3.0 Land Use and Development - Town of Amherst

TOWN OF AMHERST BICENTENNIAL COMPREHENSIVE PLAN
3.3.1 Residential Uses
Residential Use Categories
• Rural Residential (1 unit/3 to
5 acres)
• Single-Family Residential (2 to
4 units/acre)
• Mixed Residential (4 to 12
units/acre)
• Medium Residential (12 to 60
units/acre)
Residential land uses will continue to dominate the Town’s
landscape, accounting for nearly 50% of the total developed area.
Acknowledging agriculture as an important component of the
community, the Plan establishes a form of residential
development that is consistent with and complementary to
farming. Another important Comprehensive Plan policy is to
maintain the economic viability and physical condition of existing
residential uses along arterial and collector roadways, thus
focusing commercial activity at key intersections and preventing
strip development along highway corridors. New residential uses
can be located along these corridors, however their design and
development should incorporate principles of access management
and reverse frontage to preserve highway capacity.
Rural Residential (1 unit/3 to 5 acres)
As described in Policies 3.3 and 3.15, the Comprehensive Plan
reinforces and expands upon policies established in the 1993
Northeast Plan regarding the northern portion of the Town,
which remains largely undeveloped and rural/agricultural in
character. This area is predominately zoned “Suburban
Agriculture” and has a permitted density of one dwelling per acre,
which is not conducive to preservation of its rural character.
Instead, the low-density pattern promoted by one-acre zoning
could be described as sprawl, one in which the value of the scenic
rural area will be lost and the efficiency and fiscal balance of a
compact suburban pattern will not be achieved.
Consistent with limiting further extensions of public facilities such
as highways and sewers (Infrastructure Policy 7-3), much of this
area will remain rural in character. Contributing factors include the
area’s extensive open space resources, environmental constraints
such as wetlands and floodways, and low-density designation,
coupled with the encouragement of conservation development
(Policy 3-14) and the Town’s program to purchase development
rights on agricultural lands. The Conceptual Land Use Plan
identifies those areas that should no longer be considered in a
“holding zone” for rezoning to suburban character residential or
commercial use. They should be reserved for larger lot rural uses
with an emphasis on preservation of open land where homes abut
agricultural lands, maintaining rural character visible from the
adjacent highways, and avoiding strip residential development.
Recognition and adherence to right–to-farm practices that protect
the long term viability of farming operations on lands surrounding
rural residential uses should be emphasized in development
design.
The density range of 1 unit/3 to 5 acres set for this category is
based upon Erie County Department of Health guidelines that call
for three-acre minimum lot sizes on the soil types typically found
Town Board Adopted Plan (Amended March 2009) – Land Use and Development 3-29