[HISTORY: Adopted by the Common Council of the City of North Tonawanda 12-21-1959. Amendments noted where applicable.]
This ordinance shall be known and may be cited as the "City of North Tonawanda Zoning Ordinance."
A. 
There is hereby established a Comprehensive Zoning Plan for the City of North Tonawanda by dividing the territory thereof into certain districts and prescribing regulations for buildings, structures and the use of land therein. The regulations are made with reasonable consideration, among other things, of the character of each district, its peculiar suitability for particular uses and the direction of building development and with a view to conserving property values and encouraging the most appropriate use of land throughout the City.
B. 
The Comprehensive Zoning Plan, which is set forth in the text and map that constitute this ordinance, is adopted in order to promote the public health, safety and general welfare, to provide for adequate light, air and convenience of access, to prevent the overcrowding of land and to avoid undue concentration of population, to lessen congestion in the streets, to secure safety from fire, flood, panic and other dangers and to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements.
A. 
Districts. The City of North Tonawanda is hereby divided into the following zoning districts:
(1) 
R1-1, Single-Family Residence.
(2) 
R1-2, Single-Family Residence.
(3) 
R-2, General Residence.
(4) 
R-C, Residence — Restricted Business.
(5) 
C-1, Neighborhood Business.
(6) 
C-2, General Commercial.
(7) 
M-1, Light Manufacturing.
(8) 
M-2, General Industrial.
(9) 
M-3, Special Industrial.
[Added 3-16-1982]
(10) 
DD, Downtown Mixed-Use.
[Added 10-15-2019]
B. 
District Map.
(1) 
The aforesaid districts are bounded as shown on a map entitled "City of North Tonawanda Zoning District Map," which accompanies and, with all explanatory matter thereon, is hereby made a part of this ordinance.[1]
[1]
Editor's Note: The Zoning Map is on file in the City Clerk's office and the office of the Building Inspector.
(2) 
As evidence of the authenticity of the Zoning District Map, said map and amendments thereto shall be duly certified by the City Clerk.
C. 
Interpretation of district boundaries. District boundary lines are intended to follow property lines, center lines of streets, highways, alleys or railroads, extensions of such property lines or center lines or other lines located on the map by appropriate reference.
A. 
General application. Except as hereinafter provided, no building, structure or land shall hereafter be used or occupied and no building or structure or parts thereof shall be erected, relocated, extended, enlarged or altered unless in conformity with the permitted use, height and area regulations specified for the district in which it is located and with all other regulations of this ordinance.
B. 
Conflict with other regulations. In their interpretation and application, the provisions of this ordinance shall be held to be minimum requirements adopted for the promotion of the public health, safety, morals, comfort, convenience or general welfare. Whenever the requirements of this ordinance are at variance with the requirements of any other lawfully adopted rules, regulations or ordinances, the most restrictive or that imposing the higher standards shall govern.
A. 
Use groups. For the purpose of classification of uses, use groups are hereby established and ranked in the following order. The more restricted use groups are indicated by the lower number.
(1) 
Use Group 1 — Uses first permitted in the R1-1 District.
(2) 
Use Group 2 — Uses first permitted in the R-2 District.
(3) 
Use Group 3 — Uses first permitted in the R-C District.
(4) 
Use Group 4 — Uses first permitted in the C-1 District.
(5) 
Use Group 5 — Uses first permitted in the C-2 District.
(6) 
Use Group 6 — Uses first permitted in the M-1 District.
(7) 
Use Group 7 — Uses first permitted in the M-2 District.
B. 
Interpretation: when uses are excluded from a use group.
(1) 
Listed uses. When a use is first included in any use group, such use shall be interpreted as being excluded from any use group with a lower number.
(2) 
Uses not listed. In the case of a use which is not listed in any zoning district, such use shall be interpreted as being excluded from all use groups until this ordinance has been amended, listing such use as a permitted use in the appropriate zoning district.
A. 
Permitted uses.
(1) 
Single-family detached dwelling.
(2) 
Church or other places of worship or religious education with buildings and uses customarily incident thereto.
(3) 
Public schools and private, nonprofit schools accredited by the New York State Department of Education; instruction shall be limited to elementary and secondary school instruction.
(4) 
Public parks and playgrounds, golf courses and similar recreational uses not operated for profit.
(5) 
Agricultural operations on a single parcel of land five acres or more in extent and subject to the following restrictions:
(a) 
No greenhouse heating plant shall be closer than 100 feet to any adjoining lot line in a residential district.
(b) 
No odor- or dust-producing substance or use shall be permitted within 100 feet of any adjoining lot line in a residential district.
(c) 
No products shall be publicly displayed or offered for sale from the roadside.
(6) 
Cemetery and the necessary incidental structures on a continuous parcel of land of 20 acres or more.
(7) 
Any land or building needed for water supply, sewerage facilities (not including a sewage treatment plant) or fire protection.
(8) 
Private boathouses.
(9) 
Accessory uses.
(a) 
The office or studio of a resident doctor, dentist, chiropractor, architect, artist, musician, professional engineer, lawyer, accountant, electrologist and beautician, provided that:
[Amended 4-16-1974; 5-20-1980]
[1] 
Such use shall be located within the dwelling and is clearly incidental to the primary residential use.
[2] 
Not more than one additional person shall be employed on said premises and then only in the capacity of an assistant to the professional occupant.
[3] 
Such use shall not include the confinement of any person under care or treatment.
[4] 
Off-street parking requirements of § 103-14 are complied with.
(b) 
Building for private horticultural purposes, provided that any heating plant is at least 20 feet from the side and rear lines of the lot, and no solid fuel is used.
(c) 
Private, family swimming pool, provided that it is located in the rear of the front setback line and does not occupy any part of a required minimum side yard.
(d) 
Signs, in accordance with § 103-15.
(e) 
Private garages with a limit of 750 square feet in size and of similar construction style as the surrounding neighborhood.
[Amended 3-2-2005]
(10) 
Special permitted uses. The following uses may be permitted consistent with the provisions of §§ 103-18B(4) and 103-24 of these regulations:
[Added 3-21-1989]
(a) 
Townhouse clusters and developments.
B. 
Maximum height. Single-family dwellings 2 1/2 stories, not to exceed 30 feet.
C. 
Minimum lot size for dwellings.
(1) 
Area: 8,400 square feet.
(2) 
Width: 70 feet.
D. 
Required yards.
(1) 
Front yard depth: 35 feet.
(2) 
Side yard width:
(a) 
Dwellings. Minimum, five feet; the total of both side yards shall be not less than 15 feet.
(b) 
Other principal buildings. Each side yard shall equal the height of the building.
(3) 
Rear yard depth. Twenty-five percent of the lot depth, but need not exceed 40 feet or a depth equal to the height of the principal building, whichever is greater.
E. 
Supplemental regulations and exceptions. See § 103-15.
F. 
Minimum area of dwellings.
[Added 6-18-1962]
(1) 
One-story, 900 square feet.
(2) 
One-and-one-half- or two-story, 800 square feet main floor.
A. 
Permitted uses. Same as R1-1 District.
B. 
Maximum height.
(1) 
Single-family dwellings, 2 1/2 stories, not to exceed 30 feet.
C. 
Minimum lot size for dwellings.
(1) 
Area: 7,200 square feet.
(2) 
Width: 60 feet.
D. 
Required yards.
(1) 
Front yard depth: 25 feet.
(2) 
Side yard width:
(a) 
Dwellings. Minimum, five feet; the total of both side yards shall be not less than 13 feet.
(b) 
Other principal buildings, same as R1-1 District.
(3) 
Rear yard depth, same as R1-1 District.
E. 
Supplemental regulations and exceptions. See § 103-15.
F. 
Minimum area of dwellings.
[Added 6-18-1962]
(1) 
One-story, 800 square feet.
(2) 
One-and-one-half- or two-story, 720 square feet main floor.
A. 
Permitted uses.
(1) 
All uses, except agricultural operations, permitted in the R1-1 District.
(2) 
Dwelling for two or more families.
(3) 
Dwelling group consisting of two or more dwellings on the same lot.
(4) 
Private club, not operated for profit, catering exclusively to members and their guests and subject to off-street parking requirements set forth in § 103-14.
(5) 
Hospital for the treatment of human ailments; provided, however, that such buildings shall not be located on sites of less than five acres.
(6) 
Nursery school.
(7) 
Accessory uses.
(a) 
Accommodations for not more than three roomers, lodgers or transient guests within a dwelling.
(b) 
Customary home occupations as defined in § 103-20.
(c) 
Bed-and-breakfast homes as defined in § 17A-2.
[Added 6-4-2003]
(8) 
Special permitted uses. The following uses may be permitted consistent with the provisions of §§ 103-18B(4) and 103-24 of these regulations:
[Added 3-21-1989]
(a) 
Townhouse clusters and developments.
B. 
Maximum height.
(1) 
Single-family dwelling, 2 1/2 stories, not to exceed 30 feet.
(2) 
Other dwellings and private clubs, three stories, not to exceed 35 feet.
C. 
Minimum lot size for dwellings.
(1) 
Area.
(a) 
Single-family dwelling, 5,000 square feet.
(b) 
Other dwellings, 3,000 square feet per dwelling unit.
(2) 
Width.
(a) 
Single-family dwelling, 50 feet.
(b) 
Dwelling for two or more families, 60 feet.
D. 
Required yards.
(1) 
Front yard depth, 25 feet.
(2) 
Side yard width, same as R1-2 District.
(3) 
Rear yard depth: 25% of the lot depth, but need not exceed 30 feet or a depth equal to the height of the principal building, whichever is greater.
E. 
Supplemental regulations and exceptions. See § 103-15.
F. 
Minimum area of dwellings.
[Added 6-18-1962]
(1) 
One-family dwelling, 800 square feet main floor.
(2) 
Two or more units, 500 square feet per unit.
A. 
Permitted uses.
(1) 
All uses permitted in the R-2 District.
(2) 
Courtroom, office for any governmental agency, police station.
(3) 
Bank, telephone exchange, public utility office, business and professional offices.
(4) 
Dental clinics and laboratories.
(5) 
The following uses, provided they are not used primarily for contagious diseases, mental patients, epileptics, drug or liquor addicts or for penal or correctional purposes:
(a) 
Medical building, clinic or laboratory.
(b) 
Nursing or convalescent home.
(c) 
Nonprofit institutions for charitable, religious, cultural or community social purposes.
(6) 
Mortuary.
(7) 
Club, lodge or fraternal organization not operated for profit.
(8) 
Dance, art, music or photo studio.
(9) 
Residential hotel. (Sec definitions.)
(10) 
Accessory uses:
(a) 
Dining room in club, medical building or residential hotel, but only when conducted and entered from within the building, provided that no exterior display or advertising shall be permitted.
(b) 
Accessory uses and structures, provided that no exterior signs shall be allowed unless it:
[1] 
Pertains only to permitted uses on the premises;
[2] 
Does not exceed one square foot per linear foot of building frontage;
[Amended 4-21-2004]
[3] 
Is attached flat against the wall;
[4] 
Does not project above the roof line;
[5] 
Does not face the side of any adjoining lot or is across the street from any lot situated in any R-1 or R-2 District;
[Amended 4-21-2004; 5-5-2009]
[6] 
Light-emitting diode (LED) and liquid crystal display (LCD) signs shall be permitted. Such signs shall be permitted with flashing or intermittent illumination, to include continuous movement, provided that they are operated no earlier than 8:00 a.m. and no later than 11:00 p.m.
[Amended 4-21-2004; 5-5-2009]
[7] 
Does not exceed the length of the longest side of the frontage where a building fronts on more than one street;
[Added 4-21-2004]
[8] 
Does not project beyond the ends of the building; and
[Added 4-21-2004]
[9] 
Does not cover any required windows and/or doors.
[Added 4-21-2004]
(c) 
Bed-and-breakfast inns as defined in § 17A-2.
[Added 6-4-2003]
(d) 
Wall signs shall be permitted for each separate business or tenant occupying a building subject to the regulations of this chapter.
[Added 4-21-2004]
(11) 
Exterior temporary signs.
[Added 4-21-2004]
(a) 
Shall be limited to 16 square feet per face;
(b) 
Shall be allowed only after obtaining a special permit issued by the Building Inspector;
(c) 
Use shall be limited to 30 days in any calendar year.
(12) 
Exterior pole signs.
[Added 4-21-2004]
(a) 
Shall be supported wholly by a pole or poles;
(b) 
Shall not exceed 25 feet in height from grade to the highest point of the sign;
(c) 
The lowest portion of the sign [excluding the pole(s)] shall not be less than eight feet from finish grade;
(d) 
The maximum sign face shall be determined by § 103-9A(10) of this chapter.
B. 
Maximum height.
(1) 
Single-family and two-family dwellings, same as in R-2 District.
(2) 
Other buildings, as regulated by yard requirements.
C. 
Minimum lot size for dwellings.
[Amended 6-3-1980]
(1) 
Area: 3,000 square feet per dwelling unit, but in no case shall any lot be less than 6,000 square feet.
(2) 
Width: 60 feet.
(3) 
Parking: Two parking spaces must be provided for each dwelling unit for multiple dwellings.
D. 
Required yards.
(1) 
Front yard depth: 25 feet.
(2) 
Side yard width.
(a) 
Dwellings up to 35 feet in height: The minimum width of any side yard shall be five feet, and the total width of both side yards shall be not less than 13 feet.
(b) 
Dwellings over 35 feet in height and other principal buildings: Each side yard shall equal 1/2 the building height.
(3) 
Rear yard depth: 25% of lot depth but need not exceed 30 feet or a depth equal to the height of the principal building, whichever is greater.
E. 
Supplemental regulations and exceptions. See § 103-15.
F. 
Minimum area of dwellings: same as the R-2 District.
[Added 6-18-1962]
G. 
Signs.
[Added 4-21-2004]
(1) 
If at any time the Code Enforcement Officer determines a sign is in disrepair, the owner/tenant of the property shall repair or remove said sign within 15 days of notice to the owner/tenant by the Code Enforcement Officer. Failure to do so shall result in removal by the Building Department. The cost of this removal, plus $50 for inspection of the premises, shall be charged to the owner of the property. The City Assessor shall assess this amount upon the real property. Said total amount shall constitute a lien and charge on the real property on which it is levied until paid or otherwise satisfied or discharged. The amount shall be collected by the City Treasurer in the manner provided by law for the collection of taxes or delinquent taxes.
(2) 
If at any time the Code Enforcement Officer determines a sign does not conform with an issued sign permit, the owner/tenant of the property shall comply with the permit within 15 days of notice to the owner/tenant by the Code Enforcement Officer. Failure to do so shall result in removal by the Building Department. The cost of this removal, plus $50 for inspection of the premises, shall be charged to the owner of the property. The City Assessor shall assess this amount upon the real property. Said total amount shall constitute a lien and charge on the real property on which it is levied until paid or otherwise satisfied or discharged. The amount shall be collected by the City Treasurer in the manner provided by law for the collection of taxes or delinquent taxes.
H. 
Abandoned signs.
[Added 4-21-2004]
(1) 
Any sign located on property unoccupied for a period of 60 days or more shall be deemed abandoned.
(2) 
Failure to remove an abandoned sign shall result in removal by the Building Department. The cost of this removal, plus $50 for inspection of the premises, shall be charged to the owner of the property. The City Assessor shall assess this amount upon the real property. Said total amount shall constitute a lien and charge on the real property on which it is levied until paid or otherwise satisfied or discharged. The amount shall be collected by the City Treasurer in the manner provided by law for the collection of taxes or delinquent taxes.
A. 
Permitted uses: Permitted uses in the C-1 Neighborhood Business District shall be as follows:
(1) 
Any use permitted in the R-C District.
(2) 
Retail stores and personal service establishments, except those listed in the C-2 District, provided that:
(a) 
There is no manufacturing, compounding, processing, treatment or repair of products other than that which is clearly incidental to the conduct of a retail business and where such products are sold primarily at retail on the premises.
(b) 
No use shall be conducted in an open-front store.
(c) 
There shall be no outdoor display of food or merchandise.
(3) 
Establishments for eating and drinking, but not including diners, provided that:
(a) 
The sale of alcoholic beverages for consumption on the premises shall not be allowed on any lot which is across the street from any R District or whose side lot line is adjacent to any lot line in any R District.
(b) 
No such use shall include dancing or entertainment other than radio, television or recorded music.
(c) 
No food or drink shall be dispensed to customers outside the building or by curb service.
(4) 
Subject to §§ 103-14B and 103-15A and subject to the approval by resolution of the Common Council, gasoline service stations, provided that there shall be no use of the lot other than lawn, fence or shrubbery within 15 feet of a side lot line which abuts any R District.
[Amended 3-20-1961]
(5) 
Accessory uses and structures, provided that no exterior sign shall be allowed except as regulated in the R-C District.
(6) 
Country inns as defined in § 17A-2.
[Added 6-4-2003]
B. 
Maximum height.
(1) 
For uses permitted in the R-C District: as regulated in the R-C District.
(2) 
For other principal buildings: 2 1/2 stories, not to exceed 30 feet.
C. 
Minimum lot size for dwellings: as regulated in the R-C District.
D. 
Required yards.
(1) 
Dwellings: front, side and rear yards shall be required as regulated in the R-C District.
(2) 
Other principal buildings.
(a) 
Front yard depth: the average of the existing buildings within 200 feet in both directions. If the foregoing does not apply, the front yard depth shall be 25 feet.
(b) 
Side yard width: not required, except where a side lot line abuts any R District. In such case, the side yard width shall equal that required in the R District. Where a side yard is provided, it shall be at least four feet wide.
(c) 
Rear yard depth: 25% of the lot depth, but need not exceed 30 feet or a depth equal to the height of the principal building, whichever is greater.
E. 
Supplemental regulations and exceptions: See § 103-15.
F. 
Minimum area of dwellings: same as the R-2 District.
[Added 6-18-1962]
A. 
Permitted uses.
(1) 
Any use permitted in the C-1 District.
[Amended 3-2-2005; 4-21-2004]
(2) 
The following uses when conducted entirely within a completely enclosed building:
(a) 
Eating or drinking places with entertainment, provided that no food or drink is dispensed to the customers outside of the building or by curb service.
(b) 
New car sales and accessory repair departments.
(c) 
Wholesale sales and wholesale distributors.
(d) 
Amusement enterprises, amusement centers, as defined in § 12-1 of the North Tonawanda City Code, theaters, billiard or pool halls, bowling alleys, skating rinks, or dance halls.
[Amended 1-19-1982]
(e) 
Public garages, auto laundries and auto repair and painting.
(f) 
Laundries, linen or diaper supply service and carpet and rug cleaning.
(g) 
Household and office machinery and equipment repair.
(h) 
Printing and newspaper publishing.
(i) 
Custom shops for carpentry, cabinetmaking, sign painting, sheet metal work and welding and for electrical, glazing, painting, heating, plumbing, roofing and ventilating contractors.
(j) 
Boat sales, rental, service and storage.
(k) 
Warehouses for clothing, drugs, dry goods, packaged food, furniture, hardware and shop supplies.
(l) 
Bottling of nonalcoholic beverages from previously prepared ingredients.
(m) 
Small animal hospitals; kennels.
(n) 
Poultry and rabbit killing for retail sales on the premises.
(o) 
Creamery or milk-bottling plant.
(3) 
The following uses, provided they are conducted within a completely enclosed building or enclosed on all sides by a solid wall or fence at least six feet high:
(a) 
Storage and sale of solid fuel, ice and feed for livestock.
(b) 
Building materials supply and incidental mill-work.
(c) 
Machine and tool sales, rental and service.
(d) 
Contractors' equipment and materials storage.
(e) 
Public utility storage and service buildings and yards.
(4) 
Hotel or motel.
(5) 
Passenger terminal.
(6) 
Commercial greenhouse.
(7) 
Commercial billboard, provided that such sign shall not be located nearer than 10 feet to any lot line, 50 feet to a lot line in any R District and 30 feet to any street intersection or railroad crossing.
(8) 
Terminals for local trucking and delivery service (but not including any tractor, trailer or tractor-trailer combination or automobile conveyor), provided that all vehicle loading, unloading and parking is on the premises.
(9) 
Subject to § 103-14, used-car sales.
(10) 
Dry-cleaning plant, provided that all solvents used in the process and the vapors therefrom shall be nonexplosive and noninflammable and the entire cleaning and drying process shall be carried on within completely enclosed solvent-reclaiming units.
(11) 
The following uses, after approval by the Board of Appeals:
[Amended 2-17-1964]
(a) 
Golf-driving range.
(b) 
Drive-in theater.
(c) 
Trailer park.
(d) 
Refreshment stand.
(e) 
Sale of camp trailers.
B. 
Maximum height. Dwellings, as regulated in the R-C District.
C. 
Minimum lot size. Dwellings, as regulated in the R-C District.
D. 
Required yards.
(1) 
Dwellings. Front, side and rear yards shall be required as regulated in the R-C District.
(2) 
Other principal buildings:
(a) 
Front yard depth. Average of the existing buildings within 200 feet in both directions. If the above does not apply, then the front yard depth shall be 40 feet.
(b) 
Side yards, as regulated in C-1 District.
(c) 
Rear yard depth; minimum 10 feet, except where it abuts any R District the rear yard shall be equal to 1/2 the building height.
E. 
Supplemental regulations and exceptions. See § 103-15.
F. 
Minimum area of dwellings, same as R-2 District.
[Added 6-18-1962]
G. 
The maximum face area for all signs appearing on a property shall not exceed two square feet per linear foot of building frontage.
[Added 4-21-2004]
A. 
Permitted uses.
(1) 
Any use, except dwellings, permitted in the C-2 District, but without the requirement of being enclosed in a building or by a wall or fence.
(2) 
Laboratory engaged in research, testing and experimental work, including any process normal to laboratory practice and technique.
(3) 
The manufacture, compounding, assembling and/or treatment of articles or merchandise from previously prepared materials, consisting of fiber, glass, fur, leather, paper, plastics, wax, wood and wire, provided that no chemical process is involved in the basic manufacture of such materials.
(4) 
The manufacture and or assembly of electronic devices, electrical appliances and the application or manufacture of atomic devices, provided all necessary and approved safeguards are employed to prevent hazard or annoyance to the community.
(5) 
The manufacture and/or assembly of musical instruments, business machines, amusement devices, novelties, toys, custom-built boats and grinding wheels.
(6) 
The manufacture, compounding, processing and storage of candy and confections, frozen foods, cosmetics, pharmaceutical products, toiletries and food products.
(7) 
Tool-, die-, and pattern-making and machine shops, provided that any obnoxious or annoying noises and/or vibrations are confined within the premises.
(8) 
Manufacture of precision tools.
(9) 
Truck terminals; freight yards and freight stations; wharfs and docks.
(10) 
Concrete products manufacture.
(11) 
Wood and lumber, bulk processing and woodworking, including planing mills, excelsior, sawdust and wood-preserving treatment.
(12) 
Treatment and processing of metal and metal products; finishing, plating, grinding, sharpening, cleaning, rustproofing and heat treatment.
