Category
|
District
|
---|---|
Agricultural District
|
RA Rural Agricultural
|
Residential Districts
|
LDR — Low-Density Residential
WR — Waterfront Residential
MDR — Medium-Density Residential
|
Commercial Districts
|
RC — Rural Commercial
CMU — Commercial/Mixed Use
|
Industrial District
|
M-1 Light Industrial
M-2 General Industrial
M-3 Heavy Industrial
|
Special Districts
|
Senior Housing District
NRE — Niagara River Environmental Overlay
|
Figure II-1 Permitted Primary Uses
|
P
|
Permitted subject to building permit only
|
SP
|
Subject to site plan approval
|
SU
|
Subject to special use permit following site plan approval
|
*
|
Subject to building permit only when part of a legitimate
farm operation in a certified Agriculture District or an existing
farm protected by Niagara County Right to Farm Law. The Planning Board
may, for new and significant projects, request a streamlined site
plan review according to and as outlined in Ag and Markets Guidance
Document for Zoning.
|
1
|
See specific yard/location requirements in succeeding regulations.
|
Use
|
RA
|
LDR
|
WR
|
MDR
|
CMU
|
RC
|
M-1
|
M-2
|
M-3
|
---|---|---|---|---|---|---|---|---|---|
Accessory apartment
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
| |||
Adult-oriented entertainment
|
SU1
|
SU1
| |||||||
Agricultural enterprise
|
SP*
|
SP*
|
SP
|
SP
| |||||
Animal day-care kennel, or shelter
|
SP
|
SP
| |||||||
Animal hospital
|
SP
|
SP
|
SP
| ||||||
Animal race track
|
SU2
| ||||||||
Apartment building
|
SP
|
SP
| |||||||
Apartment complex
|
SP
|
SP
| |||||||
Banquet facility
|
SP
|
SP
| |||||||
Bar, cocktail lounge, tavern
|
SP
|
SU1
|
SP
|
SP
| |||||
Bed-and-breakfast establishment
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |||
Boarding/rooming house
|
SP
|
SP
|
SP
| ||||||
Building supply store
|
SP
|
SP
|
SP
|
SP
| |||||
Camping grounds
|
SU2
| ||||||||
Car wash
|
SP
|
SP
|
SP
|
SP
| |||||
Catering facility
|
SP
|
SP
| |||||||
Cemetery
|
SP
| ||||||||
Clubs or organizations
|
SP
|
SP
|
SP
| ||||||
Commercial recreation facility
|
SU2
|
SU2
|
SU2
| ||||||
Commercial stable
|
SU1
|
SP*
|
SP*
| ||||||
Communication antenna or tower
|
SU1
|
SP
|
SP
|
SP
|
SP
| ||||
Convenience store
|
SP
|
SP
|
SP
| ||||||
Day-care center
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |||
Day-care home
|
P
|
P
|
P
|
P
|
P
| ||||
Drive-through facility
|
SP
|
SP
|
SP
|
SP
| |||||
Drugstore/pharmacy
|
SP
|
SP
| |||||||
Educational institution
|
SP
|
SP
|
SP
|
SP
|
SP
| ||||
Farm market
|
SP*
|
SP*
|
4
|
4
|
4
|
4
|
4
|
4
|
4
|
Farmers' market
|
5
|
5
|
5
|
5
|
SU2
|
SU2
| |||
Farm operations
|
SP*
|
SP*
|
SP*
|
SP*
| |||||
Farm pond
|
SP*
|
SP*
|
SP
|
SP*
|
SP*
|
SP*
| |||
Farm worker residence
|
SP*
|
SP*
|
SP*
|
SP*
| |||||
Food processing plant
|
SU2
|
SU2
|
SU2
|
SU2
|
SU2
| ||||
Funeral home
|
SP
|
SP
| |||||||
Garden center
|
SP
|
SP
|
SP
|
SP
|
SP
| ||||
General retail
|
SP
|
SP
| |||||||
Golf course
