Station on Broad Street, a car wash, and a barber. There are law offices on Second Street at the corner of Division and a doctor’s office and a deli on Third Street.

Recreational facilities in this sub-area are in the form of the canal trail and neighborhood parks. J. Geiger Park (Eighth Street Park), located on the west side of Eighth Street where Division Street ends, is owned by the Village of Waterford. Fourth Street Park begins west of Fourth Street and heads north to Columbia Street. The Old Champlain Canal Walking Trail cuts through this sub-area between Fourth and Sixth Streets along the canal.

Public uses are common between Broad and Division Streets. Village fire houses are located east of Eighth Street on the south side of Division Street, on the north side of Division between Third and Fourth Streets, and on Pearl Street between First and Second. The United States Post Office is located on the east side of Fourth Street at Division Street. The Waterford Rescue Squad is located on Fourth Street and Division on the south side of Division.

There are two churches in this area including St. Mary of the Assumption Catholic Church on Broad and Sixth Street and the First United Church on Third Street. St. Mary’s School is located next to St. Mary’s Church on the south side of Division Street.

South of Broad Street to Middle Street

This part of the Broad Street Commercial Sub-Area is almost entirely residential with the exception of the Civic Center (a former Baptist church) and Grace Episcopal Church on Third Street. The residential blocks south of Broad Street are densely populated with a mix of two-family and single family structures on Fifth, Fourth and Middle Streets and more multi-family structures on Third through First Streets and Middle Street. The structures are a mix of styles and conditions.

Ninth Street (Portion of Village on south side of the NYS (Erie) Canal)

Land uses in this portion of the Village (between the Erie Canal and Northside) are extremely diverse. The area is divided into two sections by Ninth Street, which becomes Saratoga Avenue in the Town. Land on the west side of Ninth Street is in public use and occupied by the Waterford Rural Cemetery. Land uses to the east of Saratoga Avenue are residential.

Opportunities

The human scale and historic character of the buildings on Broad Street is pedestrian-friendly.

The municipal lot has added parking facilities and there appears to be enough parking for the current level of commercial use.

Pocket parks and a neighborhood park in this sub-area provide ample opportunities for both active and passive recreation.

Frequent alleys, and areas behind buildings on the north side of Broad Street, could be used for additional parking.

Constraints

· Despite the large historic building stock, buildings and facades on Broad Street are often in poor condition. Numbers on buildings are rare, and signage is inconsistent. Other aesthetic deficiencies include a lack of trees; the present use of cobra lights which illuminate the road, rather than the sidewalks; the condition of sidewalks; and overhead wiring and telephone poles.

· The traffic volume on Broad Street, particularly truck traffic, is not pedestrian or customer friendly.

· Alleys are frequent and wide.

· A significant amount of the housing stock from Middle to Broad Streets is in poor condition.

· Division Street frontage is largely made up of the backs of buildings and parking lots. Lining the street with trees or some other beautification might improve the look of the street.

· Investment by property owners in this sub-area is discouraged by frequent flooding. Much of the housing stock is in fair to poor condition.

Battery Sub-Area

The Battery Sub-Area is generally bounded to the north by Middle Street, to the east by the Hudson River, and to the south and west by the Barge Canal, and also includes a small portion of the Village which is located southwest of the canal adjacent to the Waterford Rural Cemetery.

This sub-area represents the residential waterfront section of the Village, historically connected to Peebles Island and Northside by the architecturally significant Second (also known as Peebles Island or North Bridge) and Fourth Street Bridges. The Second Street bridge is expected to reopen for pedestrian use in 2002 following substantial repair and the Fourth Street bridge was recently rehabilitated and returned to service.

Although this sub-area was historically characterized by diverse uses associated with its working waterfront location, today it is dominated by small, wood-frame single family houses, interspersed with two-family buildings. Houses along Front and Parker Street are directly on the waterfront and are frequently subject to flooding. Some buildings are in poor condition and, although quite old, have lost much of their historic integrity. In general, the narrow streets are crowded with parked cars. The sub-area includes a number of historically and architecturally distinctive buildings including Federal and Greek Revival-style houses, a former gas works, and an early hall used as an academy, as well as the homes of two local industrialists, Lysander Button and William Humphreys. Most of the architecturally distinguished buildings are located closest to Broad Street away from the waterfront.