(13) 
Manufacturing of paper and paper products not involving the reduction and processing of wood pulp and fiber.
(14) 
Textile manufacturing.
(15) 
Storage, sorting or baling of waste paper and rags, provided all activities are conducted within a building.
(16) 
Coal yards; storage of fuel oil for heating purposes.
(17) 
Electric central station power and steam-generating plant.
(18) 
Incinerator; sewage-treatment plant.
(19) 
Quarters for a caretaker or watchman as an accessory use.
(20) 
Outdoor storage of motor vehicles, recreational vehicles, boats and boat trailers, subject to the following conditions:
[Added 1-18-2006]
(a) 
Special use permit approval pursuant to the provisions of § 103-18B(4) of this chapter;
(b) 
Annual license fee of $100 and inspection by Code Enforcement Department;
(c) 
License is subject to calculations for total number of vehicles to be stored and based upon paved area with a per-vehicle limits of 200 square feet;
(d) 
Storage area must be paved and properly drained to prevent site contamination;
(e) 
Vehicle dismantling, bodywork, engine ,work or repairs shall be prohibited on site;
(f) 
Damaged and partially dismantled vehicles must be drained of all fluids; and
(g) 
Vehicle and vehicle parts sales shall be prohibited.
B. 
Maximum height. No requirement.
C. 
Minimum lot size. No requirement.
D. 
Required yards.
(1) 
Front yard depth, 25 feet when opposite any R District the front yard depth shall not be less than 50 feet.
(2) 
Side yard width:
(a) 
Minimum side yard, 10 feet.
(b) 
When adjacent to any R District, a side yard shall not be less than 50 feet, including a twenty-foot strip adjoining such R District which shall be maintained as a landscaped buffer area.
(3) 
Rear yard depth:
(a) 
Minimum, 25 feet.
(b) 
When adjacent to any R District, a rear yard shall not be less than 50 feet, including a twenty-foot strip adjoining such R District which shall be maintained as a landscaped buffer area.
E. 
Limitations on uses in Use Group 6.
(1) 
Any use of land, building or structure that may be hazardous, noxious or injurious by reason of the production or emission of dust, smoke, refuse matter, odors, gas, fumes, noise, vibration or similar circumstances or conditions is prohibited.
(2) 
No unneutralized refuse material shall be discharged into sewers, streams or ditches.
(3) 
Storage of inflammable liquids. The storage of inflammable liquids shall be entirely underground, in storage tanks approved by the National Board of Fire Underwriters and having pipe layout satisfactory to the Building Inspector. Safety containers shall be used within any building or structure in which inflammable liquids are handled or stored.
(4) 
Fencing. All side and rear lot lines adjacent to any R District shall be properly fenced or screened by plantings. No fence other than that constructed of wire and commonly known as a "cyclone" fence shall be permitted, and all such fences shall not be more than 10 feet in height nor project into any required front yard.
(5) 
Use of required yards. Required yards shall be used only for off-street parking of employees' and visitors' cars.
F. 
Supplemental regulations and exceptions. See § 103-15.
G. 
Minimum area of dwellings, same as R-2 District.
[Added 6-18-1962]
A. 
Permitted uses.
(1) 
Any use permitted in the M-1 District.
(2) 
Auto wrecking and dismantling, junkyards and scrap metal yards.
(3) 
Metal and metal ores; reduction, refining, smelting and alloying.
(4) 
Manufacture of heavy machinery.
(5) 
Metal-casting and foundry products.
(6) 
Wood pulp and fiber reduction and processing, including paper-mill operation.
(7) 
Manufacture of plastics.
(8) 
Concrete mixing plant; processing or treatment of bituminous products.
(9) 
Dumps and slag piles.
(10) 
Storage of petroleum and petroleum products.
B. 
Maximum height. No restriction.
C. 
Minimum lot size. No restriction.
D. 
Required yards.
(1) 
Front yard depth: 25 feet, except that, when opposite any R District, the front yard depth shall not be less than 75 feet.
(2) 
Side yard width:
(a) 
Minimum side yard, 10 feet.
(b) 
When adjacent to any R District, a side yard shall not be less than 100 feet, including a twenty-foot strip adjoining such R District which shall be maintained as a landscaped buffer area.
(3) 
Rear yard depth:
(a) 
Minimum 25 feet.
(b) 
When adjacent to any R District, a rear yard shall not be less than 100 feet, including a twenty-foot strip adjoining such R District which shall be maintained as a landscaped buffer area.
E. 
Limitations on uses in Use Groups 6 and 7.
(1) 
No unneutralized material shall be discharged into sewers, streams or ditches.
(2) 
Fencing, same as M-1 District.
(3) 
Use of required yards, same as M-1 District.
F. 
Supplemental regulations and exceptions. See § 103-15.
G. 
Minimum area of dwellings, same as R-2 District.
[Added 6-18-1962]
[Added 3-16-82]
A. 
Permitted uses.
(1) 
Any use permitted in the M-2 District.
(2) 
Any adult use, as specified and defined in the Adult Use Ordinance as indicated in Chapter 9A of the City Code of the City of North Tonawanda, New York.
[Added 2-12-88; amended 4-19-1988; 10-15-2019]
A. 
Purpose and intent. The purpose of the Waterfront District (WD) is to capitalize on the City of North Tonawanda's waterfront by encouraging a mix of residential, commercial, and public uses that promote access to the Niagara and Little Rivers.
B. 
Permitted uses.
(1) 
Apartment building.
(2) 
Apartment complex.
(3) 
Bar.
(4) 
Bed-and-breakfast.
(5) 
Brewery.
(6) 
Building, mixed-use.
(7) 
Club, private.
(8) 
Cultural use facility/museum.
(9) 
Day-care center/day-care facility.
(10) 
Distillery.
(11) 
Dry storage, boats.
(12) 
Dry-cleaning outlet (when a part of a building, mixed-use property).
(13) 
Dwelling, multifamily.
(14) 
Dwelling, townhouse.
(15) 
Farmers market.
(16) 
Health club (when a part of a building, mixed-use property).
(17) 
Hotel/motel.
(18) 
Inn.
(19) 
Laundry, self-serve (when a part of a building, mixed-use property).
(20) 
Marina.
(21) 
Microbrewery.
(22) 
Nightclub.
(23) 
Office (when a part of a building, mixed-use property).
(24) 
Parking facility (when part of a larger development program).
(25) 
Parks.
(26) 
Performing arts venue.
(27) 
Place of worship.
(28) 
Private boathouse.
(29) 
Public/semipublic use.
(30) 
Restaurant.
(31) 
Retail, goods and services.
(32) 
Studio, art.
(33) 
Wine-tasting shop.
(34) 
Winery.
(35) 
Yacht club.
C. 
Accessory uses.
(1) 
Boat sales, rentals, service and storage.
(2) 
Home occupation.
(3) 
Swimming pool, private.
D. 
Special permitted uses. The following uses require a special use permit from the Planning Commission:
(1) 
Conference/convention center.
(2) 
Equipment sales, repair or rentals (only if water dependent).
(3) 
Health-care facility, outpatient.
(4) 
Recreation, indoor commercial.
(5) 
Restaurant, fast-food.
(6) 
Retail, convenience.
(7) 
Retail, shopping center.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Incentive zoning.
(1) 
Purpose.
(a) 
It is the purpose of this section to empower the City of North Tonawanda to grant incentives or bonuses to advance the City's specific physical, cultural and social policies in accordance with the City of North Tonawanda Comprehensive Plan and in coordination with other community planning mechanisms and/or land use techniques.
(b) 
Incentive zoning is restricted to added benefits. Incentives shall be granted only when the community benefit or amenities offered would not otherwise be required or likely to result from the applicable planning process before the Planning Commission. Such benefits shall be in addition to any items that are or would be required under other provisions of this chapter or state law, including any mitigation measures required pursuant to the State Environmental Quality Review Act (SEQRA).
(2) 
Jurisdiction. This section shall apply to the entire Waterfront District in the City of North Tonawanda. The City of North Tonawanda Common Council is empowered to provide for a system of zoning incentives, or bonuses, as the Common Council deems necessary, appropriate and consistent with the purposes and conditions set forth in this chapter.
(3) 
Incentives permitted. The following incentives may be granted by the Common Council, with recommendations from the Planning Commission, on an application for incentive zoning for a specific site:
(a) 
Increase in density.
(b) 
Increase in lot coverage.
(c) 
Increase in building height.
(d) 
Changes in setback requirements.
(e) 
Any other changes in the Zoning Ordinance of the City of North Tonawanda if approved by the Common Council.
(4) 
Amenities for which incentives may be offered. The following amenities may be offered on or off the site of the subject application:
(a) 
Preservation and/or permanent protection of:
[1] 
Open space.
[2] 
Environmentally sensitive vegetation.
[3] 
Critical wildlife habitat.
[4] 
Scenic views/viewsheds.
[5] 
Cultural or historic facilities.
(b) 
Waterfront easements for public access.
(c) 
Road and highway improvements in excess of those required to mitigate proposed impacts.
(d) 
Any combination of above-listed amenities and/or cash in lieu of any amenity(s) for specific purposes identified.
(e) 
Provide for public trails, trail linkages or walkway networks.
(f) 
Other facilities or benefits to the residents of the community determined by the Planning Commission, and/or the Common Council.
(5) 
Procedure for approval and application requirements. Please refer to § 103-26 for application requirements and process.
(6) 
Incentive zoning requirements. The following information shall be included in applications for incentives in exchange for amenities:
(a) 
Written description of the proposed amenity.
(b) 
The cash or economic value of the proposed amenity.
(c) 
A narrative which:
[1] 
Describes the benefits to be provided to the community by the proposed amenity.
[2] 
Gives preliminary indication or demonstration that there is adequate sewer, water, transportation, waste disposal and fire protection facilities in the zoning district in which the proposal is located to handle the additional demands the incentive and amenity, if it is an on-site amenity, may place on these facilities beyond the demand that would be placed on them as if the district were developed to its fullest potential.
[3] 
Explains how the amenity helps implement the physical, social or cultural policies of the Comprehensive Plan and any other adopted studies or plans as supplemented by the local laws and ordinances adopted by the Common Council.
(d) 
Written description of the requested incentive and justification, and project viability.
(e) 
Sets of maps containing both the requested incentive layout and a layout conforming to current requirements.
(f) 
Documentation in compliance with the State Environmental Quality Review Act.
(g) 
Completion of architectural review assessment to determine if proposed incentive and or amenities detailed in the application are in harmony with the City of North Tonawanda.
(h) 
Letter waiving any timeline requirements for decisions by the Planning Commission.
(7) 
The Code Enforcement Officer shall meet with the applicant prior to their application submittal and review the submission for completeness. The Code Enforcement Officer shall write their comments and submit them along with the application to the Planning Commission as part of the site plan review process (refer to § 103-26).
(8) 
The Planning Commission shall hold a scheduled work session or public meeting in conformance with its adopted meeting schedule and submissions deadlines and shall hear testimony on the proposed application. Following said meeting, the Planning Commission shall prepare comments pertaining to the submission application and forward them to the applicant and the Common Council.
(9) 
The Common Council shall determine, based upon input from the Code Enforcement Officer, Planning Commission and other information/input it deems necessary, if the application warrants further consideration under this chapter. The determination shall be disclosed in a findings report or similar document, a copy of which shall be made available to the applicant and the Code Enforcement Officer. If further consideration is appropriate, the applicant shall be directed to continue with the pending site plan/subdivision/special use permit application per the requested incentive.
(10) 
Once the application has been determined to be complete, a public hearing will be scheduled before the Common Council. The City Clerk shall give notice of the hearing in the official newspaper of the City at least 10 days prior to the date of the hearing.
(11) 
The applications shall be referred to other agencies for input as appropriate, including but not limited to any applicable county, state or federal agencies.
(12) 
All applicable requirements of the SEQRA shall be complied with as part of the review and hearing process, in addition to other information that may be required as part of an environmental assessment of the proposal. The assessment shall include verification that the zoning district in which the proposal is to be located has adequate sewer, water, transportation, waste disposal and fire disposal and fire protection facilities to:
(a) 
First, serve the remaining vacant land in the district as though it were developed to its fullest potential under the district regulations in effect at the time of the amenity/incentive proposal.
(b) 
Then, to serve the on-site amenity and incentive, given the development scenario in § 103-13.2F(4) above.
(13) 
In order to approve an amenity/incentive proposal, the Code Enforcement Officer shall determine that the requirements of SEQRA have been met and the proposed amenity provides sufficient public benefit to allow for the requested incentive. The Common Council is authorized to act on an application for approval, once approved; the Common Council will create a written order of actions to be completed by the applicant regarding additional construction documents, site plans, and the amenities to be provided to the community of the City of North Tonawanda.
(14) 
Cash payment in lieu of amenity. If the Common Council finds that the community benefit is not suitable on-site or cannot be reasonably provided, the Common Council may consider a cash payment in lieu of the provision of the amenity. These funds shall be placed in a trust fund to be used by the Common Council exclusively for amenities specified in these provisions. For one-time payments, cash payments shall be made prior to the issuance of a building permit or prior to final signatures on approved plans, whichever comes first. The Common Council will set the requirements for any long-term or incremental payments.
(15) 
Severability. The provisions of this chapter are severable. If any section, subdivision or provision of this chapter shall be adjudged invalid, such invalidity shall apply only to the section, subdivision or provision adjudged invalid, and the rest of this chapter shall remain valid and effective.
G. 
Signs. Exterior signs are subject to the following standards:
(1) 
Sign information shall pertain only to the existing permitted use on the premises.
(2) 
One sign advertising the sale or rental of property is not to exceed 24 square feet in face area. Said advertising sign shall be located on the property advertised for sale or rent and shall be removed within 10 days following the sale or occupancy of the rental property. The advertising sign may be affixed to a building or freestanding.
(3) 
No sign shall be equipped or displayed with any moving parts, nor shall any sign contain any moving, flashing or intermittent illumination.
(4) 
No sign shall project above the roofline.
(5) 
The total square footage of all signs on any premises shall not exceed 1.5 square feet per linear foot of building facade on the street which provides the principal access for the use.
(6) 
All signs shall be legible and graphically simple. No more than three colors shall be used.
H. 
Off-street parking requirements. See § 103-14 of this chapter.
I. 
Supplementary regulations. Uses are subject to the requirements specified elsewhere in these regulations, including, but not limited to, supplemental regulations in accordance with § 103-15.
J. 
Bulk and Use Table.
Uses
Minimum Lot Size
(square feet)
Minimum Lot Width
(feet)
Minimum Setback
(feet)
Maximum Allowable Impervious Surface Coverage
(percent)
Maximum Building Height Range
(feet)
Front Street
Front Waterfront
Side
Rear on Street or Adjacent Property
Rear Waterfront
Permitted Uses
Apartment building
8,000
50
15
30
10
20
30
80%
45
Apartment complex
20,000
75
15
30
10
20
30
80%
45
Bar
6,000
50
15
25
10
20
25
80%
35
Bed-and-breakfast
8,000
50
15
25
10
20
25
80%
35
Brewery
20,000
50
15
25
10
20
25
80%
35
Building, mixed-use
8,000
50
15
25
10
20
25
80%
45
Club, private
8,000
50
15
25
10
20
25
80%
35
Cultural use facility/museum
N/A
N/A
N/A
25
N/A
20
25
N/A
N/A
Day-care center/day-care facility
6,000
60
15
25
15
20
25
80%
35
Distillery
20,000
100
15
25
15
20
25
80%
35
Dry storage, boats
10,000
100
20
25
15
20
25
80%
35
Dry-cleaning outlet
10,000
50
20
25
10
20
25
80%
35
Dwelling, multifamily
8,000
50
20
40
10
20
40
80%
35
Dwelling, townhouse
5,000
40
10
25
5
20
25
80%
35
Farmers market
5,000
50
15
30
10
20
30
80%
25
Health club
15,000
100
15
30
15
20
30
80%
35
Hotel/motel
30,000
150
20
35
20
20
35
80%
55
Inn
10,000
50
15
25
10
20
40
80%
35
Laundry, Self-serve
8,000
50
10
25
10
20
20
80%
35
Marina
15,000
100
20
25
10
20
10
80%
35*/60**
Microbrewery
20,000
50
10
25
10
20
35
80%
35
Nightclub
15,000
100
15
25
10
20
40
80%
25
Office
8,000
50
10
25
10
20
10
80%
35
Parking facility
20,000
150
15
25
10
20
35
80%
55
Private boathouse
2,000
20
15
N/A
5
N/A
10
80%
15
Park
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Performing arts venue
20,000
150
15
25
20
20
20
80%
35
Place of worship
15,000
50
15
25
15
20
20
80%
35
Public/semipublic use
8,000
50
15
25
10
10
20
80%
35
Restaurant
8,000
50
10
25
10
10
20
80%
35
Retail, goods and services
8,000
50
10
25
10
5
10
80%
35
Studio, art
5,000
50
10
25
10
5
10
80%
35
Wine-tasting shop
5,000
50
10
25
10
10
20
80%
35
Winery
40,000
50
10
25
10
20
10
80%
35
Yacht club
20,000
100
20
25
10
20
10
80%
55
Accessory Uses
Boat sales, rental, service and storage
N/A
N/A
20
25
10
5
5
80%
35*/60**
Home occupation
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Swimming pool, private (must be in the rear of the building)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Special Permitted Uses
Conference/convention center
20,000
100
20
35
15
20
40
80%
35
Equipment sales, repair or rentals
40,000
100
20
40
25
20
20
80%
25
Health-care facility, outpatient
15,000
100
15
30
15
20
40
80%
25-45
Recreation, indoor commercial
10,000
50
20
30
15
20
40
80%
35
Restaurant, fast-food
5,000
50
15
30
15
20
40
80%
35
Retail, convenience
5,000
50
15
30
10
20
40
80%
35
Retail, shopping center
40,000
60
25
75
10
30
40
80%
35
*
For main building only.
**
For boat storage only.
[Added 4-19-88]
A. 
Permitted uses for properties that have frontage on a water body.
(1) 
Includes all uses, restrictions and regulations as set forth in the WD Waterfront District.
B. 
Permitted uses for properties that do not have frontage on a water body.
(1) 
Includes all uses, restrictions and regulations as set forth in the WD Waterfront District.
C. 
Special permitted uses for properties that have frontage on a water body.
(1) 
Includes all uses, restrictions and regulations as set forth in the WD Waterfront District.
D. 
Special permitted uses for properties that do not have frontage on a water body.
(1) 
Refreshment stands not included as an accessory use. Refer to § 103-13.2F.
(2) 
Adult uses, as specified and defined in the Adult Use Ordinance, as indicated in Chapter 9A of the City Code of the City of North Tonawanda, New York.
(3) 
The general criteria for special permits § 103-18B(3) shall also be applicable.
E. 
Accessory uses.
(1) 
Includes all uses, restrictions and regulations as set forth in the WD Waterfront District.
F. 
Area and bulk requirements.
(1) 
Includes all procedures and regulations as set forth in the WD Waterfront District.
G. 
Site plan and approval provisions.
(1) 
Includes all procedures and regulations as set forth in the WD Waterfront District.
[Added 10-15-2019]
A. 
Introduction. This section provides regulatory standards governing land use and building form within the Downtown Mixed-Use District. The form-based code is a reflection of the community's vision for downtown North Tonawanda and implements the intent of the Comprehensive Plan, Local Waterfront Revitalization Plan, and NT Momentum Revitalization Strategy Master Plan.[2] The form-based code is intended for adoption as part of the North Tonawanda Zoning Ordinance. Upon adoption, it will supersede and replace existing Zoning provisions regarding zoning districts, allowable land uses, permit requirements, and site development standards. The Downtown Mixed-Use District encompasses all of downtown North Tonawanda and includes the entirety of the downtown Historic Overlay District.
(1) 
Purpose and intent. The purpose of the Downtown Mixed-Use District is to create a vibrant downtown with a variety of building types that offer retail, service, employment, hospitality, entertainment, and civic functions, as well as a variety of housing choices. This district aims to reinforce the historic character and walkability of downtown.
(2) 
Applicability.
(a) 
Compliance is intended to occur over time as redevelopment and new development occur. This section recognizes lawful nonconforming status of uses and structures and normal maintenance if encouraged. This section also recognizes that some sites may be difficult to develop in compliance with the provisions herein and provides for variance procedures within certain parameters.
(b) 
The provisions in this section shall apply to all development or redevelopment of property within the Downtown Mixed-Use District as outlined in the Applicability Matrix.[3]
[3]
Editor's Note: The Applicability Matrix is on file in the City offices.
(c) 
Exemptions.
[1] 
Regular maintenance and repair of materials, parking resurfacing and similar maintenance is exempt from compliance with this section.
[2] 
A building expansion that is solely designed and constructed to provide accessibility for the disabled, provide for screened service areas or relocate or screen visible exterior mechanical equipment so long as such equipment is no longer visible, is also exempt from compliance with this section.
(3) 
Conflicting provisions. In the event that this section conflicts with any other City Code provision (except for the Historic Overlay District), the provision of this section shall supersede. In the event that any provision of this section conflicts with the provisions of the Historic Overlay District, the Historic Overlay District shall supersede.
[2]
Editor's Note: The images that enhance this form-based code are on file in the City offices.
B. 
Subareas established. Downtown North Tonawanda is hereby divided into subareas shown on the map entitled "Downtown Mixed-Use District Subareas Map" which is hereby made part of this section.[4]
[4]
Editor's Note: The Downtown Mixed-Use District Subareas Map is on file in the City offices.
C. 
Use regulations.
(1) 
With the exception of the prohibited uses listed in this subsection, all uses listed as permitted uses within the City of North Tonawanda Code Chapter 103 are permitted within the Downtown Mixed-Use District, subject to the regulations of this section.
(2) 
The following uses are prohibited in the Downtown Mixed-Use District:
Adult uses
Automotive graveyard
Campground
Cemetery
Contractor's yard
Commercial surface parking lots as the primary use on any property (unless publicly owned)
Drive-through establishments
Dwelling, single-family
Golf courses
Industry, heavy
Junkyard
Motor vehicle sales, repair, or service station (allowed in OS and RR Subareas)
Off-premises freestanding signs
Scrap metal processing
Self-storage
D. 
Definitions. Definitions, as they relate to the Downtown District will be included in this section.
ALLEY
A narrow service street or passage less than 22 feet between properties or buildings.
ALTERATION
Any change, rearrangement or addition to or relocation of a building or structure; any modification in construction or equipment.
AWNING
An ornamental roof-like protective cover over a door, entrance, window or sidewalk dining area that projects from the face of a structure and is constructed of durable materials, including but not limited to fabrics and/or plastics.
BALCONY
An exterior platform that projects from or into the facade of a building and is surrounded by a railing, handrail, or parapet.
BILLBOARDS (SIGN ADVERTISING)
A permanent sign or structure which directs attention to an idea, product, business activity, service, or entertainment which is primarily conducted, sold, or offered elsewhere than upon the premises on which such sign is located, or to which it is affixed.