|
SU2
|
SU2
|
SU2
| ||||||
Grocery store
|
SP
| ||||||||
Heliport
|
SU2
|
SU2
|
SU2
|
SU2
|
SU2
| ||||
Home occupation
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
| |
Hospital
|
SU2
|
SU2
| |||||||
Hotel
|
SU2
| ||||||||
Hunting club
|
SU1
|
SU1
| |||||||
Industrial uses
|
SP
|
SP
|
SP
| ||||||
Junkyard
|
SU2
| ||||||||
Machine shop
|
SU2
|
SU2
|
SP
|
SP
| |||||
Marina
|
SU2
| ||||||||
Medical clinic
|
SP
|
SP
| |||||||
Mini storage facility
|
SU2
|
SU2
|
SP
|
SP
| |||||
Mixed-use buildings
|
SP
|
SP
| |||||||
Mobile home parks
|
SU2
| ||||||||
Motel
|
SP
|
SP
|
SP
| ||||||
Motor vehicles race track
|
SU2
| ||||||||
Nursery school
|
SP
|
SP
|
SP
|
SP
| |||||
Nursing home/assisted-living facility
|
SU2
|
SU2
| |||||||
Office
|
SP
|
SP
|
SP
|
SP
| |||||
Office park
|
SP
|
SP
| |||||||
Outdoor furnace
|
SP
|
SP
| |||||||
Outdoor material
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| ||
Personal service establishment
|
SP
|
SP
| |||||||
Pet store
|
SP
| ||||||||
Place of worship
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |||
Private airfields and landing strips
|
SU2
|
SU2
|
SU2
|
SU2
| |||||
Public and semipublic uses
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
| |||
Public utilities
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
|
SP
|
Recreational pond
|
SP
|
SP
|
SP
|
SP
| |||||
Research laboratory
|
SP
|
SP
|
SP
|
SP
| |||||
Restaurant
|
SP
|
SP
|
SP
|
SP
| |||||
Retail plazas
|
SP
| ||||||||
Roadside farm stand
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
Sales and service of garden farm equipment
|
SP
|
SP
|
SP
|
SP
| |||||
Seasonal interior storage
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
|
SU1
| |||
Single-family detached dwelling
|
P
|
P
|
P
|
P
|
P
| ||||
Specialty retail
|
SP
|
SP
| |||||||
Taxi/limousine service
|
SP
|
SP
| |||||||
Theater
|
SU2
| ||||||||
Tier 1 solar energy systems
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Tier 2 solar energy systems
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Tier 3 solar energy systems
|
SU2
|
SU2
|
SU2
| ||||||
Townhouse
|
SP
|
SP
| |||||||
Townhouse development
|
SP
|
SP
| |||||||
Two-family dwelling
|
SP
|
SP
|
P
|
P
| |||||
Vehicle rental/dealership
|
SU1
|
SU1
|
SP
|
SP
| |||||
Vehicle repair shop/body shop
|
SU1
|
SU1
|
SP
|
SP
| |||||
Vehicle service (gas) station
|
SP
|
SP
|
SP
|
SP
| |||||
Vehicle storage yard
|
SP
|
SP
| |||||||
Warehouse/ distribution
|
SP
|
SP
|
SP
| ||||||
Wind energy conversion system (commercial)
|
SU2
|
SU2
|
SU2
| ||||||
Wind energy conversion system (noncommercial)
|
SU1
|
SU1*
|
SU1*
|
SP*
|
SP*
| ||||
Wineries
|
SP*
|
SP*
|
SP*
|
SP*
|
SP
|
SP
|
NOTE:
|
See specific yard/location requirements in succeeding regulations
|
Key:
| |
P
|
Permitted subject to building permit only.
|
SP
|
Subject to site plan approval.
|
SU1
|
Subject to special use permit following Planning Board recommendation/approval.
