Town of Manlius - Zoning Districts

C-A Commercial District A

This zoning classification is intended to include the commercial, retail and personal service uses permitted in Residential R-3 and Neighborhood Shopping Zones, subject to the same restrictions. Some additional permitted uses are also allowed.

Design principles.

(1) Architectural design is encouraged to respond to local history, topography and climate, as well as vernacular building practice.
(2) Site plan review shall include, but not be limited to, pedestrian access, lot coverage, parking, screening, lighting, noise, ingress/egress and the overall aesthetics of the proposed development.

See § 155-15: Commercial District A CA. for more information.

C-B Commercial District B

This zoning classification is intended to include the uses permitted in Commercial District A, subject to the same restrictions, and to add some additional permitted uses.

Design principles.

(1) Architectural design is encouraged to respond to local history, topography and climate, as well as vernacular building practice.
(2) Site plan review shall include, but not be limited to, pedestrian access, lot coverage, parking, screening, lighting, noise, ingress/egress and the overall aesthetics of the proposed development.

See § 155-16: Commercial District B CB. for more information.

I Industrial Districts

This zoning classification is intended to include most of the uses permitted in Commercial District B, subject to some additional restrictions, and to add some additional permitted uses.

Design principles.

(1) Architectural design is encouraged to respond to local history, topography and climate, as well as vernacular building practice.
(2) Site plan review shall include, but not be limited to, pedestrian access, lot coverage, parking, screening, lighting, noise, ingress/egress and the overall aesthetics of the proposed development.

See § 155-17: Industrial Districts ID. for more information.

NRRD Natural Resource Removal District

A Natural Resource Removal District may overlap or be combined with other use districts of the Town of Manlius. In the event that such Natural Resource Removal District overlaps or is combined with lands of other use districts of the Town of Manlius, both the provisions of such other use district and of the Natural Resource Removal District shall apply to such land, except to the extent that such provisions prohibit the uses allowed herein.

See § 155-19: Natural Resource Removal District (NRRD); permit, hearing; fees. for more information.

NS Neighborhood Shopping Districts

Neighborhood Shopping Districts are intended to permit the development of small-scale commercial, retail and personal service establishments in convenient proximity to residential neighborhoods while at the same time minimizing potential impact and disruption that the uncontrolled introduction of such uses into residential neighborhoods could have.

Design principles.

(1) Applicants seeking permits or site plan approval for new construction and/or renovation within the Neighborhood Shopping District Zone must demonstrate to the satisfaction of the Planning Board that building and site designs are consistent with the design principles which predominate among the existing buildings and structures within the zone and the surrounding area, including residential, and will consider the impact on the character of the immediate and surrounding area, including residential.
(2) Design principles to be addressed include, but are not limited to, the suitability of design and type of the proposed construction, including mass, height and line to be used in relation to the immediate and surrounding area, including residential.
(3) Site plan review shall include, but is not limited to, pedestrian access, hours of operation, lot coverage, parking, screening, lighting, noise, ingress/egress, and the overall aesthetics of the proposed development.

See § 155-13: Neighborhood Shopping District N-S for more information.

NYSPA New York State Property Areas

Denotes areas of State Park Land that are owned by New York State. (Zoning regulations of the Town do not apply within State Park Land.)

R-1 Residential District

See § 155-7: Residential District R-1. for more information.

R-2 Residential District

See § 155-8: Residential District R-2. for more information.

R-3 Residential District

See § 155-9: Residential District R-3. for more information.

R-4 Residential District

See § 155-10: Residential District R-4. for more information.

R-5 Residential District

It is the intent to provide through the multiple-family dwelling units, as specified in the R-5 Districts, a further choice in housing than is available in the other residential zoning districts. The multiple-family dwelling units should not be single-family or two-family type unattached units, but the design should provide compatibility with existing dwellings nearby and with future development in the Town. Since the concentration of population will normally be greater for multiple-family dwelling units than for adjacent single-family dwellings, the regulations for multiple-family dwellings include compensating features such as greater setbacks and wider side yards, screening of parking areas and adjacent properties, adequate off-street parking, recreation areas and other features.

See § 155-11: Residential District R-5. for more information

RA Restricted Agricultural Districts

See § 155-12: Restricted Agricultural Districts (R-A). for more information.

RM Residential Multiple-Use Districts

This district is designed to retain the existing residential character of established neighborhoods while permitting unobtrusive uses of a commercial nature which are to be regulated in such a manner as to maintain and preserve the residential character of adjacent areas as well as to provide a transition between residential areas and nonresidential areas. It is also the general purpose and intent of this zoning classification to encourage the preservation of historical structures and the repurposing of existing structures while also encouraging mixed-use opportunities in the RM Zone that will promote walkability, reuse and repurposing of existing structures in the RM Zone.

See § 155-20: Residential Multiple-Use Districts R-M. for more information

RS Regional Shopping Districts

This zoning classification is intended to encourage the efficient conversion of large-scale retail or commercial space into smaller, stand-alone combinations of retail, service and community uses. Any such redevelopment shall include some uniformity and cohesiveness in the appearance of the buildings.

Design principles.

(1) Applicants seeking permits or site plan approval for new construction and/or renovation within the Regional Shopping District Zone must demonstrate to the satisfaction of the Planning Board that building and site designs are consistent with the design principles which predominate among the existing buildings and structures within the zone and the surrounding area, including residential, and will consider the impact on the character of the immediate and surrounding area, including residential.
(2) Design principles to be addressed include, but are not limited to, the suitability of design and type of the proposed construction, including mass, height and line to be used in relation to the immediate and surrounding area, including residential.

(3) Site plan review shall include, but is not limited to, pedestrian access, lot coverage, parking, screening, lighting, noise, ingress/egress and the overall aesthetics of the proposed development.

See § 155-14 Regional Shopping Districts RS. for more information.

R-T Residential Transitional District

This district is designed to encourage continuance of the existing residential character of structures and dwellings in and nearby established neighborhoods and for reasons described hereinafter, within one formerly R-M zoned area in the Town (described at Exhibit "A", availible in the Town office) permitting only upon special use permit review, certain unobtrusive smaller scale uses of a commercial nature and which are to be regulated in such a manner and to as best as possible maintain and preserve the predominantly residential appearance and character of this and nearby areas as well as to provide a transition between wholly residential and nonresidential areas. It is also the general purpose and intent of this zoning classification to encourage the preservation of historical structures.

See § 155-20.1: Residential Transitional District (RT). for more information

TDO Technical Devlopment Office Zone

This district was repealed on 12-2-2020 by L.L. No. 10-2020.

Village The Villages of Minoa, Fayetteville, and Manlius

Within the Town of Manlius are the incorporated villages of Minoa, Fayetteville, and Manlius. Zoning for these areas is maintained by each respective village individually. For more information on village specific zoning, please follow the appropriate link below:

Village of Fayetteville Zoning Code
Village of Manlius Zoning Code
Village of Minoa Zoning Code

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