BUILDING
A combination of any materials, whether portable or fixed, having a roof, to form a structure affording shelter for persons, animals or property. The word "building" shall be construed, when used herein, as though followed by the words "or part or parts thereof," unless the context clearly requires a different meaning.
BUILDING FACADE, PRIMARY
Any building frontage:
(1) 
Facing public streets and/or any drive, parking lot, public or semipublic space, with or without a primary building entry;
(2) 
Greater than three feet from any adjacent structure in side yards; or
(3) 
Within 50 feet of any rear property boundary.
BUILDING FACADE, SECONDARY
All other building frontages not defined as a primary building facade.
BUILDING FRONTAGE
That portion of the building perimeter facing a street or designated parking areas; in the case of two such perimeters, it may be either frontage at the option of the owner.
BUILDING HEIGHT
The vertical distance measured from the average elevation of the proposed finished grade at the front of the building to the highest point of the roof for flat roofs, to the deckline of mansard (a roof with a double pitch on all sides) roofs and to the mean height between eaves and ridge for babble, hip and gambrel roofs.
BUILDING PERMIT
That permit issued by the Code Enforcement Officer stating that the purpose for which a building or land is to be used is in conformity with the uses permitted and all other requirements under this chapter for the district in which it is located, and stating that all construction, relocation or extension of buildings are in compliance with the provisions of this chapter, New York State Uniform Fire Prevention and Building Code, State Energy Conservation Construction Code and other applicable regulations.
COVERAGE
The percentage of the lot covered by the aggregate area of all buildings or structures on the lot.
DECK
An open-air structure providing outdoor living or circulation space. Decks may be at grade or above grade, freestanding, partially connected to an existing structure or constructed on top of an existing structure, pursuant to the New York State Building Code and the New York State Residential Code. Decks are considered a structure and shall conform to required lot setback and coverage requirements.
DENSITY
The required land area for each dwelling unit within a given parcel of land, such as a minimum number of square feet of land area required for each dwelling unit.
DIRECTIONAL SIGN
Refer to "sign, directional."
DRIVES AND CIRCULATION ROUTES
The following set of terms refers to vehicular circulation routes designed and/or constructed for the safe, convenient and efficient access within and/or between private development tracts and between said development tracts and two-lane or divided highways.
(1) 
ACCESS DRIVEThe primary route of internal circulation within a parking facility providing direct building, loading and drop-off access, emergency access, access to drive aisles and connectivity with adjacent service drives. Access drives do not provide direct connections to divided or two-lane highways, are a component of internal site circulation owned and maintained by private interests and are not a public right-of-way.
(2) 
ACCESS LANEA permanent and continuous access route between access drives on adjoining properties, either planned or constructed, to facilitate shared or common access to a service drive. Access lanes are a component of internal site circulation owned and maintained by private interests and are not a public right-of-way.
(3) 
DRIVE AISLEThe primary access route connecting access drives and individual parking spaces. Access lanes are a component of internal site circulation owned and maintained by private interests and are not a public right-of-way.
(4) 
SERVICE DRIVEA primary form of ingress and/or egress to a two-lane or divided highway providing access to greater than three nonresidential lots in a coordinated, well-planned manner. Service drives are public or private roads that meet the City of North Tonawanda's design and construction standards for roads within a defined right-of-way.
DRIVEWAY
A private street, drive or roadway giving access from a public way, road or highway to abutting lots.
DRIVEWAY, SHARED
An area or areas on one or more properties providing access from a public or private street where the usage of said access route is provided to three or fewer lots through an easement agreement. Shared or common driveway access for greater than three residential lots is defined as a "road."
EAVE
The extension of the roof beyond the structural building wall.
FENCE
A structure bounding an area of land designed to either limit access to the area or to screen such area from view, or both. The term "fence" shall include tennis court and swimming pool enclosures, backstops, and similar structures.
FRONTAGE
That side of the lot abutting the street. A corner lot shall be considered to have two such frontages. A through lot has three frontages.
GABLE
A roof section with a single break at the center of the roof structure which creates a triangular portion of wall below the sloping roof.
GAMBREL ROOF
A usually symmetrical two-sided roof with two slopes on either side, with the upper slope positioned at a shallow angle, and the lower slope having the steeper pitch.
GROSS FLOOR AREA (GFA)
The gross size of the total floor area of the outside dimensions of a building. These dimensions shall include the length, width and number of stories of the facility.
HIP ROOF
A roof where all sides slope downwards to the walls, usually with a fairly gentle slope.
LANDSCAPED AREA
The area required or permitted to be devoted to landscaping and environmental improvement, which may include existing and new vegetation.
LIGHT POLLUTION
Presence of excessive illumination in locations where it is not desired; excess or obtrusive light.
LOT DEPTH
The mean horizontal distance between the front and rear lot lines.
LOT LINE, FRONT
The property line separating a plot or parcel of property from a public street or highway. If a lot adjoins two or more streets or highways, it shall be deemed to have a front lot line respectively on each. On waterfront lots which border water on one or more lot lines, the lot line on the road front is considered the principal front lot line.
LOT LINE, REAR
That lot line which is opposite and most distant from the front lot line.
LOT LINE, SIDE
A lot line not a front lot line or a rear lot line.
LOT LINES
The property lines bounding the lot.
MANSARD ROOF
A roof with a double pitch on all four sides, the lower slope having the steeper pitch.
OPEN SPACE
Any site with no structures located on it.
PARAPET
The extension of a building facade above the line of the structural roof.
PARKING AREA or PARKING LOT
Any place, lot, parcel or yard used in whole or in part for storing or parking four or more motor vehicles under the provision of this section.
PARKING SPACE
An area intended for use as an accessory off-street parking facility not less than 10 feet in width or less than 20 feet in length, having a clear height of not less than seven feet.
PEDESTRIAN CONNECTION OR ACCOMMODATION
An improved pathway at least five feet in width, devoid of obstructions or hazards and intended for use by pedestrians to commute between destinations, including but not limited to buildings, structures, parks and open spaces, parking areas, the sidewalk system or other walkways.
PROJECTION
A vertical or horizontal break in a building facade which moves the wall surface outward.
PUBLIC REALM
All areas legally open to public use, such as public streets, sidewalks, roadways, highways, parkways, alleys and parks, as well as the interior and areas surrounding public buildings.
PUBLIC RIGHT-OF-WAY
The land opened, reserved, or dedicated for a street, sewer, water, walk, drainagecourse, or other public purposes.
SETBACK LINE
(1) 
The horizontal distance from any building or from a specified building to the nearest point in an indicated lot line or street line, measured at right angles to the street line, not including the following:
(a) 
Cornices or open entrance hoods anchored to the building without posts, which do not project more than three feet from the building wall.
(b) 
Retaining walls and fences.
(c) 
Open entrance steps.
(d) 
Open terraces not more than two feet in height above the finished grade and which do not project more than six feet from the building wall.
(2) 
Setback requirements, as listed in the Bulk and Use Tables, apply to the location of buildings, but not driveways, parking areas, or other landscaping treatments.
SETBACK, FRONT
The least required horizontal distance between the front lot line, or in instances where sidewalks are present or required from the interior sidewalk edge, and the principal building measured at the shortest point. On waterfront lots which border water on one or more lot lines, the lot line on the road front is considered the principal front lot line.
SETBACK, REAR YARD
The horizontal distance between the rear lot line and the principal building measured at the closest point.
SETBACK, SIDE YARD
The horizontal distance between the side lot line and the principal building measured at the closest point.
SIDEWALK, DINING
Any outdoor cafe, eating area or food service accessory to a restaurant.
SIGN
Any advertisement, announcement, direction or communication produced in whole or in part by the construction, erection, affixing or placing of a structure on any land or on any other structure or produced by painting on or posting or placing any printed, lettered, pictured, figured or colored material on any structure or surface, but not including signs placed or erected by the City of North Tonawanda, Niagara County, the State of New York or the United States of America for public purposes.
SIGN AREA or SIGN SURFACE AREA
The entire area within a single continuous perimeter enclosing the extreme limits of lettering, representations, emblems or other figures, together with any material or color forming an integral part of the display or used to differentiate the sign from the background against which it is placed, including structural members bearing no sign copy.
SIGN PERMIT
A permit issued pursuant to Chapter 77 (Sign Permits).
SIGN, AWNING
A sign on which graphics or symbols are painted, sewn, or otherwise attached to the awning material as an integrated part of the awning itself.
SIGN, DIRECTIONAL
Any sign limited to directional messages, principally for pedestrian or vehicular traffic, such as "one-way." "entrance" and "exit."
SIGN, ELECTRONIC MESSAGE
Any sign, or portion of a sign, that uses changing lights to form a sign message or messages where the sequence of messages and the rate of change is electronically programmed and can be modified by electronic processes.
SIGN, FREESTANDING
A sign supported by one or more upright poles, columns or braces placed in or on the ground and not attached to any building or structure.
SIGN, ILLUMINATED (DIRECTLY)
A sign designed to give forth artificial light directly from a source of light within such a sign.
SIGN, ILLUMINATED (INDIRECTLY)
A sign illuminated with a light so shielded that no direct rays therefrom are visible elsewhere on the lot where said illumination occurs.
STRUCTURE
Anything built for the support, shelter or enclosure of persons, animals, goods or property of any kind, together with anything constructed or erected with a fixed location on or in the ground, exclusive of vegetation, boundary walls, fences, mailboxes, lampposts, birdhouses, or similar construction. The term includes but is not limited to structures temporarily or permanently located, such as decks, patios, satellite dishes, communications systems, pools, ponds, etc.
TRANSPARENCY
The minimum percent of windows and doors that must cover a building facade. Opaque windows do not count as part of building transparency.
ZONING DISTRICT
The classification of lands as established in this chapter and by the Official Zoning Map incorporated by reference herein.
ZONING MAP
The official map entitled "City of North Tonawanda Zoning District Map" established pursuant to § 103-3 of this chapter.
E. 
Regulations applicable to all. The following standards apply to all sites and buildings in all subareas unless expressly stated otherwise.
(1) 
Site requirements.
(a) 
Lot width. Lot width is the distance between the two side lot lines measured at the primary street property line along a straight line (or along the chord of the property line on a curvilinear lot).
(b) 
Lot depth. Lot Depth is the distance between the front and rear property lines measured along a line midway between the side property lines.
(c) 
Outdoor amenity space. Where required, as noted within each subarea, outdoor amenity space must be provided on the site and must be available as unenclosed, improved active or passive space for use by the occupants of the development. It may be provided in one contiguous open area or multiple areas on the site.
[1] 
Size and type. Each must be at least 100 square feet in size and may include:
[a] 
Playgrounds or athletic court.
[b] 
Splash pad.
[c] 
Trail, path (minimum five feet wide).
[d] 
Garden, sitting area.
[e] 
Rooftop deck.
[f] 
Pavilion, gazebo.
[g] 
Outdoor dining.
[2] 
Other requirements.
[a] 
Outdoor amenity space can include bike racks, kiosks, benches, sculptures, and fountains.
[b] 
Outdoor amenity space cannot be used for parking except for emergency access.
[c] 
Amenity space must be designed to be permanent.
(2) 
Building placement.
(a) 
Building setbacks.
[1] 
Building setbacks apply to all structures. There are four types of setbacks:
[a] 
Primary street.
[b] 
Side street.
[c] 
Side interior.
[d] 
Rear.
[2] 
Measurement of setbacks. Primary and side street setbacks are measured from the property line. Side, rear, and interior setbacks are measured from the property line (or edge of right-of-way where there is an alley).
[3] 
Primary and side street designation. Where only one street abuts a lot, that street is considered the primary street. A lot with multiple frontages must have at least one primary street, as designated by the Code Enforcement Officer, based on the following criteria:
[a] 
The street(s) with the highest classification.
[b] 
The established orientation of the block.
[c] 
The street(s) abutting the longest face of the block.
[d] 
The streets(s) parallel to an alley within a block.
[e] 
The street that the lot takes its address from.
(b) 
Build-to zone.
[1] 
One of the most important defining elements of the downtown public realm is the street wall. The street wall is made up of building facades that are placed within the build-to zone to create a continuous building fabric. The build-to-zone is the area between the minimum and maximum front setbacks. Portions of a building must be placed within this zone along a prescribed percentage of the lot width.
[2] 
To determine compliance with the build-to zone requirements, the total width of the building portion located within the build-to zone is divided by the width of the lot.
[3] 
Build-to zone standards are prescribed in Subsection F, Regulations pertaining to subareas.
(3) 
Building height.
(a) 
Measurement. Building height is regulated in feet and is measured from the average grade of the frontage facing a primary street to the mean height level between the eaves and ridge of a gable, hip, mansard, or gambrel roof or to the highest point of roof surface of a flat roof, not including allowed encroachments.
(b) 
Height encroachments. All buildings must be constructed within the maximum building height, with the exception of height encroachments allowed within each subarea. Allowed encroachments are specified in Subsection F, Regulations pertaining to subareas.
(4) 
Facade requirements.
(a) 
Transparency. Transparency is the minimum percent of street-facing facade that must be comprised of transparent windows. The ground story is measured between two and 12 feet above the sidewalk. This requirement applies to primary and side streets only. Opaque elements of a window (such as panes, frosted or tinted areas, and opaque portions of window signs) cannot be used to meet the transparency requirement.
(b) 
Building materials. Permitted building materials are prescribed within each subarea, as specified in Subsection F, Regulations pertaining to subareas.
(c) 
Pedestrian access. All buildings must provide a street-facing entrance operable to residents or customers at all times. There must be a connection between all main building entrances and the closest sidewalk (or street if there is no sidewalk).
(5) 
Setback encroachments. All buildings and structures must be located behind the required setback except for the encroachments allowed below.
(a) 
Awnings.
[1] 
Description. An ornamental roof-like protective cover over a door, entrance, window or outdoor service area that projects from the face of a structure and is constructed of durable materials.
[2] 
General provisions.
[a] 
Awnings shall be continuous above openings below. Breaks in awnings shall coincide with breaks in facade openings below.
[b] 
Canvas and fabric awnings must be made of durable fabric and must be in a fixed position.
[c] 
High-gloss or plasticized fabrics are prohibited.
[d] 
Bright colors that are incompatible with building materials are prohibited.
[e] 
Internally illuminated or backlit awnings are prohibited.
[f] 
Awnings must be self-supporting. No support poles may encroach onto the right-of-way.
[3] 
Standards.
[a] 
Depth (maximum): five feet.
[b] 
Clear height above sidewalk (minimum): seven feet.
[4] 
Idemnity. All applicants must provide an indemnity agreement, in a form acceptable to the City, holding harmless and indemnifying the City, its officers and employees, from and against any and all claims and liability resulting from encroachment into the public right-of-way. Applicants must also provide proof of insurance acceptable to the City and naming the City as an additional insured on a primary, noncontributory basis.
(b) 
Sidewalk dining.
[1] 
Description. Sidewalk dining is a designated area of a public sidewalk where patrons may sit at tables while consuming food and beverages purchased from the associated eating establishment.
[2] 
General provisions.
[a] 
The sidewalk dining area must be located adjacent to the property of a lawfully operating eating establishment and shall be under the control of the restaurant.
[b] 
At least five feet of unobstructed corridor space must be maintained past the sidewalk dining area for sidewalk pedestrian traffic in order to ensure a clear pedestrian passageway along the sidewalk.
[c] 
At least 44 inches of unobstructed space must be maintained between any restaurant doorway and the sidewalk.
[d] 
Food preparation is not allowed in the sidewalk dining area.
[e] 
Loudspeakers are prohibited in the outdoor dining area. Amplified sounds from inside the restaurant must not be audible in any dining area on the public right-of-way.
[3] 
Standards.
[a] 
Seats (maximum): four per 10 linear feet of restaurant frontage.
[4] 
Railings, fences, and planters.
[a] 
Freestanding planters, fences, or railings may be installed for purposes of compliance with the New York State Liquor Authority and must be:
[i] 
Self-supporting.
[ii] 
No taller than 30 inches.
[iii] 
Easy to remove from the sidewalk.
[b] 
If the applicant holds a State Liquor Authority license to serve alcohol in the restaurant premises, the applicant must provide waiter service.
[5] 
Indemnity. All applicants must provide an indemnity agreement, in a form acceptable to the City, holding harmless and indemnifying the City, its officers and employees from and against any and all claims and liability resulting from encroachment into the public right-of-way. Applicants must also provide proof of insurance acceptable to the City and naming the City as an additional insured on a primary, noncontributory basis.
(c) 
Balconies.
[1] 
Description. A balcony is an exterior platform that projects from or into the facade of a building and is surrounded by a railing, handrail, or parapet. Balconies must be self-supported to the structure. No posts are allowed.
[2] 
General provisions.
[a] 
Balconies may not be fully enclosed.
[b] 
Balconies must match the architectural design of the building, using similar details and materials.
[3] 
Standards.
[a] 
Projecting depth (maximum): six feet.
[b] 
Clear height above sidewalk (minimum): nine feet.
[4] 
Indemnity. All applicants must provide an indemnity agreement, in a form acceptable to the City, holding harmless and indemnifying the City, its officers and employees from and against any and all claims and liability resulting from encroachment into the public right-of-way. Applicants must also provide proof of insurance acceptable to the City and naming the City as an additional insured on a primary, noncontributory basis.
(6) 
Vehicle parking regulations.
(a) 
Minimum spaces required.
[1] 
There is no minimum parking space requirement within the D-1 and D-2 Subareas.
[2] 
Minimum spaces required within the OS and RR Subareas are prescribed per § 103-14 (off-street parking and loading).
(b) 
Reduction of minimum spaces required.
[1] 
Applicants may seek administrative approval from the Code Enforcement Officer for a reduction in the minimum number of parking spaces required within the OS and RR Subareas. Minimum parking requirements may be reduced by up to 30%, subject to the following criteria:
[a] 
The parking needs of the use will be adequately provided for through on-street parking or existing off-premises parking with available capacity; or
[b] 
Parking needs will be accommodated through shared parking. See requirements for shared parking in Subsection E(6)(j), below.
[2] 
Applicants may seek administrative approval from the Code Enforcement Officer for a reduction greater than 30% of minimum parking requirements, subject to the following criteria:
[a] 
Up to an additional 10% reduction for the provision of cross-access (where such cross-access did not exist) that is in conjunction with a shared parking arrangement satisfying the requirements of Subsection E(6)(j), below;
[b] 
For residential uses, up to an additional 5% for the provision of secure, indoor long-term bicycle parking spaces at a ratio of one space per four dwelling units;
[c] 
Up to an additional 5% for the provision of outdoor amenity space exceeding the minimum requirements by at least 10%.
[3] 
The maximum reduction allowed through any combination of criteria in this subsection is 50% of the minimum parking requirements established in § 103-14. Any reduction beyond the maximum reduction authorized herein shall be considered an area variance and may only be granted by the Zoning Board of Appeals pursuant to § 103-18.
(c) 
Location of parking. Except where noted in this subsection, off-street vehicle parking is not permitted between a building facade and a primary street. Existing parking areas located between the building facade and a primary street may not be expanded.
(d) 
Parking lot design. The design of stall size and drive aisle dimensions shall be constructed according to the standards of § 103-14 (off-street parking and loading).
(e) 
Interior landscaping. Parking lots must meet the requirements of § 103-26 (landscaping).
(f) 
Perimeter landscaping. All surface parking lots with frontage on a primary or side street must be screened according to the requirements set forth in Subsection F, Regulations pertaining to subareas.
(g) 
Lighting. Pedestrian routes must provide pedestrian-scaled lighting.
(h) 
Cross-access and connectivity.
[1] 
Cross-access is encouraged between abutting parking areas.
[2] 
Property owners who establish cross-access must record an easement allowing cross-access to and from properties served by the access easement and record a joint maintenance agreement defining the maintenance responsibilities of each owner.
[3] 
Cross-access may be used to justify a reduction in the required minimum parking when proposed as part of a joint parking agreement, as provided in Subsection E(6)(j), below.
(i) 
Loading areas.
[1] 
Loading areas must be located on the lot occupied by the use served and must be accessible from a public street or alley.
[2] 
Loading areas may not be placed between the building and any primary street.
(j) 
Shared parking.
[1] 
Applicants are encouraged to investigate common or shared parking opportunities between adjacent uses and businesses.
[2] 
Where shared parking is used to meet the requirements for a reduction in the total number of required parking spaces, the applicant must provide the City with a joint parking agreement. Shared parking must be within 600 feet of the pedestrian entrances of all establishments involved in the joint parking agreement.
(k) 
Internal pedestrian routes.
[1] 
Internal pedestrian routes must be provided between different areas within the site, such as parking areas, bicycle parking, common outdoor areas, and any pedestrian routes.
[2] 
Pedestrian routes must be hard surfaced at least four feet in width. Where the route crosses driveways, parking and loading areas, the route must be clearly identifiable through the use of elevation changes, paving materials or other methods.
(7) 
Bicycle parking regulations.
(a) 
Number of spaces. The number of required short-term bicycle spaces is as follows:
[1] 
Multifamily dwellings and apartments: one bicycle space for every five dwelling units.
[2] 
Public parking lots: four bicycle spaces per every 20 vehicle parking spaces.
[3] 
Office, retail and restaurant: one bicycle space for every 1,500 square feet of building gross floor area.
[4] 
Existing public bicycle racks within 50 feet of the main entrance of the subject building may be used to fulfill minimum requirements.
(b) 
Location.
[1] 
Bicycle parking must be located outside the building and at the same grade as the sidewalk.
[2] 
For buildings with one main entrance, bicycle parking must be located within 50 feet of the main entrance to the building, as measured along the most direct pedestrian access route.
[3] 
For buildings with more than one main entrance, bicycle parking must be located along all facades with a main entrance and within 50 feet, as measured along the most direct pedestrian access route.
(c) 
Bicycle racks. Standards for short-term bicycle parking are as follows:
[1] 
The bicycle frame and one wheel can be locked to the rack with a U-shaped lock even if both wheels are on the bicycle.
[2] 
An area of two feet by six feet must be provided for each bicycle space. The bicycle should not be able to be pushed over or fall in a manner that will damage it.
[3] 
The rack must be in full view in a well-lit area and securely anchored.
[4] 
Bicycle racks may not obstruct pedestrian traffic.
(8) 
Screening.
(a) 
Screening.
[1] 
Service areas.
[a] 
Trash collection, recycling, compaction, and other similar service areas must be located to the side or rear of buildings and must be screened from view from adjacent properties and from a public right-of-way (not including alleys).
[b] 
Service areas that are not integrated into a building must be screened on at least three sides by a wall at least six feet hight and on the fourth side by a solid gate at least six feet high.
[2] 
Roof-mounted equipment. Roof-mounted equipment must be screened from ground level view from adjacent property and adjacent public rights-of-way.
[3] 
Wall-mounted equipment. Wall-mounted equipment at grade level must be screened by landscaping or an opaque screen and is not allowed on any surface that directly faces a primary or side street.
[4] 
Ground-mounted equipment. Ground-mounted equipment must be screened from view by landscaping or a fence or wall that is equal to or greater than the height of the equipment.
(b) 
Fences and walls.