|
SU2
|
Subject to special use permit following site plan approval.
|
*
|
Subject to building permit only when part of a legitimate farm
operation in a certified agriculture district or an existing farm
protected by Niagara County Right to Farm Law. The Planning Board
may, for new and significant projects, request a streamlined site
plan review according to and as outlined in NYS Ag. and Markets Guidance
Document for Zoning.
|
1
|
See specific yard/location requirements in succeeding regulations.
|
2
|
Timbering operations that are part of a legal farm operation,
located in an agricultural district, and comply with NYS AML regulations
may operate on said legal farm.
|
3
|
Subject to minimum lot size of 5 acres and not located in a
major subdivision with single primary access routes (i.e., Youngstown
Estates, Collingwood, Runaway Boy, etc.).
|
4
|
District exception: if the farm market use is locations in certified
agriculture district or on a parcel that is part of an existing farm
protected by Niagara County Right to Farm Law, and/or deemed unreasonably
restrictive to a legitimate farm/farm operation, then the farm market
may be permitted, subject to a streamlined site plan approval.
|
5
|
Farmers' markets are both subject special use permit (SU2) and
allowed on existing public use parcels outside of the CMU and RC Districts
(i.e., school, church, fire hall, etc.).
|
RA Rural Agricultural District
| ||||
---|---|---|---|---|
Requirement
|
Agricultural/Farm Operation
|
Residential
|
Other Uses
| |
Lot width requirements
| ||||
Minimum lot width and road frontage
|
200 feet
|
125 feet
|
300 feet
| |
Lot area requirements
| ||||
Minimum lot area
|
5 acres
|
31,250 square feet
|
2 acres (87,120 square feet)
| |
Maximum building coverage
|
10%
|
20%
|
5%
| |
Maximum lot coverage
|
15%
|
30%
|
10%
| |
Yard requirements
| ||||
Minimum front yard setback
|
60 feet
|
60 feet
|
50 feet
| |
Minimum side yard setback
|
50 feet
|
15 feet
|
50 feet
| |
Minimum rear yard setback
|
50 feet
|
50 feet
|
50 feet
| |
Building heights
| ||||
Maximum building height principal use or structure
|
35 feet
|
35 feet
|
35 feet
| |
Maximum building height accessory use or structure*
|
125 feet
|
25 feet
|
25 feet
|
NOTE:
| |
---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
LDR Low-Density Residential District
| |||||
---|---|---|---|---|---|
Requirement
|
Residential
|
Agricultural/Farm Operation
|
Other Permitted Uses
| ||
Lot width requirements
| |||||
Minimum lot width and road frontage
|
100 feet
|
200 feet
|
125 feet
| ||
Lot area requirements
| |||||
Minimum lot area
|
20,000 square feet
|
5 acres
|
1/2 acre
(21,780 square feet)
| ||
Maximum building coverage
|
20%
|
10%
|
20%
| ||
Maximum lot coverage
|
30%
|
15%
|
35%
| ||
Yard requirements
| |||||
Minimum front yard setback
|
60 feet
|
60 feet
|
60 feet
| ||
Minimum side yard setback
|
15 feet
|
50 feet
|
25 feet
| ||
Minimum rear yard setback
|
25 feet
|
50 feet
|
40 feet
| ||
Building heights
| |||||
Maximum building height, principal use or structure
|
35 feet
|
35 feet
|
35 feet
| ||
Maximum building height, accessory use or structure*
|
25 feet
|
125 feet
|
25 feet
|
NOTE:
| ||
---|---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
WR Waterfront Residential District
| ||||
---|---|---|---|---|
Requirement
|
Residential
|
Nonresidential
| ||
Lot width requirements
| ||||
Minimum lot width and road frontage
|
100 feet
|
100 feet
| ||
Lot area requirements
| ||||
Minimum lot area with sewer
|
12,000 square feet
|
20,000 square feet
| ||
Minimum lot area without sewer
|
20,000 square feet
|
20,000 square feet
| ||
Maximum building coverage
|
20%
|
20%
| ||
Maximum lot coverage
|
25%
|
25%
| ||
Yard requirements
| ||||
Minimum setback from road*
|
20 feet*
|
60 feet
| ||
Minimum setback from shoreline (shoreline considered front yard)
|
25 feet**
|
40 feet**
| ||
Minimum side yard setback
|
15 feet
|
40 feet
| ||
Minimum rear yard setback
|
20 feet
|
40 feet
| ||
Building heights
| ||||
Maximum building height, principal use or structure
|
35 feet
|
35 feet
| ||
Maximum building height, accessory use or structure***
|
15 feet
|
15 feet
|
NOTES:
| ||
---|---|---|
*
|
The minimum setback from Lake Road shall be 60 feet.