With funding from the U.S. Department of Housing and Urban Development's Canal Corridor Initiative, many waterfront improvements are taking place in this sub-area. These include construction of the Waterford Welcome Center at the foot of the alley between Second and Third Streets; the installation of a concrete bulkhead, pedestrian walkway and floating docks along the Erie Canal waterfront; improvements to the existing New York State Boat Launch; and the creation of several pocket parks at street ends. Complemented by parking and streetscape improvements along Broad Street, these projects are designed to make Waterford a more attractive destination for tourism.

Opportunities

· Substantial improvements have been made to the waterfront in this sub-area in the last five years; future waterfront development will most likely include additional enhancements, neighborhood improvements and strengthening the linkages between Peebles Island and the Village (particularly commercial areas).

Constraints

· Lack of direction regarding vehicular and pedestrian access to the waterfront area from Broad Street is a major constraint to visitation and public use.

· Investment by property owners in this sub-area is discouraged by frequent flooding. Some of the housing stock is in fair to poor condition.

Town of Waterford Zoning Ordinance

The Town of Waterford Zoning Ordinance was first adopted in 1966 and was most recently updated in February 1998. The Town’s most current zoning map was last revised in May 1979 with a note that the last amendment was in 1985.

Zoning is supposed to be implemented and enforced in accordance with a comprehensive plan. Although the Town has such a plan, it dates to the 1960s and is therefore in the process of being updated. The Zoning Board of Appeals has the power to interpret a decision made by the Building Inspector, grant variances on appeals, granting special permits

Building permits are required for the construction, movement, external alteration, extension and addition of all buildings. The application is filed with the Building Inspector, who is the Town Board’s designated person to inspect buildings and issue permits.

The Town of Waterford contains nine classification districts (see Map 3):

· R-75 Residence District

· R-100 Residence District

· R-Rural Residential District

· C-1 Commercial District

· C-2 Commercial District

· C-3 Commercial District

· M-1 Manufacturing District

· M-2 Industrial District

· L-C Land Conservation District

It should be noted that although the zoning ordinance includes these nine districts, only seven use districts are shown on the Town’s most current zoning map, which was revised in May 1979. This same map includes a list of amendments, with the latest amendment occurring in 1985. The R-Rural residential district and the C-3 commercial district apparently postdate the zoning map. Neither the current zoning ordinance nor the current zoning map shows the boundaries of these districts.

Residential Districts

Residence District (R-75): There are no separate use regulations for the R-75 district. Uses are regulated under general district use regulations articulated in Article II, Section 161-11, with further provisions in Articles III and V. Permitted uses include farms; one-family dwellings; churches or other places of worship; dentist and other professional offices; public or private accredited schools; public parks, playgrounds and outdoor recreation areas; federal, state or municipal public buildings or uses; home occupations; antique sales where accessory to a residence; identification signs or nameplates regulated in Article V; and accessory uses or structures.

Special permit uses in the R-75 district include two-family dwellings; multifamily dwellings; public utility buildings or uses; convalescent or nursing homes; nursery schools; physicians or surgeon’s offices; funeral homes; and cider plants, cold storage or agricultural processing plants not incidental to permitted principal uses. Prohibited uses include custody of poultry or livestock, except common pets.

The minimum lot size requirement for the R-75 district is 11,250 square feet for a single family home and for non-residential uses, and 10,000 square foot base plus an additional 10,000 square feet per dwelling unit for two-family and multi-family structures. There are non-residential exceptions: farms, which have a minimum lot size of 5 acres, and churches and convents, which have minimum lot sizes of 40,000 square feet. The setback specifications are a minimum of 40 feet for single family homes and non-residential uses, and 50 feet for two and multi-family homes. The height of buildings is restricted to 50 feet for all uses in this district. Additional supplemental regulations are outlined in Article V that pertain to specific structure and lot size situations.

These use regulations form a basis for regulation of all residential uses. Residential use districts are also subject to regulations set forth in Article III (Area, Height and Bulk Requirements) and Article V (Supplementary Regulations). Each of the other residential districts has additional specific regulations as follows:

Residential District (R-100): District use regulations for the R-100 districts are delineated in Article II, Section 161-12 and reflect amendments made in 1984. Permitted uses are the same as those listed under R-75 above. Special permits are required for private recreation areas or use of land involving archery target practice; pitch and putt areas; mobile home parks; and individual mobile homes.

The minimum lot size requirement for the R-100 district is 15,000 square

Introduction........................................................................................ 1