[1] 
Height. Fences and walls required pursuant to this subsection may be no higher than eight feet.
[2] 
Materials.
[a] 
Walls and fences must be constructed of high-quality materials, such as decorative blocks, brick, stone, split-faced block, or other materials consistent with the associated building.
[b] 
Exposed standard concrete walls are prohibited.
[c] 
Barbed wire, concertina, and chain-link fences are prohibited.
(9) 
Site landscaping.
(a) 
General requirements. Applications required to meet the landscaping standards in this section (See Applicability Matrix.[5]) must provide landscaping within portions of property that are not developed with structures, rights-of-way, or parking areas. [Note: Parking lot landscaping requirements are in Subsection E(6).]
[5]
Editor's Note: The Applicability Matrix is on file in the City offices.
(b) 
Planting and maintenance standards. The planting and maintenance of landscaping in the Downtown Mixed-Use District must meet the requirements of § 103-26 (landscaping).
(10) 
Lighting regulations.
(a) 
Lighting.
[1] 
Prohibited sources/fixtures.
[a] 
Cobra-head style fixtures having dished or drop lenses or refractors.
[b] 
Temporary search lights and other high-intensity, narrow beam lights.
[c] 
Amber hue lighting, such as high-pressure sodium fixtures and equivalent performance are not permitted.
[2] 
Building lighting.
[a] 
Building-mounted lighting must be complementary to the architectural style of the building and surroundings.
[b] 
Building lighting may not be installed at a height exceeding 15 feet above grade.
[c] 
Building light fixtures must be fully shielded.
[3] 
Site lighting.
[a] 
Site lighting fixtures must be complementary to the architectural style of the building and surroundings.
[b] 
Site lighting fixtures must be fully shielded. Light trespass into adjacent noncommercial areas shall not exceed 0.1 footcandle in intensity.
[c] 
Fixtures within pedestrian areas, along sidewalks and walkways may be no higher than eight feet.
[d] 
Fixtures within parking lots may be no higher than 20 feet.
(11) 
Sign regulations applicable to all sites.
(a) 
Applicability. With the exception of temporary and incidental signs allowed in Chapter 77, signs not identified in this subsection shall not be permitted in the Downtown Mixed-Use District.
(b) 
Permit required. All applicants proposing to install, reconstruct, or alter a sign within the Downtown Mixed-Use District must obtain a permit according to the procedures set forth in Chapter 77.
[1] 
"Alteration" means any change in the configuration, orientation, illumination, or purpose of the sign.
[2] 
"Reconstruction" means the removal and replacement of more than 51% of the existing surface area or structural elements of a sign.
(c) 
Placement of signs. All signs must be located on the same lot as the business to which it relates and be clearly incidental, customary, and commonly associated with the operation of the business. Signs may not be placed on accessory structures.
(d) 
Sign height. No portion of a sign may be located at a height of more than 20 feet above grade.
(e) 
Roof encroachment. Signs may not project above the roof of any building and are in no case permitted as building height encroachments.
(f) 
Signs on the right-of-way. Signs may not encroach onto any streets or alleys. Awning, projecting, and sidewalk signs may encroach over the public sidewalk and must be located at a minimum of 18 inches inside the curbline or edge of pavement, whichever is greater.
(g) 
Maximum sign area per building. Each establishment may be permitted a maximum square footage of sign area based on the subarea in which it is located. The maximum sign area may be split between sign types as identified within the regulations pertaining to each subarea.
(h) 
Sign illumination. Signs may be illuminated where allowed in Subsection F, Regulations pertaining to subareas. The following requirements apply to all illuminated signs in the Downtown Mixed-Use District.
[1] 
External illumination. External illumination of signs may not shine directly into the public right-of-way or adjacent properties. Fixtures must be shielded and directed to minimize light pollution.
[2] 
Internal illumination. Channel letters may be internally lit or backlit. Exposed neon may be used for lettering and for accent only.
[3] 
Prohibited sign illumination. Blinking, flashing, chasing, and bare-bulb sources of sign illumination are prohibited Light emitting diode (LED) illumination is prohibited.
(i) 
Electronic message displays. Electronic message displays are prohibited. This includes all types of electronic message display, include static display, moving or traveling text, scrolling, video, or any animated content. This provision does not prohibit LED bulbs within nonelectronic message displays.
(j) 
Sign materials.
[1] 
All signs must be of professional quality and constructed of durable, weather-resistant materials.
[2] 
All wood signage components must be sealed and protected from the elements. Unpainted or unfinished treated and untreated lumber is not permitted.
[3] 
Signage materials must be of complementary color, character, type, and quality to those found on the related principal structure.
(k) 
Multitenant signs. A multitenant sign plan must be submitted to the Code Enforcement Officer for all sites occupied by more than one tenant. The plan must indicate consistency with sign size and material requirements in this section. The Code Enforcement Officer may approve changes to multitenant signs that conform to these requirements.
(l) 
Temporary, incidental and directional signs. Temporary, incidental, and directional signs are regulated by Chapter 77. Temporary signs in the Downtown Mixed-Use District may cover up to 20% of the window area and may include event posters, flyers, real estate listings, and window paintings, provided that they remain up for no more than seven days.
(m) 
Indemnity agreement. All applicants proposing signs that encroach into the public right-of-way must provide an indemnity agreement, in a form acceptable to the City, holding harmless and indemnifying the City, its officers and employees from and against any and all claims and liability resulting from encroachment into the public right-of-way. Applicants must also provide proof of insurance acceptable to the City and naming the City as an additional insured on a primary, noncontributory basis.
(n) 
Removal of signs. All signs must be in compliance with the City Code Sign Permits Chapter 77. Any sign, existing on or after the effective date of this section, which no longer advertises an existing business conducted or product sold on the premises upon which the sign is located, shall be removed within 30 days of the discontinuance of the business.
(12) 
General provisions for individual signs.
(a) 
Awning sign.
[1] 
Description: a sign on which graphics or symbols are painted, sewn, or otherwise attached to the awning material as an integrated part of the awning itself.
[2] 
General provisions.
[a] 
Awning signs may not extend outside the awning.
[b] 
Signs are allowed on ground floor awnings only.
[3] 
Measurement.
103 Awning Sign.tif
A
Sign area (as percentage of total awning area)
B
Letter height
[a] 
Dimensional requirements prescribed within each subarea.
[b] 
For purposes of calculating the allowed sign area, the total square footage of the awning face includes both the slope and the face of the awning.
[4] 
Illumination. Awning signs may be externally illuminated only.
(b) 
Projecting sign.
[1] 
Description: a sign attached to the building facade at a ninety-degree angle, extending more than 12 inches from the wall. It may hang from a bracket and it may be two- or three-dimensional.
[2] 
General provisions.
[a] 
No portion of a projecting sign may be higher than the top of the building.
[b] 
No portion of a projecting sign may be located higher than the second floor of the building.
[c] 
Any part of a sign extending over pedestrian areas must have a minimum height clearance of 10 feet.
[3] 
Measurement.
103 Projecting Sign.tif
A
Sign area
B
Projection from building
C
Depth
D
Height
E
Clear height above sidewalk
[a] 
Dimensional requirements prescribed within each subarea.
[4] 
Illumination. Projecting signs may be internally or externally illuminated.
(c) 
Wall sign.
[1] 
Description: a sign placed against a building and attached to the exterior wall, attached so that the display surface is parallel with the plane of the wall.
[2] 
General provisions.
[a] 
No portion of a wall sign may project above the roofline or above the parapet wall of a building with a flat roof.
[b] 
A wall sign may not cover windows or architectural details.
[3] 
Measurement.
103 Wall Sign.tif
A
Sign area
B
Projection from building
[a] 
Dimensional requirements prescribed within each subarea.
[4] 
Illumination. Wall signs may be internally or externally illuminated.
(d) 
Window sign.
[1] 
Description: a sign affixed to the inside of a window or door, or a sign placed inside a building within 12 inches from the window or door that is visible and legible through such window or door.
[2] 
General provisions.
[a] 
Nontemporary signs adhered to windows or doors must be made of transparent materials, including but not limited to transparent plastic with lettering painted or attached to them.
[b] 
Allowed on upper story windows for commercial uses.
[3] 
Measurement.
103 Window SIgn.tif
A
Area of windows and doors that may be covered by signs.
[a] 
Dimensional requirements prescribed within each subarea.
[4] 
Illumination. Window signs may be internally illuminated only.
(e) 
Monument sign (single- and multi-tenant).
[1] 
Description: a sign attached to the ground along its entire length upon a continuous pedestal.
[2] 
General provisions.
[a] 
One monument sign allowed for each frontage along a primary or secondary street.
[b] 
Must be set back at least five feet from the front property line and in no case may interfere with safe vehicle and pedestrian traffic.
[c] 
Must be no closer than 100 feet from any other monument sign located on the same frontage.
[d] 
Monument signs must be constructed of materials and colors that are consistent with the building that is being advertised. The base of the sign must run the entire horizontal length of the sign and shall contain no sign copy.
[e] 
A monument sign may be used as a multitenant directory sign indicating the name of the occupants of a building or multiple buildings. Each business may have no more than one sign within the multitenant monument sign.
[3] 
Measurement.
103 Monument Sign.tif
A
Sign area
B
Height
C
Width
[a] 
Dimensional requirements prescribed within each subarea.
[4] 
Illumination. Monument signs may be externally illuminated only.
(f) 
Sidewalk sign.
[1] 
Description: a movable sign not attached to the ground or building.
[2] 
General provisions.
[a] 
Each ground floor tenant may have one sidewalk sign.
[b] 
A sidewalk sign must be located at least 25 feet from any other sidewalk sign.
[c] 
Sidewalk signs must be placed indoors at the close of each business day.
[d] 
Sidewalks cannot obstruct vehicular or pedestrian traffic and must comply with ADA clearance and accessibility requirements.
[3] 
Measurement.
103 Sidewalk SIgn.tif
A
Sign area
B
Height
C
Width
[a] 
Dimensional requirements prescribed within each subarea.
[4] 
Illumination. Sidewalk signs may not be illuminated.
F. 
Regulations pertaining to subareas. The following regulations shall apply to property within each corresponding subarea.
(1) 
D-1 Traditional Downtown Subarea.
(a) 
The D-1 Subarea is intended to accommodate a mix of compatible uses in a variety of building types that do not exceed four stories. Special focus is placed on preserving and enhancing the historic character, vibrancy, and walkable nature of the area in and around Webster Street and Sweeney Street.
(b) 
Guiding principles:
[1] 
Maintain and improve the main street atmosphere along Webster, Main and Sweeney Streets.
[2] 
Encourage a mix of uses that promote activity.
[3] 
Provide pedestrian and bicycle amenities.
[4] 
Building facades should be built to the street to create vertical definition and narrower streetscape proportions.
[5] 
Building ground floors should be active and transparent.
[6] 
Vehicle parking is located behind the building or provided on-street (angled or parallel).
(c) 
Site requirements.
[1] 
Lot dimensions.
[a] 
Lot depth.
[i] 
No minimum.
[ii] 
180 feet maximum.
[b] 
Lot width.
[i] 
No minimum.
[ii] 
200 feet maximum.
[2] 
Required outdoor amenity area: not required in the D-1 Subarea.
[3] 
Landscaping and screening.
[a] 
Site landscaping.
[i] 
Not required on primary and side street.
[ii] 
Required within rear and interior setbacks greater than five feet.
[b] 
Screening: required for service areas and ground-mounted equipment.
(d) 
Building placement.
[1] 
Building setbacks (minimum/maximum).
[a] 
Primary street: zero feet/five feet.
[b] 
Side street: zero feet/five feet.
[c] 
Side interior: zero feet/none.
[d] 
Rear: zero feet/none.
[2] 
Required facade within build-to zone.
[a] 
Primary street: 75%.
[b] 
Side street: 50%.
(e) 
Building height.
[1] 
Building height.
[a] 
Primary structure.
[i] 
Maximum: 45 feet.
[ii] 
Minimum: 25 feet
[2] 
Permitted height encroachments (maximum).
[a] 
Chimney, flue, vent stock: five feet.
[b] 
Elevator/stairway access to roof: 12 feet.
[c] 
Parapet wall: four feet.
[d] 
Mechanical equipment: six feet.
[e] 
Skylights/solar panels: nine feet.
(f) 
Facade requirements.
[1] 
Transparency along primary and side streets (minimum).
[a] 
Ground story: 75%.
[b] 
Upper story: 60%.
[2] 
Allowable building materials.
[a] 
Brick and tile masonry.
[b] 
Cementitious siding.
[c] 
Glass curtain wall.
[d] 
Native stone.
[e] 
Wood clapboard or shingles.
[3] 
Pedestrian access.
[a] 
Entrance facing primary street: required.
(g) 
Parking.
[1] 
Number of spaces required (minimum).
[a] 
Vehicle parking: none.
[b] 
Bicycle parking: per Subsection E(7).
[2] 
Parking lot location.
[a] 
Primary street: not allowed between street and building facade.
[b] 
Side street: not allowed between street and building facade.
[3] 
Parking setbacks (distance from lot line).
[a] 
Primary street setback: not applicable.
[b] 
Side street setback: not applicable.
[c] 
Rear setback: five feet minimum.
[d] 
Alley: zero feet minimum.
(h) 
Parking lot screening.
[1] 
Parking lot perimeter screening area.
[a] 
Side street: not applicable.
[b] 
Rear: three feet minimum.
[2] 
Requirements for parking lot screening area.
[a] 
Continuous row of shrubs at least 36 inches in height. NOTE: A decorative fence of at least 36 inches in height and no higher than four feet, may be used to fulfill these screening requirements. The fence must meet the requirements of Subsection E(8).
[b] 
Breaks for pedestrian access and driveways are permitted.
(i) 
Signs standards.
[1] 
Total sign area permitted (maximum per building).
[a] 
Facade facing a primary street: 40 square feet.
[b] 
Facade facing side street: 40 square feet.
[2] 
Signs permitted (up to three types per building).
[a] 
Awning sign: one per facade.
[b] 
Monument sign: not permitted.
[c] 
Projecting sign: one per facade.
[d] 
Sidewalk sign: one per establishment.
[e] 
Wall sign: one per facade.
[f] 
Window sign: one per facade.
[g] 
Signs not expressly permitted in this section are prohibited.
[3] 
Awning sign.
[a] 
Sign area (maximum): 25% of awning area.
[b] 
Maximum lettering size: 16 inches high.
[4] 
Monument sign: not permitted.
[5] 
Projecting sign.
[a] 
Projection from building (maximum): 3.5 feet.
[b] 
Depth (maximum): six inches.
[c] 
Height (maximum): six feet.
[d] 
Clear height above sidewalk (minimum): 10 feet.
[6] 
Sidewalk sign (maximum).
[a] 
Sign area: six square feet.
[b] 
Height: three feet.
[c] 
Width: two feet.
[7] 
Wall sign (maximum).
[a] 
Sign area: one square foot per foot of building length.
[b] 
Projection from building: 12 inches.
[8] 
Window sign (maximum).
[a] 
Area of a window that may be covered by signs: 20% of the window area in which the sign is placed.
(2) 
D-2 High Density Downtown Subarea.
(a) 
The D-2 Subarea is intended to provide a variety of urban housing choices with medium-to-large footprints that reinforce the neighborhood's historic and walkable nature. This subarea is intended to accommodate buildings up to six stories.
(b) 
Guiding principles:
[1] 
Provide a mixed-use environment, focusing on residential uses supported by ground floor neighborhood businesses, restaurants, and retail.
[2] 
Building facades should be built to the street to create vertical definition and narrower streetscape proportions.
[3] 
Building ground floors are active and transparent.
[4] 
Vehicle parking is located behind the building or provided on-street (angled or parallel).
[5] 
New development and modification to existing structures is compatible with the existing historic character of the district.
(c) 
Site requirements.
[1] 
Lot dimensions.
[a] 
Lot depth:
[i] 
No minimum.
[ii] 
200 feet maximum.
[b] 
Lot width:
[i] 
No minimum.
[ii] 
200 feet maximum.
[2] 
Required outdoor amenity area (minimum).
[a] 
Lots over 5,000 square feet: 10% (15% for buildings that include residential uses).
[3] 
Site landscaping and screening.
[a] 
Site landscaping: not required on primary and side street. Required on rear and interior setbacks greater than five feet.
[b] 
Screening required: for service areas and ground-mounted equipment.
(d) 
Building placement.
[1] 
Building setbacks (minimum/maximum).
[a] 
Primary street: zero feet/10 feet.
[b] 
Side street: zero feet/10 feet.
[c] 
Side interior: five feet/15 feet.
[d] 
Rear: none.
[2] 
Required facade within build-to zone (minimum).
[a] 
Primary street: 75%.
[b] 
Side street: 50%.
(e) 
Building height.
[1] 
Building height.
[a] 
Maximum: 70 feet.
[b] 
Minimum: 25 feet.
[2] 
Permitted height encroachment (maximum).
[a] 
Chimney, flue, vent stack: five feet.
[b] 
Elevator/stairway access to roof: 12 feet.
[c] 
Parapet wall: four feet.
[d] 
Mechanical equipment: six feet.
[e] 
Skylights/solar panels: nine feet.
(f) 
Facade requirements.
[1] 
Transparency along primary and side streets (minimum).
[a] 
Ground story facade: 70%.
[b] 
Upper story street facing facade: 50%.
[2] 
Allowable building materials.
[a] 
Brick and tile masonry.
[b] 
Cementitious siding.
[c] 
Glass curtain wall.
[d] 
Native stone.
[e] 
Wood clapboard or shingles.
[3] 
Pedestrian access.
[a] 
Entrance facing primary street: required.
(g) 
Parking.
[1] 
Number of spaces required (minimum).
[a] 
Vehicle parking: none.
[b] 
Bicycle parking: per Subsection E(7).
[2] 
Parking lot location.
[a] 
Primary street: not allowed between street and building facade.
[b] 
Side street: not allowed between street and building facade.
[3] 
Parking setbacks (distance from lot line).
[a] 
Primary street setback: not applicable.
[b] 
Side street setback: not applicable.
[c] 
Rear setback: five feet minimum.
[d] 
Alley: zero feet minimum.
(h) 
Parking lot screening.
[1] 
Parking lot perimeter screening area.
[a] 
Side street: not applicable.
[b] 
Rear: three feet minimum.
[2] 
Requirements for parking lot screening area.
[a] 
Continuous row of shrubs at least 36 inches in height. NOTE: A decorative fence of at least 36 inches in height and no higher than four feet, may be used to fulfill these screening requirements. The fence must meet the requirements of Subsection E(8).
[b] 
Breaks for pedestrian access and driveways are permitted.
(i) 
Signs standards.
[1] 
Total sign area permitted (maximum per building).
[a] 
Facade facing a primary street: 75 square feet.
[b] 
Facade facing side street: 40 square feet.
[2] 
Signs permitted (up to three types per building).
[a] 
Awning sign: one per facade.
[b] 
Monument sign: not permitted.
[c] 
Projecting sign: one per facade.
[d] 
Sidewalk sign: one per establishment.
[e] 
Wall sign: one per facade.
[f] 
Window sign: one per facade.
[3] 
Awning sign.
[a] 
Sign area (maximum): 20% of awning area.
[b] 
Maximum lettering size: 16 inches high.
[4] 
Monument sign: not permitted.
[5] 
Projecting sign.
[a] 
Sign area: 15 square feet maximum.
[b] 
Projection from building: 3.5 feet maximum.
[c] 
Depth: six inches maximum.
[d] 
Clear height above sidewalk: 10 feet minimum.
[6] 
Sidewalk sign (maximum).
[a] 
Sign area: six square feet.
[b] 
Height: three feet.
[c] 
Width: two feet.
[7] 
Wall sign (maximum).
[a] 
Sign area: one square foot per foot of building length.
[b] 
Projection from building: 12 inches.
[8] 
Window sign (maximum).
[a] 
Area of a window that may be covered by signs: 20% of the window area in which the sign is placed.
(3) 
OS Oliver Street of Shoppes.
(a) 
This subarea is intended to accommodate large-scale redevelopment of entire blocks. Special focus is on creating cohesive and pedestrian friendly development, with attention given to compatibility with neighboring residential areas and adjacent zoning districts.
(b) 
Guiding principles:
[1] 
Allow redevelopment of entire blocks.
[2] 
Encourage provision of open space.
[3] 
Building heights of two to five stories.
[4] 
Allow mixed use.
[5] 
Allow residential uses on ground floor.
(c) 
Site requirements.
[1] 
Lot dimensions.
[a] 
Lot depth:
[i] 
No minimum.
[ii] 
200 feet maximum.
[b] 
Lot width:
[i] 
No minimum.
[ii] 
200 feet maximum.
[2] 
Required outdoor amenity area.
[a] 
Lots less than 5,000 square feet: not required.
[b] 
Lots over 5,000 square feet: 10% or 15% for buildings that contain residential use.
[3] 
Site landscaping and screening.
[a] 
Site landscaping: required within setbacks.
[b] 
Screening required: for service areas and ground-mounted equipment.
(d) 
Building placement.
[1] 
Building setbacks (minimum/maximum).
[a] 
Primary street: zero feet/10 feet.
[b] 
Side street: zero feet/15 feet.
[c] 
Side interior: five feet/15 feet.
[d] 
Rear: none.
[2] 
Required facade within build-to zone.
[a] 
Primary street: 75%.
[b] 
Side street: 50%.
(e) 
Building height and facade requirements.
[1] 
Building height.
[a] 
Maximum: 60 feet.
[b] 
Minimum: 25 feet.
[2] 
Permitted height encroachments (maximum).
[a] 
Chimney, flue, vent stack: five feet.
[b] 
Elevator/stairway access to roof: 12 feet.
[c] 
Parapet wall: four feet.
[d] 
Mechanical equipment: six feet.
[e] 
Skylights/solar panels: nine feet.
[3] 
Transparency (minimum).
[a] 
Ground story street facing facade: 60%.
[b] 
Upper story street facing facade: 50%.
[c] 
Townhomes (ground story only): 20%.
[4] 
Pedestrian access.
[a] 
Entrance facing primary street: required.
[5] 
Allowable building materials.
[a] 
Brick and tile masonry.
[b] 
Cementitious siding.
[c] 
Glass curtain wall.
[d] 
Native stone.
[e] 
Wood clapboard or shingles.
(f) 
Parking.
[1] 
Number of spaces required (minimum).
[a] 
Vehicle parking: per § 103-14.
[b] 
Bicycle parking: per Subsection E(7).
[2] 
Parking lot location.
[a] 
Primary street: not allowed between street and building facade.
[b] 
Side street: not allowed between street and building facade.
[3] 
Parking setbacks (distance from lot line).
[a] 
Primary street setback: not applicable.
[b] 
Side street setback: not applicable.
[c] 
Rear setback: five feet minimum.
[d] 
Alley: zero feet minimum.
(g) 
Parking lot screening.
[1] 
Parking lot perimeter screening area.
[a] 
Side street: not applicable.
[b] 
Rear: five feet minimum.
[2] 
Requirements for parking lot screening area.