| |
**
|
Or as established by the DEC.
| |
***
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
MDR Medium-Density Residential District
| ||||||
---|---|---|---|---|---|---|
Residential
| ||||||
Requirement
|
Single-Family
|
Two-Family
|
Multifamily
|
Nonresidential
| ||
Lot width requirements
| ||||||
Minimum lot width and road frontage
|
80 feet
|
80 feet
|
150 feet
|
100 feet
| ||
Lot area requirements
| ||||||
Minimum lot area with sewer
|
15,000 square feet
|
18,000 square feet
|
40,000 square feet
|
20,000 square feet
| ||
Minimum lot area without sewer
|
20,000 square feet
|
20,000 square feet
|
40,000 square feet
|
20,000 square feet
| ||
Maximum building coverage
|
30%
|
30%
|
30%
|
40%
| ||
Maximum lot coverage
|
50%
|
50%
|
50%
|
60%
| ||
Yard requirements
| ||||||
Minimum front yard setback
|
60 feet
|
60 feet
|
60 feet
|
60 feet
| ||
Minimum side yard setback*
|
10 feet
|
10 feet
|
10 feet
|
15 feet
| ||
Minimum rear yard setback
|
20 feet
|
20 feet
|
20 feet
|
20 feet
| ||
Building heights
| ||||||
Maximum building height, principal use or structure
|
35 feet
|
35 feet
|
35 feet
|
35 feet
| ||
Maximum building height, accessory use or structure**
|
25 feet
|
25 feet
|
25 feet
|
25 feet
| ||
Maximum residential density for multifamily structures - 6 dwelling
units per acre***
|
NOTES:
| ||
---|---|---|
*
|
Side yard setbacks shall not apply to the attached side of attached
single-family dwellings (i.e., townhouses).
| |
**
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
| |
***
|
Six dwelling units per acre is contingent upon adequate stormwater
management/drainage.
|
CMU Commercial Mixed-Use District
| ||||||
---|---|---|---|---|---|---|
Residential
| ||||||
Requirement
|
Single-Family
|
Two-Family
|
Multifamily
|
Nonresidential
| ||
Lot width requirements
| ||||||
Minimum lot width and road frontage
|
60 feet
|
80 feet
|
80 feet
|
50 feet
| ||
Lot area requirements
| ||||||
Minimum lot area with sewer
|
8,000 square feet
|
10,000 square feet
|
20,000 square feet
|
10,000 square feet
| ||
Minimum lot area without sewer
|
20,000 square feet
|
20,000 square feet
|
20,000 square feet
|
20,000 square feet
| ||
Maximum building coverage
|
30%
|
40%
|
50%
|
60%
| ||
Maximum lot coverage
|
50%
|
60%
|
70%
|
80%
| ||
Yard requirements
| ||||||
Minimum front yard setback
|
50 feet
|
50 feet
|
50 feet
|
40 feet
| ||
Minimum side yard setback
|
10 feet
|
10 feet
|
10 feet
|
10 feet
| ||
Minimum rear yard setback
|
20 feet
|
20 feet
|
20 feet
|
20 feet
| ||
Building heights
| ||||||
Maximum building height, principal use or structure
|
35 feet
|
35 feet
|
35 feet
|
35 feet
| ||
Maximum building height, accessory use or structure**
|
18 feet
|
18 feet
|
18 feet
|
18 feet
| ||
Maximum residential density for multifamily structures 6 dwelling
units per acre.
|
NOTES:
| ||
---|---|---|
*
|
Side yard setbacks shall not apply to the attached side of attached
single-family dwellings (i.e., townhouses).
| |
**
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
RC Rural Commercial District
| |||
---|---|---|---|
Requirement
|
All Uses
| ||
Lot width requirements
| |||
Minimum lot width
|
200 feet
| ||
Lot area requirements
| |||
Minimum lot area
|
1 acre
| ||
Maximum building coverage
|
25%
| ||
Maximum lot coverage
|
60%
| ||
Yard requirements
| |||
Minimum front yard setback
|
60 feet
| ||
Minimum side yard setback
|
40 feet
| ||
Minimum rear yard setback
|
40 feet
| ||
Building heights
| |||
Maximum building height, principal use or structure
|
35 feet
| ||
Maximum building height, accessory use or structure
|
35 feet
|
NOTE:
| ||
---|---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
M-1 Light Industrial
| ||||
---|---|---|---|---|
Requirement
|
Auto Repair/Related
|
All Other Uses
| ||
Lot width requirements
| ||||
Minimum lot width
|
150 feet
|
150 feet
| ||
Lot area requirements
| ||||
Minimum lot area
|
50,000 feet2
|
2 1/2 acres
| ||
Maximum building coverage
|
As the use, yard, parking, buffer and landscaping requirements
permit
| |||
Maximum lot coverage
| ||||
Yard requirements
| ||||
Minimum front yard setback
|
100 feet
|
100 feet
| ||
Minimum side yard setback
|
50 feet
|
50 feet
| ||
Minimum rear yard setback
|
50 feet
|
50 feet
| ||
Building heights
| ||||
Maximum building height, principal use or structure
|
50 feet
|
50 feet
| ||
Maximum building height, accessory use or structure*
|
80 feet
|
80 feet
|
NOTE:
| ||
---|---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
M-2 General Industrial
| |||
---|---|---|---|
Requirement
|
All Uses
| ||
Lot width requirements
| |||
Minimum lot width
|
200 feet
| ||
Lot area requirements
| |||
Minimum lot area
|
2 1/2 acre
| ||
Maximum building coverage
|
As use, yard, parking, buffer and landscaping requirements permit
| ||
Maximum lot coverage
| |||
Yard requirements
| |||
Minimum front yard setback
|
100 feet
| ||
Minimum side yard setback
|
50 feet
| ||
Minimum rear yard setback
|
50 feet
| ||
Building heights
| |||
Maximum building height, principal use or structure
|
50 feet
| ||
Maximum building height, accessory use or structure*
|
80 feet
|
NOTE:
| ||
---|---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|
M-3 Heavy Industrial
| |||
---|---|---|---|
Requirement
|
All Uses
| ||
Lot width requirements
| |||
Minimum lot width
|
200 feet
| ||
Lot area requirements
| |||
Minimum lot area
|
2 1/2 acre
| ||
Maximum building coverage
|
As use, yard, parking, buffer and landscaping requirements permit
| ||
Maximum lot coverage
| |||
Yard requirements
| |||
Minimum front yard setback
|
100 feet
| ||
Minimum side yard setback
|
50 feet
| ||
Minimum rear yard setback
|
50 feet
| ||
Building heights
| |||
Maximum building height, principal use or structure
|
50 feet
| ||
Maximum building height, accessory use or structure*
|
120 feet
|
NOTE:
| ||
---|---|---|
*
|
See additional requirements for accessory uses or structures in § 200-25 of this chapter.
|