[a] 
Continuous row of shrubs at least 36 inches in height. NOTE: A decorative fence of at least 36 inches in height and no higher than four feet, may be used to fulfill these screening requirements. The fence must meet the requirements of Subsection E(8).
[b] 
Breaks for pedestrian access and driveways are permitted.
(h) 
Signs standards.
[1] 
Total sign area permitted (maximum per building).
[a] 
Facade facing a primary street: 80 square feet.
[b] 
Facade facing side street: 60 square feet.
[2] 
Signs permitted (up to three types per building).
[a] 
Awning sign: one per tenant.
[b] 
Monument sign: one per street frontage.
[c] 
Projecting sign: one per tenant.
[d] 
Sidewalk sign: one per tenant.
[e] 
Wall sign: one per facade.
[f] 
Window sign: one per facade.
[3] 
Awning sign (maximum).
[a] 
Sign area: 50% of awning area.
[b] 
Maximum lettering size: 16 inches high.
[4] 
Monument sign (maximum).
[a] 
Sign area: 30 square feet.
[b] 
Height: six feet.
[c] 
Number of faces: two.
[d] 
Monuments signs for multitenant buildings: 25 square feet per face for five businesses, with three square feet for each additional business; total square footage not to exceed 50 square feet.
[5] 
Sidewalk sign (maximum).
[a] 
Sign area: six square feet.
[b] 
Height: three feet.
[c] 
Width: two feet.
[6] 
Wall sign (maximum).
[a] 
Sign area: one square foot per foot of building length.
[b] 
Projection from building (maximum): 12 inches.
[7] 
Window sign.
[a] 
Area of a window that may be covered by signs: 20% of the window area in which the sign is placed.
[8] 
Projecting sign.
[a] 
Sign area: 15 square feet maximum.
[b] 
Projection from building: 3.5 feet maximum.
[c] 
Depth: six inches maximum.
[d] 
Clear height above sidewalk: 10 feet minimum.
(4) 
RR - River Road.
(a) 
The intent of this subarea is to accommodate large-scale redevelopment of entire blocks. Special focus is on developing an orderly transition from the D-1 District as well as creating an attractive and welcoming environment along River Road that is inviting to pedestrians from Tonawanda Island and offers connections to the D-1 District.
(b) 
Guiding principles.
[1] 
Allow redevelopment of entire blocks.
[2] 
Accommodate mixed-use buildings with office and retail uses.
[3] 
Focus is on transitioning the River Road corridor into an attractive, human-scale environment that is friendly to drivers, pedestrians, and bicycles.
[4] 
Vehicle parking is located at the rear of buildings, below grade, or within the interior portion of a site that contains a group of buildings.
[5] 
Buildings are two to four stories in height.
(c) 
Site requirements.
[1] 
Lot dimensions.
[a] 
Lot depth:
[i] 
No minimum.
[ii] 
200 feet maximum.
[b] 
Lot width:
[i] 
No minimum.
[ii] 
200 feet maximum.
[2] 
Required outdoor amenity area.
[a] 
Lots less than 5,000 square feet: not required.
[b] 
Lots over 5,000 square feet: not required.
[3] 
Landscaping and screening.
[a] 
Site landscaping: required within setbacks.
[b] 
Screening required: for service areas and ground-mounted equipment.
(d) 
Building placement.
[1] 
Building setbacks (minimum/maximum).
[a] 
Primary street (not on River Road): zero feet/five feet.
[b] 
Side street: five feet/20 feet.
[c] 
Side interior: five feet/none.
[d] 
Rear: five feet/none.
[e] 
Primary street: River Road: five feet/20 feet.
[2] 
Required facade within build-to zone.
[a] 
Primary street (not River Road): 50%.
[b] 
Primary street (River Road): 30%.
[c] 
Side street: 30%.
(e) 
Building height.
[1] 
Building height.
[a] 
Maximum (not pictured): 50 feet.
[b] 
Minimum: 25 feet.
[2] 
Permitted height encroachments (maximum).
[a] 
Chimney, flue, vent stack: five feet.
[b] 
Elevator/stairway access to roof: 12 feet.
[c] 
Parapet wall: four feet.
[d] 
Mechanical equipment: six feet.
[e] 
Skylights/solar panels: nine feet.
(f) 
Facade requirements.
[1] 
Transparency along primary and side streets (minimum).
[a] 
Ground floor facade facing River Road: 25%.
[b] 
Ground story facade facing all other primary streets: 50%.
[c] 
Upper story facades facing any street: 15%.
[2] 
Pedestrian access.
[a] 
Entrance facing primary street or side street: required.
[3] 
Allowable building materials.
[a] 
Brick and tile masonry.
[b] 
Cementitious siding.
[c] 
Glass curtain wall.
[d] 
Native stone (or synthetic equivalent).
[e] 
Stucco (cementitious finish).
[f] 
Wood clapboard or shingles.
(g) 
Parking spaces and location.
[1] 
Number of spaces required (minimum).
[a] 
Vehicle parking: per § 103-14.
[b] 
Bicycle parking: per Subsection E(7).
[2] 
Parking lot location.
[a] 
Primary streets (other than River Road): not allowed between street and building facade.
[b] 
Side street: allowed between street and building facade.
[c] 
River Road: not allowed between street and building facade.
[3] 
Parking setbacks (distance from lot line).
[a] 
Primary street setback: not applicable.
[b] 
Side street setback: not applicable.
[c] 
Rear setback: 10 feet minimum.
[d] 
Alley: five feet minimum.
(h) 
Parking lot screening.
[1] 
Parking lot perimeter screening area.
[a] 
Side street: five feet minimum.
[b] 
Rear: 10 feet minimum.
[2] 
Requirements for parking lot screening area.
[a] 
Continuous row of shrubs at least 36 inches in height. NOTE: A decorative fence of at least 36 inches in height and no higher than four feet, may be used to fulfill these screening requirements. The fence must meet the requirements of Subsection E(8).
[b] 
Breaks for pedestrian access and driveways are permitted.
(i) 
Signs standards.
[1] 
Total sign area permitted (maximum per building).
[a] 
Facade facing a primary street: 130 square feet.
[b] 
Facade facing side street: 65 square feet.
[2] 
Signs permitted (up to three types per building).
[a] 
Awning sign: one per awning.
[b] 
Monument sign: one per street frontage (maximum of one on each frontage).
[c] 
Projecting sign: one per ground floor tenant/business.
[d] 
Sidewalk sign: one per ground floor tenant/business.
[e] 
Wall sign: one per tenant/business per facade.
[f] 
Window sign: one per business.
[3] 
Awning sign (maximum).
[a] 
Sign area: 30% of awning area.
[b] 
Maximum lettering size: 16 inches high.
[4] 
Monument sign.
[a] 
Sign area (maximum): 64 square feet.
[b] 
Height (maximum): 10 feet.
[c] 
Number of faces (maximum): two.
[d] 
Monuments signs for multitenant buildings: 25 square feet per face for five businesses, with three square feet for each additional business. Total square footage not to exceed 70 square feet.
[5] 
Projecting sign.
[a] 
Sign area: 15 square feet maximum.
[b] 
Projection from building: 3.5 feet maximum.
[c] 
Depth: six inches maximum.
[d] 
Clear height above sidewalk: 10 feet minimum.
[6] 
Sidewalk sign (maximum).
[a] 
Sign area: six square feet.
[b] 
Height: three feet.
[c] 
Width: two feet.
[7] 
Wall sign (maximum).
[a] 
Sign area: one square foot per foot of building length.
[b] 
Projection from building: 12 inches.
[8] 
Window sign (maximum).
[a] 
Area of a window that may be covered by signs: 20% of the window area in which the sign is placed.
G. 
Nuisances.
(1) 
Performance standards. The purpose and intent of the following performance standards regulations is to provide not-to-exceed threshold values as a means of protecting the safety and welfare of the residents, visitors and surrounding uses. The performance standards regulations are provided in recognition that certain uses may jeopardize the health and well-being of residents or visitors based on their impacts to the surrounding environment.
(a) 
Applicability. All uses subject to the requirements of this section may be established and maintained if their operation is approved by the Code Enforcement Officer as being in conformance with the standards and regulations limiting dangerous and objectionable elements, such as dust, smoke, odor, fumes, noise or vibration.
(b) 
Performance standards procedures.
[1] 
The Code Enforcement Officer, as part of the preapplication conference, shall tentatively identify whether a proposed development will be required to certify compliance with any of the performance standards listed in this section. Certification may require a signed written statement or presentation of construction detail and a description of the specifications for the mechanisms and techniques to be used in restricting the emissions of any dangerous and objectionable elements.
[2] 
The applicant must submit plans and an affidavit acknowledging its obligation to conform to the standards at all times. The Code Enforcement Officer may require the applicant to show that the construction detail and a description of the specifications for the mechanisms and techniques is in compliance with the standards set forth below.
[a] 
Vibration.
[i] 
No vibration shall be produced which is transmitted through the ground and is discernible without the aid of instruments at or beyond the lot lines, nor shall any vibrations produced exceed 0.002g peak at up to a frequency of 50 cycles per second, measured at or beyond the lot lines using either seismic or electronic vibration measuring equipment.
[ii] 
Vibrations occurring at higher than a frequency of 50 cycles per second or periodic vibrations shall not induce accelerations exceeding 0.001g single impulse periodic vibrations occurring at an average interval greater than five minutes shall not induce accelerations exceeding 0.01g.
[b] 
Noise.
[i] 
In the Downtown Mixed-Use District, it shall be unlawful to operate or allow the operation of any sound-amplification equipment so as to create sounds that are plainly audible from the boundary line of the nearest residentially occupied property.
[ii] 
For multifamily dwellings, including apartments, condominiums, or other residential arrangements existing on a single parcel or where boundary lines cannot readily be determined, it shall be unlawful to operate or allow the operation of any sound-amplification equipment so as to create sounds that are plainly audible from any point within the interior of another residential unit in the same complex or within the boundary line of the nearest residentially occupied property. For purposes of this section, "sound-amplification equipment" means a radio, tape player, compact disc player, digital audio player, television, electronic audio equipment, musical instrument, sound amplifier, or other mechanical or electronic sound-making device that produces, reproduces or amplifies sound. This subsection shall not apply to a special event, mass gathering or other permitted activity by the City.
[iii] 
Any commercial establishment such as a restaurant, or nightclub with an outdoor balcony or patio must apply for a permit prior to engaging in any outdoor entertainment that produces any noise as defined in this section
[iv] 
Further, the provisions of this section shall not apply to entertainment facilities constructed to provide outdoor entertainment owned by City. For the purpose of this subsection, "plainly audible" means any sound which clearly can be heard by unimpaired auditory senses.
[c] 
Smoke. The emission of smoke or any other discharge into the atmosphere during normal operations shall not exceed visible gray smoke of a shade equal to or darker than No. 2 on the standard Ringelmann Chart. (The Ringelmann Chart is a graphic published by the United States Bureau of Mines, which shows graduated shades of gray for use in estimating the light-obscuring capacity of smoke.) These provisions applicable to visible gray smoke shall also apply to visible smoke of a different color but with an apparent equivalent capacity.
[d] 
Odor. No emission shall be permitted of odorous gases or other odorous matter in such quantities as to be readily detectable when diluted in the ration of one volume of odorous emission to four volumes of clean air. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system so that control will be maintained if the primary safeguard system should fail. There is hereby established, as a guide in determining such quantities of offensive orders, in Table III, Odor Thresholds, in Chapter 5 of the Air Pollution Abatement Manual, Copyright 1959, by the Manufacturing Chemical Association, Inc., Washington, D.C., as said manual and/or table is subsequently amended.
[e] 
Fly, ash, dust, fumes, vapors, gases and other forms of air pollution. No emission shall be permitted which can cause any damage to health of animals, vegetation or other forms of property or which may cause any excessive soiling at any point beyond the boundaries of the maximum allowable concentration set forth in § 12-29 of the Board of Standards and Appeals of the New York State Department of Labor, effective October 1, 1956, and any subsequent standards.
H. 
Nonconformities. The purpose of this subsection is to establish regulations and limitation on the continued existence of uses established prior to the effective date of this chapter that do not conform to the provisions of this chapter. This section will also provide for the gradual replacement of nonconforming uses with uses that conform to the provisions of this chapter. Nonconformities may continue, but the provisions of this section are designed to limit investment in nonconformities and to bring about their eventual elimination, where appropriate, in order to preserve the integrity of the regulations established in this chapter.
(1) 
Nonconforming uses.
(a) 
Authority to continue.
[1] 
The lawful use of any building or land existing prior to the effective date of this chapter or its predecessor may be continued even if such use does not conform to the provisions of this chapter.
[2] 
Any violation of this chapter prior to the effective date of this chapter will continue to be deemed a violation, and no use in violation prior to the effective date this chapter may be continued if it does not conform to the provisions of this chapter.
(b) 
Replacement, repair and maintenance.
[1] 
No alteration or repair of a nonconforming use shall exceed 50% of the value of the property in a ten-year period.
[2] 
Replacement shall comply with the design and materials standards of this chapter to the maximum extent practicable as determined by the Code Enforcement Officer.
(c) 
Extensions/expansions.
[1] 
A nonconforming use cannot be extended expanded, enlarged or increased in size, footprint or coverage.
[2] 
No nonconforming use may be extended to displace a conforming use.
(d) 
Change in use. A nonconforming use may not be changed to another nonconforming use. A nonconforming use that is changed to a conforming use may not revert back to any nonconforming use. Any nonconforming use may be changed to a conforming use.
(e) 
Discontinuance. When a building or land containing a nonconforming use ceases to be used for the nonconforming use for a period exceeding 90 consecutive days, the use may not be reestablished or resumed.
(f) 
Unsafe structures. Any structure with a nonconforming use or portion of that structure determined to be unsafe by the Code Enforcement Officer may be restored to a safe condition, unless otherwise determined by the Code Enforcement Officer.
(2) 
Amortization of nonconformities.
(a) 
The following nonconforming uses are subject to the following conditions and must be converted to conforming uses within five years of adoption of code.
[1] 
Junkyards.
[2] 
Auto service stations.
[3] 
Scrap metal storage or processing.
[4] 
Billboards.
[5] 
Outdoor storage of equipment.
(b) 
Nonconforming uses that become a public nuisance through either the decline in appearance, increase in noise, smoke or vibration are subject to the amortization provisions above.
(3) 
Nonconforming signs.
(a) 
General provisions.
[1] 
Nonconforming signs must be properly maintained, but may not be changed to another nonconforming sign, either due to a change in text, cosmetically, or structurally.
[2] 
Nonconforming signs may not be structurally or electrically expanded or altered unless such alteration brings the sign into conformance with the provisions of this section.
[3] 
Nonconforming signs may not be relocated to another site on the same property.
[4] 
Nonconforming signs may not be reestablished after discontinuance for 90 consecutive days.
(b) 
Compliance. Nonconforming signs must be removed or brought into compliance with the requirements of this section under the following circumstances:
[1] 
Change of use classification.
[2] 
Change of occupancy.
[3] 
Replacement or repair of any portion of the sign in excess of 50% of the replacement value.
[4] 
Removal or replacement of the entire sign structure.
(c) 
Amortization of nonconforming signs. Nonconforming signs shall be removed or converted to a permitted sign within one year of official notification of a nonconforming status by the Code Enforcement Officer. Such notice must be recorded with the City Clerk and mailed to the property owner. If the property owner fails to alter or remove the structure to comply with the regulations set forth in this section within 10 days following the final date of the amortization period, such sign may be removed or altered by the City at the expense of the owner or sign permittee.
I. 
Administration.
(1) 
Development review process.
(a) 
Application requirements. Applications must include all information noted in Chapter 103 of the City Code.
(b) 
Preapplication conference.
[1] 
Prior to completion of a development application, the applicant is encouraged to schedule a preapplication conference with the Code Enforcement Officer to discuss application procedures, standards, and regulations of this section.
[2] 
A request for a preapplication conference by a potential applicant must be accompanied by preliminary project plans in hard copy format at 8.5 inches by 11 inches or 11 inches by 17 inches. The request must also include a cover letter describing the project, including the parcel number(s) and address of the proposed site, the square footage, height and character of the proposed development.
(c) 
Application requirements. Applications must be submitted to the Code Enforcement Officer on the forms required in Chapter 103. Before review of any application, all associated fees must be paid in full.
(d) 
Completeness review. The Code Enforcement Officer will review the submitted materials for completeness and, within 10 days, either accept the application as complete or request further information from the applicant.
(e) 
Administrative review.
[1] 
Upon acceptance of a complete application, the Code Enforcement Officer will, within 30 days, review the application for consistency with the requirements of this section and forward the application to the appropriate City departments for review and recommendation.
[2] 
Upon receipt of department comments, the Code Enforcement Officer must make an initial determination of compliance with the requirements of this section and any applicable requirements of the City's Zoning Code, and prepare a written staff report.
(f) 
Administrative approval. Applications that comply with all standards of this section may be processed and approved by the Code Enforcement Officer or designee.
(g) 
Site plan review. Applications that do not comply with the standards of this section must complete site plan review, pursuant to the requirements of Chapter 103 of the Code and to the provisions of Subsection I(1)(g)[1] to [3] below.
[1] 
Planning Board approval.
[a] 
Pursuant to the requirements of site plan review, the Planning Board may approve applications that do not comply with the standards of the Downtown Mixed-Use District, subject to the criteria in Subsection I(1)(g)[2].
[b] 
The Planning Board may conduct a public hearing to make a determination to approve, approve subject to conditions, or disapprove the application. The public hearing shall be held in accordance with the provisions of this chapter and the General City Law.
[2] 
Planning Board approval criteria. The criteria herein must be used by the Planning Board in reviewing applications subject to site plan review, including all buildings, structures, signs, and other site features:
[a] 
The purpose, intent, and guiding principles of the Downtown Mixed-Use District are met.
[b] 
The proposal is compatible with the surrounding properties.
[c] 
The proposal minimizes impacts of noise, light, debris, and other undesirable effects upon abutting properties and the district or subarea as a whole.
[d] 
Loading and refuse areas are adequately screened such that they are not visible from adjacent rights-of-way and abutting properties.
[e] 
Ingress, egress, internal circulation, off-street parking, loading/service areas are designed to promote safety, convenience, and provide a high-quality pedestrian environment.
[f] 
Signage is designed to provide compatibility with building form, shape and color.
[3] 
Exceptions. This section does not authorize the Planning Board to approve the following in the Downtown Mixed-Use District:
[a] 
Electronic message boards.
[b] 
A use prohibited by this section.
(h) 
Variances and special use permits. Applications that do not meet the requirements of Subsection I(1)(f) and (g) herein must obtain a variance pursuant to the City Code and the General City Law. Approval of development applications is conditioned upon approval of such variance or special use permit.
(i) 
Historic Preservation Commission. Proposals within the boundaries of the Historic Overlay District shall be reviewed by the Historic Preservation Review Commission, in conformance with Chapter 51C (Historic Preservation).
(j) 
Interpretations. The Code Enforcement Officer may provide interpretations of the standards set forth in this section.
[1]
Editor's Note: This section was originally added as § 103-17, but as a § 103-17 already existed, the section was renumbered as § 103-13.4 with the permission of the City.
A. 
Required spaces. On and after the effective date of this ordinance, off-street parking spaces shall be provided at the time of erection or enlargement of any principal building as hereinafter specified.
(1) 
Residential buildings.
(a)
Dwellings.
One space for each dwelling unit.
(b)
Office of doctor or dentist in a residence.
Five spaces in addition to those required for dwelling units.
(c)
Other offices in a residence.
Two spaces in addition to those required for dwelling units.
(d)
Rooming or lodging houses, tourist home, hotel or motel.
One space for each dwelling unit and for each room used for separate occupancy.
(e)
Nursing or convalescent home.
One space for each two beds.
(2) 
Nonresidential buildings or uses.
(a)
School.
One space for each classroom, plus one space for each six seats in the auditorium.
(b)
Places of public assembly; church, auditorium, stadium, theater, etc.
One space for each five seats.
(c)
Clubs.
One space for each 100 square feet or major fraction thereof of gross floor area used for club purposes.
(d)
Eating and drinking places.
One space for each two seats and standing places.
(e)
Doctor, dentist and real-estate office.
Five spaces for each office.
(f)
Other business and professional offices.
One space for every 150 square feet or major fraction thereof of gross floor space.
(g)
Bowling alley.
10 spaces for each alley.
(h)
Mortuary.
10 spaces for each chapel or parlor.
(i)
Retail auto sales and repair garage.
Five spaces plus one space for each 250 square feet or major fraction thereof of gross floor area used for sales and/or service. Such spaces shall be reserved for transient parking and shall not be used for the storage of new or used motor vehicles for sale or for hire.
(j)
Individual stores having less than 6,000 square feet of gross floor area.
One space for each 250 square feet or major fraction thereof of gross floor area.
(k)
Individual stores with 6,000 square feet or more of gross floor area. Shopping centers and groups of stores with a gross floor area of over 20,000 square feet.
One space for each 100 square feet or major fraction thereof of gross floor area.
(l)
Manufacturing, storage and other industrial floor area.
One space for each 1,000 square feet of gross floor area, but shall not be less than one space for each two employees, exclusive of night shift.
B. 
Special regulations applying to accessory off-street parking, used-car lots and gasoline stations.
(1) 
Design standards.
(a) 
Size of space. Except for one- and two-family residences, 300 square feet of net standing and maneuvering space shall be deemed to constitute a parking space.
(b) 
Restrictions on other uses: all areas counted as off-street parking space shall be unobstructed and free of other uses, except off-street loading.
(c) 
Protection of adjacent areas.
(1c)
Surfacing. Except for one- and two-family residences, all open off-street parking areas, used-car lots and gasoline stations shall be surfaced with a dustless material and shall be so graded and drained as to dispose of all surface water accumulation, as approved by the Building Inspector.
(2c)
Screening. All open off-street parking areas with five or more spaces, used-car lots and gasoline stations shall be screened from all adjoining residential districts by either a strip four feet wide, densely planted with shrubs or trees, or a solid fence or masonry wall not less than four feet nor more than seven feet high. Such screening shall be properly maintained.
(3c)
Lighting. Any illumination of off-street parking areas, used-car lots and gasoline stations shall be so arranged as to direct the light away from the street and away from adjoining premises.
(d) 
Except for parking spaces required for single-family and multifamily dwellings, access to and from public streets shall be subject to approval by the City Engineer.
(e) 
In any R Districts, no parking space shall be provided in a required front yard.
(f) 
Driveway design.
[Added 10-4-2016]
[1] 
No driveway shall be placed or constructed that exceeds in width 1/3 of the total frontage of the parcel on which it is constructed or placed, but in no event shall the width exceed 20 feet.
[2] 
Any existing concrete or asphalt driveway and/or apron may be replaced or repaired with no increase in size, subject to approval by our Building Department.
[Amended 8-1-2023]
[3] 
No driveway apron shall be so placed or constructed as to exceed the width of the parcel's driveway by more than three feet, unless said apron is replacing an existing apron in kind. No apron shall be so placed or constructed so as to cross any projected property line.
[4] 
The widening of any existing driveway or driveway apron requires review and issuance of a grading permit by the City Engineer subject to the provisions of Chapter 48 of the Code.
[5] 
Must comply with all city of North Tonawanda flat work codes and regulation including, but not limited to, Chapters 25, 48 and 81.
[6] 
The placement or construction of any required parking lots in any C or M District pursuant to this chapter shall be subject to approval and the issuance of a grading permit by the City Engineer subject to the provisions of Chapter 48 of the Code.
(2) 
Location. In any R District, required parking shall be provided on the same lot with the use to which it is accessory. Required parking in any C or M District shall be provided either on the same lot with the use to which it is accessory or on another site in a C or M District within 500 feet thereof. In the latter case, however, the providing of such parking space shall be subject to deed, lease or contract restrictions acceptable to the City Attorney binding the owner, his heirs and assigns to maintain the required number of spaces available throughout the life of such use.
C. 
Any person, firm or corporation violating any of the provisions of this section shall be subject to a fine not to exceed $100 for each offense.
[Added 10-4-2016]
A. 
As to use.
(1) 
Public buildings, public services and public utilities. The provisions of this ordinance shall not be so construed as to limit or interfere with the development or use of public buildings used for governmental purposes or with the construction, installation, operation and maintenance for public utility purposes of water and gas pipes, mains and conduits, electric light and electric power transmission and distribution lines, telephone and telegraph lines, sewers and sewer mains and incidental appurtenances or with any highway or railroad right-of-way existing or hereafter authorized by the City of North Tonawanda or the State of New York. The above provision shall not be construed to permit yards, garages or other buildings for service or storage by said public utilities, except as otherwise permitted by this ordinance.
(2) 
Accessory uses. In addition to other regulations of this ordinance, accessory uses shall be limited as follows:
(a) 
In any district, no accessory building shall be used for residence purposes except by employees of the tenant or owner of the premises as a condition of employment.
(b) 
In any R District, the storage of gasoline in quantities greater than 10 gallons on any lot shall not be permitted.
(c) 
In any R District, no access driveway to or from a business or industrial premises shall be deemed to be an accessory use.
(d) 
In any district, automobile wrecking shall not be deemed to be an accessory use.
(3) 
Limitations on gasoline stations and public garages.
(a) 
No part of any building used as a public garage or filling station and no filling pump, lift or other service appliance shall be erected within 25 feet of any boundary lines of any R District.
(b) 
No gasoline or oil pump, no oiling or greasing mechanism and no other service appliance shall be installed in connection with any filling station or public garage within 10 feet of any street line.
(4) 
Parking of commercial vehicles in R Districts. No parking of a commercial vehicle shall be permitted in any R District, except when the vehicle is used by the occupant of the premises and does not exceed three-fourths-ton rated capacity. Storage of a commercial vehicle shall not be permitted in any R District, except when such motor vehicle is stored or deposited in a completely enclosed building.
[Amended 4-5-1988]
(5) 
Signs in R-1 and R-2 Districts.
(a) 
One nonilluminated sign not exceeding two square feet in area shall be permitted as an accessory use. Such sign shall consist of a nameplate with no lettering except to indicate the name and profession or home occupation of the resident. Such sign shall located on the principal building or on a separate support not closer to the street line than 1/2 the required front setback.
(b) 
Church, school or other institutional bulletin boards not exceeding 25 square feet in area shall be permitted but shall not be closer to the street line than 1/2 the required front setback.
(c) 
Real estate "For Sale" or "For Rent" signs not exceeding six square feet in area shall be permitted on any premises to which they pertain, but shall not be closer to the street line than 1/2 the required front setback.
(6) 
Temporary structures. Temporary structures may be permitted in any district for uses incidental to construction work for a period of time not to exceed six months, provided that such buildings shall be removed forthwith upon the completion or abandonment of the construction work. Permits for any other temporary structures or for any extension of the six-month time limit shall be issued only upon authorization of the Common Council.
(7) 
Outdoor wood-burning boilers or similar devices:[1]
[Added 4-7-2009]
(a) 
Definitions. As used in this subsection, the following terms shall have the meanings indicated:
OUTDOOR WOOD-BURNING BOILER
Any equipment, device, appliance or apparatus, situated outdoors, freestanding, or in a freestanding structure, used to produce heat or energy used to provide heat or hot water to a building.
SEASONED WOOD
Wood that has been cut a year and dried at least six months.
WOOD FUEL
All wood intended to be used as fuel, including but not limited to trees, cordwood, logs, lumber, sawdust and wood from manufacturing processes, wood pellets, slabs, bark, chips, waste pellets. This does not include material chemically treated with any preservatives, paint or oil.
(b) 
General provisions.
[1] 
No boiler shall be installed within 50 feet of the building it serves nor within 200 feet of any other building.
[2] 
Not permitted in a front yard, and a minimum of 25 feet from a side or rear property line.
[3] 
A boiler located between 200 and 400 feet of a building other than the building it serves must have a smokestack height of at least two feet higher than the eaves of said building.
[4] 
Boilers may be operated only during the heating season, which shall be September 15 to May 31.
[5] 
Only dry, seasoned, untreated wood fuel may be burned.
[6] 
Cannot be the only source of heat.
[7] 
Must be installed per manufacturer's recommendations.
[1]
Editor's Note: Former Subsection A(7), referring to outdoor storage of certain abandoned and junked vehicles, was repealed 4-19-1988. See now Ch. 8, Abandoned Vehicles.
B. 
Height.
(1) 
Accessory buildings.
(a) 
In any R District, accessory buildings may not exceed 15 feet in height.
(b) 
In any C or M District, the height of an accessory building shall be controlled by side yard and rear yard requirements for accessory buildings established hereunder in this section.
(2) 
Public and quasi-public buildings. The height of churches, schools, hospitals and other public and quasi-public buildings, when permitted in any R or C District, shall be controlled by the side yard and rear yard requirements established therefor in the district regulations.
(3) 
Exceptions. The height limitations of this ordinance shall not apply to:
(a) 
Church spires, belfries, cupolas and domes, monuments, chimneys, smokestacks, flagpoles, radio towers, masts and serials, water tanks, elevator penthouses, conveyors and scenery lofts, provided that the aggregate horizontal area of such parts shall not exceed 20% of the ground floor area of the main building.
(b) 
Parapet walls not over four feet high.
(4) 
Fences or walls. Except as otherwise provided in this subsection, fences or walls shall be permitted in any district but only when erected in accordance with the following regulations as to height and type of fence:
[Amended 6-3-1980; 7-3-2001; 5-18-2005]
(a) 
Seven feet where located in the back of the rear wall of the principal building and six feet where located on the side of the principal building and having a minimum of five feet of side yard.
(b) 
No more than four feet where located in front of the principal building and in excess of 15 feet from the front property line and no more than three feet where located within 15 feet of the front property line. No solid-type fence or wall shall be permitted in any district. Any fence constructed in the front yard must be less than 50% solid with no less than 2 1/4 inches of space between each picket or, upon the approval of the Board of Appeals, subject to conformance with the corner visibility provisions established under this section.
[Amended 8-21-2012]
(5) 
Hedges. Except as otherwise provided for in this ordinance, hedges adjacent to any vehicular traffic right-of-way shall be permitted in any district, but only when maintained at a height of no greater than two feet from grade.
[Added 7-6-2005]
C. 
Area and yards.
(1) 
Corner lot modification.
(a) 
In the case of a corner lot in an R District where the rear lot line abuts the rear lot line of an adjacent lot in any R District, the required side yard on the street side of such corner lot shall extend from the front yard to the rear lot line.
(b) 
In the case of a corner lot in an R District where the rear lot line abuts a side lot line of an adjacent lot in any R District, the required side yard on the street side of such corner lot shall equal 60% of the required front yard of said adjacent lot, and no accessory building in any rear yard on such corner lot shall project beyond the required front yard of said adjacent lot or be located within 10 feet of the side yard of said adjacent lot.
(c) 
In the case of a corner lot in any C or M District which abuts a lot in any R District, all buildings on such corner lot shall have a setback from the street on which the lot in the R District fronts equal to 60% of the front yard requirements of the R District.
(2) 
Corner visibility. Within the triangle formed by two intersecting street lines and a line joining points on such street lines 30 feet from their intersection, no fence, wall, hedge or dense foliage shall be erected, planted or maintained between the heights of two feet and six feet in any R District. Open-type fences less than 10% solid may be 3 1/2 feet high or, if approved by the Board of Appeals, seven feet high.
(3) 
Dwelling group. In the case of a dwelling group, all required yards shall be measured from the dwellings nearest the respective front, side or rear lot lines. Spacing between any two principal buildings on a lot shall be equal to the average height of said buildings.
(4) 
Location and coverage of accessory buildings. No accessory building shall be erected or altered so as to:
(a) 
Be in any required side or front yard.
(b) 
Be nearer than 10 feet to any dwelling unless attached thereto.
(c) 
Be within five feet of any side or rear lot line, except:
(1c)
That in any C District this requirement shall be increased by one foot for each foot or fraction thereof that the accessory building exceeds 15 feet in height.
(2c)
That this shall not prevent the erection in any C or M District of a common private garage one story high, of fireproof construction and housing not more than six motor vehicles, across a lot line.
(3c)
As provided in §§ 103-12 and 103-13, and § 103-15C(1)(b) above.
(4c)
That in any district, a single-story accessory building, 750 square feet or less in area, will be permitted to be three feet from any side or rear lot line.
[Added 11-7-2001]
(d) 
Have the aggregate ground area for all accessory structures, paved or concrete areas exceed 30% of the required rear yard in any R District or 40% of any required rear yard in any C District or M District.
[Amended 10-4-2016]
(5) 
Lot frontage on street. No dwelling shall be erected on any lot which does not have immediate frontage on an existing or platted street or highway as provided in Section 36 of the General City Law.
(6) 
Lot size exceptions for a lot of record. The lot width and area requirements of this ordinance shall be automatically waived to permit the erection of a single-family dwelling on any lot which was of record at the time this ordinance became effective, provided that yard and other requirements prescribed in this ordinance are complied with.
(7) 
Usable open space for residents in any C District. In any C District where any building or portion thereof is used for residential purposes, 400 square feet of open space per dwelling unit shall be provided exclusively for recreation and household service activities.
(8) 
Front yards on through lots. In any R District where and interior lot runs through a block from street to street, there shall be a front yard of the depth required by this ordinance on each street frontage. One of such yards shall be considered as a required rear yard, but no accessory buildings nr structures shall be located therein.
(9) 
Front yard exceptions.
(a) 
Where the immediately adjoining lots on each side of a parcel of land in any R District and on the same side of the street therewith or in any other case where at least 1/3 of the R District lots on the same side of the street as such parcel and between the same two intersecting or intercepting streets have dwellings located thereon, the minimum front setback for such parcel shall be the average setback of such existing dwellings. This requirement shall not be so construed as to:
(1a)
Permit a front setback of less than 15 feet;
(2a)
Require a front setback of more than 75 feet; or
(3a)
Prohibit a variation of three feet from the computed average setback, if such setback is at least three feet greater than the minimum specified in the district regulations.
(b) 
In the ease of any parcel in any M District where the adjacent lots on the same side of the street and within 100 feet of said parcel have business and/or industrial buildings thereon and are in an M District, the minimum front setback for such parcel shall be the average setback of such buildings on said adjacent lots.
(10) 
Projection into yards. The following structures shall be allowed within required yards.
(a) 
The ordinary projection of window sills, belt courses, cornices and other ornamental features to an extent of not more than four inches.
(b) 
Balconies, bay windows, chimneys and roof projections not to exceed two feet.
(c) 
Retaining wall of any necessary height.
(d) 
Unenclosed or nonweatherproofed porches in rear yards, but not more than 1/4 the required depth of such yard.
(e) 
Unenclosed steps not extending above the floor level of the first story, provided that such steps are at least five feet from any lot line.
(f) 
A paved terrace, provided that such terrace is unroofed and without walls or other forms of enclosure and at least five feet from any lot line.
(g) 
Subject to height limitations hereinabove established, fences or walls along property lines, provided that such fence or wall shall be at least two feet distant from any existing or future street line.
(11) 
Side yard exception for dwellings. The total width requirement for both side yards for dwellings may be reduced by three feet in any case where a garage is attached to the dwelling; provided, however, that no side yard shall be less than five feet and that the attached garage shall be considered as part of the principal building for purposes of yard measurement.
(12) 
A site plan or plans drawn to scale must be submitted to the Planning Commission for approval when more than two dwelling units or a cluster of buildings is planned on one plot of land located in any R or C Zoning District. The following departments shall review and recommend to the Planning Commission their written recommendations regarding the feasibility of such site plan or plans within 30 days' receipt thereof: City Engineer, Fire, Police and Water Departments and the Department of Public Works.
[Added 6-3-1980; amended 1-16-2001]
(13) 
Television satellite receiver dish.
[Added 4-16-1985]
(a) 
Definition. "Television satellite receiver dish" shall include any and all television antennas or metal or plastic apparatuses whose purpose is the reception of television and/or radio signals from satellite or microwave transmissions.
(b) 
No television satellite receiver dish shall be constructed in the front yard, and they shall be further governed by the same restrictions applicable to accessory buildings.
A. 
Continuation. Any lawful use which is made a nonconforming use by this ordinance or by any subsequent amendments thereto may be continued as hereinafter provided.
B. 
Cessation. The following nonconforming uses may be continued for a period of three years, provided that after the expiration of such period any such nonconforming use shall become an unlawful use and shall be terminated:
(1) 
In any R District, a nonconforming use not in an enclosed building, including but not limited to junkyards, auto wrecking and dismantling and the storage of motor vehicles which do not qualify for a New York State motor vehicle inspection sticker.
(2) 
In any R District, the parking or storage of equipment or commercial vehicles exceeding three-quarter-ton rated capacity.
(3) 
In any R District, a nonconforming sign or a nonconforming building or other structure with an assessed value under $500.
C. 
Change in use. A nonconforming use shall not be changed to another use, except:
(1) 
In any R District, a nonconforming use may be changed to a use of a more restricted classification, including a conforming use.
(2) 
In any C District or M-1 District, a nonconforming use may be changed to a use in the same use group or a use of a more restricted classification, including a conforming use. This provision shall not apply to a nonconforming residential use.
(3) 
In any M District, a nonconforming residential use may be changed to a conforming use.
(4) 
Once changed to a conforming use or to a more restricted use, no use thereafter shall revert to a less restricted use.
D. 
Extension or enlargement. A nonconforming use shall not be enlarged or extended, except as follows:
[Amended 2-12-1988]
(1) 
In any C, M or WD District, any nonconforming use, other than dwellings, may be enlarged to an extent not exceeding 25%, in the aggregate, of the gross floor area devoted to such nonconforming use, but in no case shall such enlargement extend beyond the lot occupied by such nonconforming use. When the total of all enlargements equals 25% of the gross floor area existing at the time such use became a nonconforming use, no further enlargement shall be permitted.
E. 
Repair or alteration.
(1) 
Normal maintenance of a building or other structure containing a nonconforming use shall be permitted, including nonstructural repairs and incidental alterations not extending the nonconforming use.
(2) 
No structural alterations shall be made in a building or other structure containing a nonconforming use except:
(a) 
When required by law.
(b) 
To restore to a safe condition any building or structure declared unsafe by the Building Inspector.
(c) 
To permit enlargements as provided in this section.
F. 
Restoration. No nonconforming building or other structure which has been damaged or destroyed by any means to the extent of 50% or more of its value shall be rebuilt or repaired except in conformance with the regulations of this ordinance. In any reconstruction of a nonconforming building or structure, neither the floor area nor the cubical content shall be increased from the original.
G. 
Discontinuance. In any district, whenever a nonconforming use of land, premises, building or structure or any part or portion thereof has been discontinued for a period of one year, such nonconforming use shall not thereafter be reestablished, and all future use shall be in conformity with the provisions of this ordinance. Such discontinuance of the active and continuous operation of such nonconforming use or a part or portion thereof for such period of one year is hereby construed and considered to be an abandonment of such nonconforming use, regardless of any reservation of an intent not to abandon same or of an intent to resume active operations. If actual abandonment in fact is evidenced by the removal of buildings, structures, machinery, equipment and other evidences of such nonconforming use of the land and premises, the abandonment shall be construed and considered to be completed within a period of less than one year, and all rights to reestablish or continue such nonconforming use shall thereupon terminate.
H. 
Prior-approved construction. Nothing herein contained shall prevent the construction of a building for which a building permit has been issued for a building made nonconforming by this ordinance or subsequent amendments thereto, provided that such building permit shall be void unless construction of such building shall have been diligently prosecuted within six months of the date of such permit and shall be completed within one year from the date such building was made nonconforming.
A. 
Enforcement officer. The provisions of this ordinance shall be enforced by the Building Inspector of the City of North Tonawanda. The Building Inspector shall keep a complete file of all applications, permits, orders, certificates, requirements and decisions affecting each and every application filed with the city pursuant to this ordinance.
B. 
Building permit required. The provisions of the Building Permit Ordinance[1] and other applicable regulations of the City of North Tonawanda shall control the issuance of building permits. In addition to such provisions, every application for a building permit shall be accompanied by a plat, in duplicate, drawn to scale and showing the dimensions of the plot to be built upon, the size and location of the building on the plot and such other information as may be necessary to provide for the enforcement of the regulations contained in this ordinance. No building permit shall be issued unless the provisions of this ordinance are complied with.
[1]
Editor's Note: See Ch. 25, Building Permits.
C. 
Certificate of zoning compliance required.
(1) 
No permit for excavation for, or the erection or alteration of or repairs to any building shall be issued until an application has been made for a certificate of zoning compliance.
(2) 
No land shall be occupied or used and no building hereafter erected, altered or extended shall be used or changed in use until a certificate of zoning compliance shall have been issued by the Building Inspector, stating that the building or proposed use thereof complies with the provisions of this ordinance.
(3) 
All applications for a certificate of zoning compliance shall be in writing, signed by the owner, on forms furnished by the Inspector, and shall contain the following information:
(a) 
Nature and definite purpose of the building or use.
(b) 
Description of the property and buildings thereon and to be placed thereon.
(c) 
Statement of any restrictions by deed or other instrument of record.
(d) 
An agreement to comply with this ordinance and all other laws, ordinances and regulations that may be applicable.
(4) 
In addition, upon written request by the owner, the Building Inspector shall inspect any building, other structure or tract of land existing on the effective date of this ordinance, and shall issue a certificate of zoning compliance therefor, certifying the use of the building, other structure or tract of land, and whether such use conforms to all the provisions of this ordinance.
D. 
Inspection. The Building Inspector is hereby empowered to cause any building, other structure or tract of land to be inspected and examined, and to order in writing the remedying of any condition found to exist therein or thereat in violation of any provision of this ordinance. After any such order has been served, no work shall proceed on any building, other structure or tract of land covered by such order, except to correct the violation or to comply with such order.
E. 
Penalties. A person shall be guilty of an offense punishable by a fine not to exceed $500 or by imprisonment for not more than six months or by both such fine and imprisonment in any case where an order to remove any violation by any provisions of this subsection has been served personally or by ordinary mail by the Building Inspector upon the owner, general agent, lessee or tenant of the building, other structure or tract of land, or any part thereof, or upon, the architect, builder, contractor or anyone who commits or assists in any such violation and such person shall fail to comply with such order within 10 days after the service thereof. Each day thereafter that such violation shall continue shall constitute a separate offense and shall be punishable hereunder.
[Amended 3-2-1964; 4-7-2009]
F. 
Other remedies. In addition to the foregoing remedies, the city may institute any appropriate action or proceeding to prevent or restrain any violation of this ordinance.
A. 
Creation and organization. A Board of Appeals, consisting of five members appointed by the Mayor, is hereby established as constituted and empowered under Section 81 and 81-a of the General City Law. One member of said Board shall be designated by the Mayor to act as Chairman. The City Clerk shall be the Clerk of the Board of Appeals.
B. 
Powers and duties. The Board of Appeals shall have all the power and duties prescribed by law and by this ordinance, which are more particularly specified as follows:
(1) 
Interpretation. Upon appeal from a decision by an administrative official, to decide any question involving the interpretation of any provision of this ordinance, including determination of the exact location of any district boundary if there is uncertainty with respect thereto.
(2) 
Variances. Where there are practical difficulties or unnecessary hardships in carrying out the strict application of this ordinance, the Board of Appeals may vary or modify the requirements of this ordinance relating to the use or the arrangement of buildings or structures so that the spirit of this ordinance shall be observed, public safety and welfare secured and substantial justice done. In granting any variance, the Board of Appeals shall prescribe any conditions that it deems to be necessary or desirable. No variance in the strict application of any provision of this ordinance shall be granted by the Board of Appeals unless it finds:
(a) 
That there are special circumstances or conditions, fully described in the findings, applying to the land or building for which the variance is sought, which circumstances or conditions are peculiar to such land or buildings and do not apply generally to land or buildings in the neighborhood and are not self-created by any person having an interest in the property or the result of mere disregard for or ignorance of the provisions of this ordinance, and that said circumstances or conditions are such that the strict application of the provisions of this ordinance would deprive the applicant of the reasonable use of such land or building;
(b) 
That, for reasons fully set forth in the findings, the granting of the variance is necessary for the reasonable use of the land or building and that the variance as granted by the Board is the minimum variance that will accomplish this purpose;
(c) 
That the granting of the variance will be in harmony with the general purpose and intent of this ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
(3) 
The following types of cases shall be construed as eligible for consideration as hardship cases within the meaning of this ordinance.
(a) 
Unusual size and shape of lot, Where, by reason of exceptional narrowness, shallowness or shape of a specific piece of property, at the time of the effective date of this ordinance, or by reason of exceptional topographic conditions or other exceptional physical difficulties in the development of such piece of property, the literal enforcement of the requirements of this ordinance pertaining to yards or other space relationships would result in peculiar practical difficulties or exceptional undue hardship upon the owner of such property. No use variance shall be granted in such case.
(b) 
Lots in two districts. Where a district boundary divides a lot in single or joint ownership of record at the time such line is adopted, the Board of Appeals, under such conditions that will safeguard the character of the more restricted district, may permit the regulations for the less restricted portion of such lot to extend not more than 25 feet into the less restricted portion, provided that access to the lot is from the frontage on a street or highway in the less restricted portion.
(c) 
Adjacent nonconforming uses. Where adjacent to a lot on both sides, in the case of an interior lot, or on both the side and rear of the lot or on all of the corners of an intersection in the case of a corner lot, there are buildings or uses which do not conform to regulations prescribed in this ordinance for the district in which said lot is located. In considering such appeal, the Board shall give due regard to the nature and conditions of all adjacent uses and structures: and, in granting any such appeal, the Board may impose special requirements and conditions for the protection of conforming uses and the ultimate removal of nonconforming uses and structures. In any case, the variance as to the use or uses permitted on any lot, whether principal or accessory shall not allow a use or combination of uses more intensive or less restricted than any use which is legally existing on premises immediately adjacent on either side of said lot, or of premises on any other corner of the intersection in the case of a corner lot.
(d) 
Nonconforming building time elapsed. Where, because the principal building on any premises was originally lawfully erected and intended for a principal use which would now be a nonconforming use in the district in which located, and the right to continue, establish or reestablish such nonconforming use in such building is denied by the provisions of § 103-16 of this ordinance, the literal enforcement of such time would result in peculiar and exceptional practical difficulties or exceptional and undue hardship upon the owner of such property. In considering any such appeal, the Board shall give due regard to the age and condition of such building and its adaptability for or convertibility to a conforming use. In approving any such appeal the Board shall specify the time limit during which such grant of a variance shall be effective, which time limit shall in no case exceed the estimated useful life of such building. In case the building has been condemned by the Building Inspector and ordered to be demolished, the Board shall not grant any such appeal.
(4) 
Special use permits. All applications for a special use permit shall be subject to the following procedures and standards:
[Amended 3-21-1989]
(a) 
Site plan. All applications for a special use permit shall include a site plan and shall be made to the Board of Appeals. Prior to the Board of Appeals taking action on a special use permit application, the Board of Appeals shall refer such application, together with a site plan, to the Planning Commission for review. The Planning Commission shall review both the special use permit application and the site plan and provide a written recommendation to the Board of Appeals.
[1] 
The review by the Planning Commission shall consider and address the consistency of the special use permit proposal and site plan with regard to:
[a] 
The goals and policies of the City's Comprehensive Plan and the provisions of this chapter.
[b] 
Adjacent land use(s), the character of the neighborhood, traffic conditions, parking, utility systems, drainage and other matters which affect the public health, safety and general welfare.
[c] 
The ability of the site to be adequately served by essential public facilities and services, including but not limited to: sanitary sewers, public water supply, stormwater drainage, street capacity, police protection, fire suppression services and public schools.
[d] 
The adequacy of any proposed open space or recreational areas on the site, where applicable, to meet the needs of the residents of the development.
[2] 
Within 45 days of the receipt of a complete application for site plan approval, the Planning Commission shall issue a written report to the Board of Appeals. If the Planning Commission deems that a public hearing on the site plan is in the best interest of the City, the Planning Commission shall have 90 days from its receipt of the application to provide its report to the Board of Appeals.
[3] 
A site plan shall be approved by the Planning Commission for each special use permit before a building permit may be issued.
(b) 
Dimensional variances. In the event a site plan results in the need for dimensional variances, the Board of Appeals will consider such variance application only after the Planning Commission has completed its review of the site plan and has informed the Board of Appeals as to the minimum variance necessary to accommodate the site's layout.
(c) 
Existing violation. No permit shall be issued for a special use for a property where there is an existing violation of this ordinance.
(d) 
Expiration. A special use permit shall be deemed to authorize only one particular special use. The special use permit approved shall expire if action to develop the special use is not commenced within six months of issuance or if the special use shall cease for more than one year for any reason.
(e) 
Standards.
[1] 
The Board of Appeals shall not authorize any permit under the provisions of this section unless it finds in each case that the proposed use:
[a] 
Will be in harmony with the comprehensive plan set forth in this ordinance and with the general purposes and intent of this ordinance;
[b] 
Will not tend to depreciate the value of adjacent property;
[c] 
Will not create a hazard to health, safety or the general welfare;
[d] 
Will not alter the essential character of the neighborhood nor be detrimental to the residents thereof; and
[e] 
Will not otherwise be detrimental to the public convenience or welfare.
[2] 
In considering an application, the Board of Appeals shall take into account the following:
[a] 
Accessibility of the property in relation to existing and proposed streets and the effect of the special use on area traffic patterns;
[b] 
The nature and intensity of the operation and its compatibility with surrounding development;
[c] 
The means by which surrounding properties will be protected from any objectional influences, such as noise, glare or dust, which may be produced by such special use.
C. 
Procedure.
(1) 
General.
(a) 
The Board of Appeals shall have the power to adopt rules of procedure not inconsistent with law or ordinance.
(b) 
The meetings of the Board shall be held at such times as it shall determine from time to time. The Chairman may call a meeting at any time, or two members may call a meeting by filing a copy of such call with the Clerk, directing him to notify the other members of the Board of the time, place and purpose of such meeting. All meetings of the Board shall be public, but the Board shall have a right to consider matters involving the public welfare in executive session, provided that no action in relation to such matters is taken except in public session and by open vote.
(c) 
The concurring vote of four members of such Board shall be necessary to reverse any order, requirement, decision or determination of the Building Inspector or to decide in favor of the applicant any matter upon which it is required to pass under this ordinance or to effect any variation in this ordinance.
(2) 
Filing appeals and applications.
(a) 
Appeal for interpretation. An appeal to the Board of Appeals from any ruling of the Building Inspector may be taken by any person aggrieved or by an officer, department, board or bureau of the City. Such appeal shall be taken within such time as shall be prescribed by the Board by general rule, by filing with the officer from whom the appeal is taken and with the Clerk of the Board of Appeals a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board all the papers constituting the record upon which the action appealed from was taken.
(b) 
Appeal for variance and applications. An appeal for variance or an application for any matter upon which the Board of Appeals is required to pass may be made to the Building Inspector by the owner or tenant of the property for which such appeal or application is sought.
(3) 
Public hearing.
(a) 
The Board of Appeals shall fix a reasonable time for the hearing of the appeal or other matter referred to it and give due and public notice thereof by publication in the official paper of the City of a notice of such hearing at least five days prior to the date thereof and shall, at least five days before such hearing, mail notice thereof to the petitioner and shall decide such appeal or matter within a reasonable time after such hearing. Upon the hearing, any party may appear in person, by agent or by attorney.
(b) 
Every decision of the Board of Appeals shall be by resolution, each of which shall contain a full record of the findings of the Board in the particular case.
(4) 
Stay of proceedings. Any appeal to the Board of Appeals shall stay all proceedings in furtherance of the action appealed from as provided in § 81 of the General City Law.
(5) 
Fees. Any appeal or application to the Board of Appeals shall be accompanied by a fee of $50.
[Amended 5-16-1960; 2-6-1979; 3-21-2000]
A. 
Amendments. The Common Council may, from time to time, on its own motion or on petition or on recommendation of the City Planning Commission, after public notice and hearing, amend, supplement or repeal the regulations, provisions or boundaries of this ordinance.
B. 
Provisional amendment. In the case of a proposed amendment to the regulations, restrictions and boundaries herein provided, which amendment involves reclassification or transfer of any area from a residential district to either a business or an industrial district, the Common Council may require the petitioner to submit a development plan showing the extent, location and character of proposed structures and uses. The Common Council may require that such plan be modified to meet the objections raised at any public hearing thereon or subsequent thereto and may qualify its approval of any such amendment, in any case, by attaching a special permit thereto. Within a period of six months from the approval of such a zoning amendment, conditioned on said special development plan, no building permit shall be issued for any such property except in accordance with the development plan as approved, in which case the permit shall contain all conditions and limitations placed thereon by the Common Council or in accordance with the zoning classification applicable before said action. Unless a building permit for such special development is issued within six months from the Common Council's approval and unless the area affected by said amendment is developed in accordance with said permit within a period of 18 months from the Common Council's approval, said approval shall be void, and the zoning classification shall be as it was when the petition for amendment was filed.
C. 
Petition for amendment.
(1) 
Whenever the owners of 50% or more of the frontage in any district or a specified part thereof shall present their signed petition to the Common Council requesting any amendment, supplement or repeal of the regulations prescribed for such district or specified part thereof, it shall be the duty of the Common Council to vote upon such petition within 90 days after the filing of the same by the petitioners.
(2) 
A petition to amend, change or supplement the text of this ordinance or any zoning district as designated on the Zoning Map established herein shall be filed with the City Clerk on forms obtained from his office and shall be transmitted by him to the Common Council.
(3) 
After March 1, 1979, any petition to amend, change or supplement this ordinance shall be accompanied by a filing fee $100.
[Amended 2-6-1979]
D. 
Public hearings. During the months of March, June. September, January and whenever the time of the Common Council to vote upon a petition is otherwise limited by § 83 of the General City Law, the Common Council shall hold hearings on proposed amendments, changes or supplements to this ordinance as provided in said § 83 of the General City Law. At least 10 days' notice of the time, place and object of such hearing shall be given by the City Clerk in the following manner:
(1) 
In the case of a proposed change in or supplement to the text of this ordinance, by publication in the official paper of the city.
(2) 
In the case of a proposed change in the Zoning District Map, if the area of land included in such change is less than 10 acres, by publication in the official paper of the city and by serving of notice upon all owners of record of all property included in the proposed change and all properties having frontage on both sides of the public highway or highways upon which any premises included in the proposed change have a frontage within 400 feet in both directions along such highway or highways from the nearest side line or nearest side line extended of the premises included in the proposed change and also upon the owners of record of all properties located within 50 feet of the rear or side line of any premises included in the proposed change. Such notice shall be served by mailing a copy of said notice to the owners as shown on the maps and books of the City Assessor.
(3) 
In the case of a proposed change in the Zoning District Map, if the land included in such change consists of a single parcel or two or more parcels which adjoin either immediately or across a street or alley, with a total area of 10 acres or more, by publication in the official paper of the city.
E. 
Rehearing on petitions. No petition for amendment which has been disapproved by the Common Council shall be again considered by the Common Council within one year from the date of such disapproval unless the City Planning Commission shall first submit a recommendation and certify, with reason stated therefor, that there have been substantial changes in the situation which would merit a rehearing by the Common Council.
F. 
Protests. In case of a protest against any change signed by the owners of 20% or more of the land directly opposite thereto, extending 100 feet from the street frontage of such opposite land, such amendment shall not become effective except by the favorable vote of 3/4 of the members of the Common Council.
G. 
Referral to Planning Commission. Each proposed amendment, except those initiated by the City Planning Commission, shall be referred to the City Planning Commission, prior to the public hearing by the Common Council, for an advisory report. In reporting, the City Planning. Commission shall fully state its reasons for recommending or opposing the adoption of such proposed amendment and, if it shall recommend adoption, shall describe any changes in conditions which it believes make the amendment desirable and shall state whether such amendment is in harmony with a comprehensive plan of land use for the city.
A. 
Rules of construction of language.
(1) 
Words used in the present tense include the future tense.
(2) 
Words used in the singular include the plural, and words used in the plural include the singular.
(3) 
The word "lot" includes the words "plot" or "parcel."
(4) 
The word "person" includes an individual, firm or corporation.
(5) 
The word "shall" is always mandatory.
(6) 
The words "used" or "occupied," as applied to any land or building, shall be construed to include the words "intended, arranged or designed to be used or occupied."
(7) 
Any reference to an R1 District shall be interpreted to mean R1-1 and R1-2 Districts.
(8) 
Any reference to an R District shall be interpreted to mean R1-1, R1-2, R-2 and R-C Districts.
(9) 
Any reference to a C District shall be interpreted to mean C-1 and C-2 Districts.
(10) 
Any reference to an M District shall be interpreted to mean M-1 and M-2 Districts.
B. 
Definitions. For the purpose of this ordinance, certain terms or words used herein shall be interpreted or defined as follows:
ACCESSORY BUILDING OR STRUCTURE
A building or structure, the use of which is incidental to that of the main building and which is located on the same premises.
ACCESSORY USE
A use customarily incidental and subordinate to the principal use or building and located on the same lot with such principal use or building.
AGRICULTURAL OPERATION
The raising of agricultural products for gain. Plant nurseries and commercial greenhouses shall be construed to be an "agricultural operation."
ALTERATION
Any change, rearrangement or addition to or any relocation of a building or structure; any modification in construction or equipment.
BOATYARD
A facility for servicing all types of watercraft as well as providing supplies, storage and fueling facilities and with facilities for the retail sale, rental or charter of boats, motors and marine equipment.
[Added 2-12-1988]
BUILDING
A combination of any materials, whether portable or fixed, having a roof, to form a structure affording shelter for persons, animals or property. The word "building" shall be construed, when used herein, as though followed by the words "or part or parts thereof," unless the context clearly requires a different meaning.
BUILDING HEIGHT
The vertical distance measured from the average elevation of the proposed finished grade at the front of the building to the highest point of the roof for flat roofs, to the deckline of mansard (a roof with a double pitch on all sides) roofs and to the mean height between eaves and ridge for bable, hip and gambrel roofs.
BUSINESS OR PROFESSIONAL OFFICE
The office or studio of a physician, surgeon, dentist or other person licensed by the State of New York to practice a healing art, lawyer, architect, artist, engineer, real estate broker or salesman, insurance broker or agent, teacher and persons employed in similar executive or administrative occupations.
[Added 2-12-1988]
CONDOMINIUM
A building or groups of buildings in which units are owned individually and the structure, common areas and facilities are owned by all the owners of individual units on a proportional undivided basis. Condominiums are a form of ownership of units which may be built in residential districts or nonresidential units which may be built in the C and M Zoning Districts. Condominiums are governed under Article 9-B of the Real Property Law, also known as the "Condominium Act" of the State of New York.
[Added 3-21-1989]
DWELLING
A building used as the living quarters for one or more families.
(1) 
DWELLING UNITOne or more rooms designed for occupancy by one family for cooking, living and sleeping purposes.
(2) 
SINGLE-FAMILY DWELLINGA building containing one dwelling unit and designed or used exclusively for occupancy by one family.
(3) 
TWO-FAMILY DWELLINGA building containing two dwelling units and designed or used exclusively for occupancy by two families living independently of each other; or two one-family dwellings having a party wall in common.
(4) 
MULTIFAMILY DWELLINGA building or portion thereof containing three or more dwelling units and designed or used for occupancy by three or more families living independently of each other.
DWELLING GROUP
A group of two or more dwellings located on the same lot and having any yard or open space in common.
FAMILY
One or more persons living together in one dwelling unit and maintaining a common household, including domestic servants and gratuitous guests, together with boarders, roomers or lodgers not in excess of the number allowed by this ordinance as an accessory use.
GARAGE, PRIVATE
An accessory building or portion of a main building used for the storage of self-propelled vehicles used by the occupants of the premises, including space for not more than one passenger vehicle used by others.
GASOLINE STATION
Any area of land, including structures thereon, that is used for the sale of gasoline, other motor vehicle fuel, oil or other lubricating substances and motor vehicle accessories and which may or may not include facilities for lubricating, washing or otherwise servicing motor vehicles; but not including the painting thereof or the storage of vehicles for any purpose other than servicing with fuel, lubricants, antifreeze, tire repair and other emergency repairs of a temporary nature.
HOME OCCUPATION
An occupation for gain or support conducted within a dwelling by the residents thereof which is clearly secondary to the use of the dwelling for living purposes and does not change the character thereof, provided that:
(1) 
There is no exterior evidence of such "home occupation" other than a permitted nameplate.
(2) 
No article is sold or offered for sale except such as may be produced by members of the immediate family.
(3) 
Any use first permitted in Use Groups 3, 4, 5, 6 or 7 shall not be interpreted to be a "home occupation."
HOTEL
A building with sleeping rooms for seven or more persons, where separate family cooking facilities are absent and where a general kitchen and public dining room may be provided within the building or in a building accessory thereto. (See "residential hotel.")
JUNKYARD
A place where junk, waste, discarded or salvaged materials are bought, sold, exchanged, sorted, stored, baled, packed, disassembled, handled or abandoned; but not including pawnshops or establishments for the sale, purchase or storage of used furniture, household equipment, clothing, used motor vehicles capable of being registered or machinery to be reused for the purpose for which originally manufactured.
KENNEL
The keeping of more than three dogs that are more than six months old.
LIGHT INDUSTRY
The following manufacturing uses:
[Added 2-12-1988]
(1) 
Laboratories engaged in research, testing and experimental work, including any process normal to laboratory practice and technique.
(2) 
The manufacture, compounding, assembling and/or treatment of articles or merchandise from previously prepared materials, provided that no chemical process is involved in the manufacturing process.
(3) 
The manufacture and/or assembly of electronic devices and electrical appliances, provided that all necessary and approved safeguards are employed to prevent hazard and annoyance to the community.
(4) 
The manufacture and/or assembly of musical instruments, novelties, toys or related products, business machines, custom-built boats and grinding wheels.
(5) 
The manufacture, compounding, processing and storage of candy and confections, frozen foods, cosmetics, pharmaceutical products, toiletries and food products.
(6) 
Wholesale business and storage for the following types of commodities: clothing, drugs, dry goods, packaged foods, furniture, hardware and beverages.
(7) 
Wood and lumber, bulk processing and woodworking, including planing mills, excelsior, sawdust and wood preserving treatment.
(8) 
The manufacture of paper and paper products not involving the reduction and processing of wood pulp and fiber.
(9) 
The manufacture of precision tools.
(10) 
The treatment and processing of metal products.
(11) 
Other light industrial uses which, in the opinion of the Board of Appeals, are similar in nature and scale to those identified herein.
LOCAL WATERFRONT REVITALIZATION PROGRAM (LWRP)
The local program to implement the New York State Coastal Management Program within the City of North Tonawanda as approved by the Common Council and the Secretary of State pursuant to the Waterfront Revitalization and Coastal Resources Act of 1981 (Article 42 of the Executive Law of New York State).
[Added 2-12-1988]
LOT
A parcel of land occupied or capable of being occupied by one building or a group of buildings and the accessory buildings or uses customarily incident to such building or buildings, including such open spaces as are required by this ordinance.
LOT DEPTH
The mean horizontal distance between the front and rear lot lines.
LOT LINES
The property lines bounding the lot. In the case of a lot abutting on more than one street, the owner may elect any street lot line as the front lot line.
LOT WIDTH
The least horizontal distance across the lot between side lot lines, measured at the front of a main building erected or to be erected on such lot or at a distance from the front lot line equal to the required depth of the front yard.
MARINA
A facility for the berthing and fueling of five or more recreational watercrafts.
[Added 2-12-1988]
MOTEL
A building or group of buildings, whether detached or in connected units, used as individual sleeping or dwelling units designed primarily for transient automobile travelers and providing for accessory off-street parking facilities. The term "motel" includes buildings designated as "tourist courts," "motor lodges," "auto courts" and similar appellations.
NONCONFORMING USE
Any lawful use of land, premises, building or structure which does not conform to the use regulations of this ordinance for the district in which such use is located either at the effective date of this ordinance or as a result of subsequent amendments thereto.
NURSERY SCHOOL
A school designed to provide daytime care or instruction for two or more children from two to five years of age, inclusive, and operated on a regular basis.
NURSING OR CONVALESCENT HOME
Any building where persons are housed or lodged and furnished with meals and nursing care for hire.
PUBLIC GARAGE or REPAIR GARAGE
Any garage, other than a private garage, available to the public and which is used for storage, repair, rental, greasing, washing, servicing, adjusting or equipping of automobiles or other motor vehicles.
REPAIR
Replacement or renewal, excluding additions, of any part of a building, structure, device or equipment with like or similar materials or parts for the purpose of maintenance of such building, structure, device or equipment.
RESIDENTIAL HOTEL
A building arranged, intended or designed for or containing both dwelling units and individual guest rooms or suites of rooms, not primarily for transients.
SETBACK
The horizontal distance from any building or from a specified building to the nearest point in an indicated lot line or street line.
SIGN
Any advertisement, announcement, direction or communication produced in whole or in part by the construction, erection, affixing or placing of a structure on any land or on any other structure or produced by painting on or posting or placing any printed, lettered, pictured, figured or colored material on any structure or surface, but not including signs placed or erected by the City of North Tonawanda, Niagara County, the State of New York or the United States of America for public purposes.
SITE PLAN
A plan for the proposed development of a site showing the arrangement, layout, location, design of buildings, open spaces, parking areas and access, utilities, landscaping and natural site features, signage and other pertinent information to permit a decision by the Planning Commission.
[Added 3-21-1989]
STORY
That portion of a building between the surface of any floor and the surface of the floor next above it or, if there be no floor above it, then the space between any floor and the ceiling next above it. A basement shall be counted as a "story," for purposes of height measurement, if the ceiling of more than five feet above the average adjoining ground level or if used for business or dwelling purposes. A "half-story" is a story under a sloping roof having a ceiling height of seven feet or more for an area not exceeding 1/2 the floor area of the uppermost full story in the building.
STREET
Any right-of-way for a public street or an approved private right-of-way.
STREET LINE
A line separating a lot from a street.
STRUCTURAL ALTERATIONS
Any change in the supporting members of a building or other structure, such as bearing walls, columns, beams or girders.
STRUCTURE
Anything constructed or erected which requires permanent location on the ground or attachment to something having such location.
TOURIST HOME
A dwelling in which at least three but not more than eight transient roomers are accommodated.
TOWNHOUSE CLUSTERS
A building, or group of buildings, with each building containing not more than eight townhouse dwelling units connected by common party walls.
[Added 3-21-1989]
TOWNHOUSE DEVELOPMENT
A development of independent single-family dwelling units with a common party wall between adjacent units and each having a private outside entrance.
[Added 2-12-1988]
TRAILER (MOBILE HOME)
A vehicle used for living or sleeping purposes and standing on wheels or on rigid supports.
TRAILER PARK
Any area or tract of land where space is used, rented or held out for use or rent for the parking of trailers, but not including areas used for trailer sales.
USE
The specific purpose for which land or a building is designed, arranged, intended or for which it is or may be occupied or maintained. The term "permitted use" or its equivalent shall not be deemed to include any nonconforming use.
WATER-DEPENDENT INDUSTRY
Any manufacturing use having one or more of the following characteristics:
[Added 2-12-1988]
(1) 
Uses requiring large quantities of water for processing and cooling purposes (e.g., fish processing plants or pumped storage processing plants).
(2) 
Uses that rely heavily on the waterbound transportation of raw materials or products which are difficult to transport on land, thereby making it critical that a site near shipping facilities be obtained.
(3) 
Uses that operate under such severe time constraints that proximity to shipping facilities becomes critical (e.g., farms processing perishable foods).
YARD
(1) 
FRONTAn open space extending the full width of the lot between a main building and the front lot line, unoccupied and unobstructed by buildings, the depth of which shall be the least distance between the front lot line and any portion of a main building.
(2) 
REARAn open space extending the full width of a lot between the rearmost main building and the rear lot line, unoccupied and unobstructed by buildings except as hereinbefore specified, the depth of which shall be the least distance between the rear lot line and the rear of such main building.
(3) 
SIDEAn open space extending from the front yard to the rear yard between a main building and the side lot line, unoccupied and unobstructed by buildings. The required width of a "side yard" shall be measured horizontally from the nearest point of the side lot line to the nearest part of the main building.
The Zoning Ordinance of the City of North Tonawanda enacted by the Common Council December 19, 1927, as the same from time to time has been amended, is hereby reenacted and amended in its entirety as herein set forth, superseding all previous enactments and amendments, and, from its taking effect, all such previous enactments and amendments thereto shall be repealed. Such repeal shall not affect or impair any act done, offense committed or right accruing, accrued or acquired or liability, penalty, forfeiture or punishment incurred prior to the time such repeal takes effect, but the same may be enjoyed, asserted, enforced, prosecuted or inflicted as fully and to the same extent as if such repeal had not been effected.
If any section, subsection, paragraph, sentence, clause or phrase of this ordinance is declared by any court of competent jurisdiction to be invalid, such invalidity shall not affect any other portion of this ordinance. The Common Council hereby declares that it would have adopted every section, subsection, paragraph, sentence, clause and phrase of this ordinance regardless of the fact that any other section, subsection, paragraph, sentence, clause or phrase be declared invalid.
This ordinance shall take effect as prescribed by law, which is one week after publication.
[Added 3-21-89]
In accordance with § 103-6A(10), 103-7A(1) and 103-8A(8) herein and subject to the requirements specified below and in § 103-18B(4) of this chapter, including site plan approval by the Planning Commission, the Board of Appeals may approve proposals for a special use permit for the construction of townhouse clusters and developments in the R1-1, R1-2 and R-2 Residential Districts.
A. 
General requirements. The following general requirements and standards shall govern the review and approval of site plans for townhouse clusters or developments:
(1) 
Each townhouse dwelling unit shall be located, constructed and served by public facilities and services and utilities in such fashion that each dwelling unit may be sold individually.
(2) 
Each individual dwelling unit in a townhouse cluster shall be separated from other such dwelling units by a fire wall. Such fire wall shall be of masonry construction, shall extend from the foundation to the roof and shall be unpierced.
(3) 
Natural features, including streams, drainageways and existing trees, shall be preserved and incorporated in the landscaping of the development.
(4) 
All utility lines which provide electric, gas, telephone, television or other similar services shall be installed underground. Surface-mounted equipment shall be located in a manner so as to minimize potential conflict with other uses and activities.
(5) 
Plans submitted for townhouse developments shall identify areas proposed for dedication to the city, areas to be held in common ownership and property to be owned by individuals.
(6) 
Common property shall, except when accepted by the City Council for dedication, be privately owned. Where property is to remain in common ownership, the developer shall provide for and establish an organization for the ownership and maintenance of such common property. Rules and regulations proposed to govern the operation and maintenance of all common property shall be submitted for review and approval by the City Council. Common property shall not be changed from its status or use as common property without specific authorization of the Council. In reviewing proposals for the establishment of organizations to govern the ownership and maintenance of any common property, the Council shall consider and determine the adequacy of:
(a) 
The timetable for the creation of the organization.
(b) 
The requirements for membership in the organization by residents.
(c) 
The safeguards to ensure the continuance of the common property as common property.
(d) 
The liability of the organization for insurance, taxes and maintenance of all facilities.
(e) 
The provision for pro rata sharing of costs and assessments.
(f) 
The financial capacity of the organization to maintain and administer common facilities.
(g) 
The proposed relationship between the developer and the organization and the plan to turn over the responsibility for the maintenance and administration of common facilities to the organization.
B. 
Minimum standards for townhouse clusters or developments.
(1) 
Area. The minimum tract area for townhouse clusters, or developments shall be:
(a) 
R1-1 District: minimum tract of land, five acres.
(b) 
R1-2 District: minimum tract of land, four acres.
(c) 
R-2 District: minimum tract of land, three acres.
(2) 
Densities. The maximum densities of residential development per gross acre of land (including roadways, pedestrian walkways, common recreation areas, open areas and all nonresidential areas) for townhouse clusters and developments shall be as follows:
(a) 
Within the R1-1 District one townhouse dwelling unit per 8,400 square feet of land.
(b) 
Within the R1-2 District one townhouse dwelling unit per 7,200 square feet of land.
(c) 
Within the R-2 District: one townhouse dwelling unit per 5,000 square feet of land.
(3) 
Open space. Not less than 25% of the land area within a townhouse cluster or development, excluding parking areas and vehicle access facilities, shall be developed and maintained as open space for the use and enjoyment of residents of said cluster or development and their guests.
(4) 
Lot coverage. The lot coverage of all buildings and structures within a townhouse cluster or development shall not exceed 25% of the area of the tract.
(5) 
Building height. No townhouse building shall exceed 30 feet in height.
(6) 
Distance between buildings. The minimum distance between a townhouse dwelling building and any other structure, including a swimming pool, shall not be less than 25 feet.
(7) 
Setbacks. No minimum front, side or rear setbacks shall be required except when dwelling units are positioned relative to a public street. Where a structure faces or abuts a public street, no part of the structure shall be located closer than 35 feet to the public right-of-way. No structure shall be set back less than 10 feet from any common parking area.
(8) 
Setbacks from other districts. No structure within a townhouse cluster or development shall be located closer than 30 feet to the boundary line of any zone district.
C. 
Building standards.
(1) 
No more than eight townhouse dwelling units shall be included in a single dwelling building.
(2) 
No building shall exceed a maximum length of 240 feet on any exterior facade.
(3) 
Townhouse dwelling buildings shall be related to one another in design, building mass, materials and placement to provide a visually and physically integrated development.
(4) 
The treatment of the sides and rear facades of all buildings in a development shall be comparable in amenity and appearance to the treatment of any building facade which faces a public street and complimentary in architectural design to adjacent residential structures.
(5) 
Building walls shall be oriented so as to ensure adequate exposure of light and air to each dwelling unit and to the rooms within.
(6) 
Buildings shall be arranged so as to preserve visual and audible privacy between each townhouse dwelling unit and adjacent townhouse buildings.
(7) 
Building entranceways of adjacent dwelling units in the same structure shall be designed to ensure the privacy of occupants. This may be accomplished by varying the setbacks of entranceways or by providing screening or landscaped plantings, as appropriate.
(8) 
Building entranceways shall be provided with appropriate illumination for the convenience and safety of residents. Such lighting shall be shielded to avoid glare disturbing other properties.
(9) 
All townhouse dwelling units shall include ground-floor living space. The location of an enclosed garage shall not qualify as meeting this requirement.
D. 
Townhouse parking standards.
(1) 
No less than two off-street parking spaces shall be provided for each townhouse dwelling unit.
(2) 
No less than one of the two off-street parking spaces required shall be wholly enclosed and located on the residential property the parking space is designed to serve.
(3) 
The developer may meet the requirements for off-street parking by providing parking spaces in an enclosed garage plus any combination of spaces on private driveways and/or in a common parking lot.
(4) 
No common off-street parking lot or outdoor storage area shall be located closer than 25 feet to any adjacent property.
(5) 
All off-street parking areas shall be privately owned and maintained.
(6) 
Common off-street parking facilities shall be landscaped and screened from public view to the extent necessary to eliminate unsightliness and the monotony of parked cars.
(7) 
Common off-street parking areas shall be designed with careful regard to orderly arrangement, topography, landscaping, ease of access and shall be developed as an integral part of the overall site plan.
(8) 
Common off-street parking areas shall be provided with suitable lighting for the convenience and security of residents, but positioned and shielded to minimize glare and potential inconvenience to residents of the townhouse cluster or development and adjacent properties.
E. 
Size of townhouse dwelling units. The minimum total habitable floor area for all dwelling units shall be:
(1) 
In the R1-1 District, 900 square feet, exclusive of garage space.
(2) 
In the R1-2 and R-2 Districts, 800 square feet, exclusive of garage space.
F. 
Landscape site design standards.
(1) 
Landscaping shall be provided along and adjacent to all streets, common driveway areas and common off-street parking areas. Landscaping treatments shall be designed, coordinated and installed in accordance with the site plan approved by the Planning Commission.
(2) 
Landscape treatment shall consist of shrubs, ground cover and street trees and shall be designed and installed to provide an attractive development pattern. Landscape materials selected should be appropriate to the growing conditions of the local environment.
(3) 
Whenever possible, existing trees shall be conserved and integrated into the landscape design plan.
(4) 
All landscaping, except for trees, shrubs and grasses, either existing or to be installed within the public right-of-way, shall be privately owned and maintained.
G. 
Site circulation system design standards.
(1) 
An adequate, safe and convenient circulation system shall be provided.
(2) 
The arrangement of streets and common parking areas shall be designed as integral parts of an overall site plan. These features shall be properly related to existing and proposed buildings and appropriately landscaped.
H. 
Miscellaneous townhouse regulations.
(1) 
No home occupations and no business activities of any type shall be permitted within a townhouse cluster or development.
(2) 
No signs shall be permitted in a townhouse cluster or development except for a single illuminated nonflashing nameplate sign not more than two square feet in area attached to the townhouse dwelling unit and bearing only the street number of the dwelling.
(3) 
One temporary advertising ground-type sign pertaining only to the sale of a townhouse dwelling unit shall be permitted, provided that such sign shall not exceed six square feet in area. Such signs shall be located not more than 10 feet from the front entrance to the townhouse dwelling unit which is for sale and shall be removed within seven days after the execution of any agreement for the sale of the premises.
(4) 
As part of the site plan application, the developer may propose to carry out the project in stages. The staging plan shall be clearly identified on documents submitted with the special use permit application and shall contain dates anticipated for the start and completion of project activities and various phases. The proposed staging plan shall be a part of the special use permit application. The Planning Commission may approve a request for staging, provided that the developer can demonstrate that such staged townhouse development shall:
(a) 
Enable each townhouse cluster(s) to be completed and ready for occupancy prior to the start of development of the next phase;
(b) 
Not affect the residents' use and enjoyment of each townhouse or any open areas;
(c) 
Not necessitate development activity (such as utility extensions, construction vehicles, etc.) that would interfere with developed townhouse clusters; and
(d) 
Not require more than 18 months to complete all development activities on any site of five acres or less.
(5) 
All fencing of common areas shall be shown on the site plan.
(6) 
Individual owners may erect privacy fences to enclose outdoor areas of individual dwelling units. Such fences may be up to six feet above ground level, provided that such fencing is located not less than 15 feet from a public street, common off-street parking or storage area or vehicular accessway thereto. Fencing which is closer than 15 feet to a public street or common off-street parking or storage area of vehicular accessway thereto shall not exceed three feet above ground level.
(7) 
Except for land which is owned in common, no property owner shall erect or place an accessory building or structure on the premises.
(8) 
The storage of any unregistered vehicles or other similar equipment out of doors overnight shall be prohibited.
(9) 
No commercial vehicles shall be parked out of doors overnight in the townhouse cluster or development except in a common parking area. In no event shall vehicles be parked on any lawn area or along any portion of any street located within the townhouse development.
I. 
Special accessory uses. The following special accessory uses may be established for the common and exclusive use of owners of townhouse residences and their guests. Such special accessory uses shall be operated on a not-for-profit basis and subject to the approval of the Board of Appeals.
(1) 
Recreational facilities such as open or enclosed tennis courts, exercise facilities, picnic areas, gazebos or swimming pools, as regulated elsewhere in this chapter.
(2) 
One structure to house maintenance shops and vehicles to be used exclusively for the maintenance and management of the townhouse development.
(3) 
Common space for the exclusive use and convenience of residents of the townhouse cluster or development and their guests to park vehicles. Such common space shall be adequately landscaped and buffered so as to screen the site from adjacent areas and uses.
[Added 3-15-2006]
Condominiums, as defined in § 103-20B, shall be permitted. In addition to the zoning districts referred to in § 103-20B, condominiums shall also be permitted within the WD and WD-1 Waterfront Districts per §§ 103-13.2 and 103-13.3. The intent of this section is to provide areas within the City for medium-density multifamily development where the relationship among buildings and between wings of a single building is regulated in order to assure adequate light and air to residents and protection to and from surrounding development. Maximum density will be approximately eight to 12 dwelling units per gross acre, depending on dwelling unit size.
A. 
Design regulations – principal structures and uses.
(1) 
Site plan review per § 103-13.2H.
(2) 
Attached dwelling units.
(a) 
Minimum lot size: one acre for nonresidential uses and 1.5 acres for permitted residential dwelling group development. Minimum frontage: 120 feet width for each group development of separate structure not a part of a group development 120 feet.
(b) 
Minimum yards for structures:
[1] 
Front: 25 feet.
[2] 
Side and rear: 40 feet, or as determined by the site plan review.
(c) 
Maximum structure height: 35 feet.
(d) 
Minimum floor area per attached dwelling unit:
[1] 
Nonresidential: 400 square feet.
[2] 
Residential: 640 square feet.
(e) 
Maximum land coverage: 35%.
(f) 
Access: Dwelling units within a group development may be arranged in groups or clusters. Each group or cluster shall abut a street, however, each dwelling unit within such group or cluster need not so abut, provided that:
[1] 
Each dwelling unit is accessible by means of a private street to service any emergency vehicles.
[2] 
The standards of design and construction for private streets shall meet applicable City specifications for public streets unless modified by the approved site plan.
[3] 
The location, design and construction of all utilities meet all applicable specifications and are adequate to serve the needs of the group or cluster.
[4] 
The procedures for the preservation and maintenance of private streets, pedestrian ways and common open space comply with all applicable laws.
(g) 
Density. Minimum gross land area to be devoted to attached units, excluding the area of public streets on the perimeter of that area, shall be equal to the number of dwelling units times 3,500 square feet.
(h) 
Principal structures shall be separated by at least 30 feet.
(3) 
Detached dwelling units.
(a) 
Minimum lot size: one acre for nonresidential uses and 1.5 acres for permitted residential dwelling group development. Minimum frontage: 120 feet.
(b) 
Density: Minimum gross land area to be devoted to detached units, excluding the area of public streets that service that area, shall be equal to the number of dwelling units times 3,000 square feet.
(c) 
Principal structure location and separation requirements:
[1] 
Front yard: 25 feet.
[2] 
Side and rear yards: 40 feet or as determined by the site plan review. However, the minimum distance between adjacent dwellings shall not be less than 10 feet.
[3] 
Minimum distance to lot line: five feet.
(d) 
Minimum floor area in groups of eight dwelling units per lot.
[1] 
Nonresidential: 400 square feet.
[2] 
Single story: 1,000 square feet.
[3] 
Two or more stories: 1,200 square feet.
[4] 
A minimum of four dwellings are required for site plan approval.
(e) 
Maximum land coverage: 40%.
B. 
Design regulations — structures and uses accessory to attached dwelling units.
(1) 
Minimum structure location:
(a) 
From another structure: five feet.
(b) 
From any lot line: three feet.
(c) 
No structure shall be located in the required yards.
(2) 
Maximum height of accessory structure: 15 feet.
(3) 
Maximum lot coverage, including area covered by the principal building: 40%.
(4) 
An accessory structure shall not exceed the length of the principal structure.
C. 
Design regulations — structures and uses accessory to detached dwelling units.
(1) 
Minimum structure location:
(a) 
From another structure: five feet.
(b) 
From any lot line: three feet.
(c) 
No structure shall be permitted in the required yards.
(2) 
Maximum height of accessory structure: 15 feet.
(3) 
Maximum lot coverage, including area covered by the principal structure: 45%.
[Added 12-20-2006]
Site plan decisions have a lasting effect on the character and function of a community. To protect the health, safety, and general welfare of the City of North Tonawanda and its citizens, regulations for site development are needed. The regulations contained in this section shall be considered minimum standards in addition to all other provisions of this chapter and shall apply to all new and modified existing public and private development whenever a permit is required. Whenever the requirements of this section conflict with the requirements of any other lawfully adopted rules, regulations or ordinances, the most restrictive or that imposing the higher standards shall govern. Exemptions to § 103-26, Site development regulations: All modifications to an existing structure that do not exceed 1,000 square feet in size or $50,000 in total cost. For new and existing detached single-family and duplex dwellings (this does not include condominium-style developments such as patio homes, etc.), only the following shall apply: all topsoil cleared for construction shall remain on site and be protected from wind, water, erosion, etc., and be reused for landscaping, to a minimum depth of six inches after compaction. Clean, friable and weed-free topsoil shall be obtained off site if topsoil on site is not sufficient for minimum depth requirement.
A. 
Purpose of site development regulations. The purpose and intent of the site development regulations are to:
(1) 
Provide for high-quality, well-planned and well-maintained development in the City of North Tonawanda.
(2) 
Protect and promote the health, safety and general welfare of the public.
(3) 
Enhance the aesthetic and visual character of the City while promoting pedestrian activity.
(4) 
Establish minimum standards and criteria for site development of new single- and multifamily residential and all nonresidential development, to dissuade the unnecessary clearing and disturbing of land so as to preserve the natural and existing growth of flora and to replace removed flora, or plant new flora indigenous to the Western New York region.
(5) 
Reduce the effects of wind and air turbulence, heat, noise and light.
(6) 
Conserve and stabilize property values and to otherwise facilitate the creation of a convenient, attractive and harmonious community.
(7) 
Create attractive buffers between street rights-of-way and property lines, thus promoting a healthy and attractive environment.
(8) 
Provide shade, prevent soil erosion, and create appealing parking areas.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
CALIPER
The diameter of a tree trunk as measured at a person's chest height.
DISTURBANCE
Any event or series of events that disrupts the ecosystem, community or population structure, or alters the physical environment.
EROSION
The wearing away of land surface by wind, ice or water, intensified by land-clearing practices related to farming, residential or industrial development, road building, or logging.
IRRIGATION
To apply water to land so that plants will grow or grow stronger.
LANDSCAPED AREA
The area required or permitted to be devoted to landscaping and environmental improvement, which may include existing and new vegetation.
LIGHT POLLUTION
Presence of excessive illumination in locations where it is not desired; excess or obtrusive light.
OUTDOOR LIGHT FIXTURE
Includes outdoor artificial illuminating devices, lamps, and other devices, permanent or portable, used for illumination or advertisement, including but not limited to search, spot or flood lights for buildings and structures, recreational areas, parking lot lighting, landscape lighting, billboards and other signage and streetlighting.
PARKING AREA
The off-street parking area and loading and unloading area required by the appropriate sections of this chapter.
SHIELDED
Lighting fixtures are shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted.
SITE
Contiguous or detached parcels of land to be developed.
STORMWATER
Stormwater runoff, snow melt runoff, and surface runoff and drainage; rainfall that does not infiltrate the ground or evaporate because of impervious land surfaces but instead flows onto adjacent land or watercourses or is routed into drain/sewer systems.
STORMWATER MANAGEMENT OFFICER (SMO)
An officer or employee designated by the Common Council to accept and review stormwater pollution prevention plans (SWPPPs), forward the plans to such employee, officer, or board of the City of North Tonawanda which may be reviewing any application for a construction activity requiring submission of a SWPPP, and inspect stormwater management practices.
[Added 2-5-2008]
STORMWATER POLLUTION PREVENTION PLAN (SWPPP)
A plan for controlling stormwater runoff and pollutants from a site during and after construction activities, as more particularly described in Article II of Chapter 48, Grading and Stormwater Management, of the Code of the City of North Tonawanda.
[Added 2-5-2008]
WETLANDS
Areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas but are not always visibly wet.
C. 
A landscape plan shall be submitted pursuant to the following provisions and must be approved by the Planning Board prior to site plan approval.
(1) 
General requirements. The following shall apply to all landscape plans:
(a) 
All development subject to the provisions of this section shall provide for a landscaped or natural area, which is not less than 25% of the property area.
(b) 
Landscape treatments shall be designed as an integral part of the entire development and shall be distributed throughout the development site.
(c) 
Vegetation shall be compatible with soil conditions on the development site and with the regional climate. Existing vegetation may remain on site, provided such species are approved by the Planning Board when granting approval of the landscape plan.
(d) 
Each planting area shall be of adequate size for the landscaping approved. The interior dimensions of any landscaped area or median shall be a minimum of seven feet wide to ensure proper growth of vegetation planted therein.
(e) 
All landscaped areas shall have adequate irrigation and drainage for that landscaping to ensure proper growth of vegetation.
(f) 
Landscaped areas in or near parking areas or roadways shall be bordered with approved concrete curbing or swales.
(g) 
All landscaped areas shall contain clean, friable, weed-free topsoil to depths necessary to sustain growth for trees, shrubs and groundcover. In addition, all landscaped areas shall contain two inches of wood mulch. Permeable interlocking pavers or decomposed granite may also be utilized in heavily trafficked areas.
(h) 
Trees are the preferred form of vegetation and every effort shall be made to preserve existing site trees, particularly existing trees with a caliper larger than 10 inches [see § 103-26, Subsection D(2)]. Each landscape plan must contain at least one tree per 1,000 square feet of landscaped area.
(i) 
Each landscape plan shall contain the following varieties of trees:
[1] 
Fifty-percent large deciduous trees.
[2] 
Twenty-five-percent evergreen trees.
[3] 
Twenty-five-percent small or flowering trees.
(j) 
Not less than 5% of the interior of a parking area designed for 10 to 25 cars shall be devoted to landscaped areas. Not less than 10% of the interior of a parking area designed for 25 cars or more shall be devoted to landscaped areas. Interior parking lot landscaping shall be considered as part of the 25% minimum landscaping requirement.
(k) 
Trees planted in a tree well or planter strip shall be provided with a minimum seven-foot by seven-foot planting area. Trees planted in an island planter shall be provided with a minimum four-foot by eight-foot planting area. Planter dimensions are measured from the interior side of the curb. Trees must be planted behind the curb at a distance no less than 1/2 the minimum planter width.
(l) 
All paved surfaces are subject to shading requirements. Shade shall be provided to at least 30% of all parking areas, walkways, pedestrian access, etc., within 15 years of planting. The landscape plan shall clearly show trees drawn to scale representing the canopy size at 15 years. Shading shall be calculated by using the diameter of the tree crown at 15 years. Areas where canopies overlap shall not be counted twice. Exemptions: truck loading area in front of overhead doors, and truck maneuvering and parking areas unconnected to and exclusive of any vehicle parking.
(m) 
A landscaped area at least 10 feet in depth shall be provided along all exterior lot lines of parking areas unless a greater landscaped area is required according to the provisions of the given zoning district.
(n) 
All nonresidential development located adjacent to residential districts shall provide screening and/or buffering using landscaping. Such screening and/or buffering shall be designed so that a person standing on the adjacent residential parcel on the minimum setback line, five feet above the finished grade, would not be able to observe any uses, activities or automobile lights originating from said nonresidential areas. This standard may be met by using various techniques such as plant materials, earthen berms or combinations thereof as approved by the Planning Board. Vegetation shall be the preferred screening device. Such techniques can be applied within the required side and rear yards.
(o) 
Landscaping shall provide privacy and screening for adjacent land uses, and shall take into account visual, noise and air quality factors. More stringent standards may be required by the Planning Board, particularly for industrial development, to ensure adjacent properties are provided adequate visual and noise screening.
(p) 
All dumpsters shall be hidden from view from adjacent properties by closed fencing and vegetation. The screening of materials stored outdoors may be required by the Planning Board.
(2) 
Landscaping specifications.
(a) 
Any and all plantings shall follow all requirements of the Code of the City of North Tonawanda.
(b) 
Tree and shrub size and variety shall be outlined on the landscape plan, and shall be large enough to establish an aesthetically pleasing effect. Minimum tree and shrub sizes at planting shall be:
Plant type
Minimum Size
Large deciduous trees
2-inch caliper (diameter)
Conifers
5 foot height
Small or flowering trees
1 1/2 inch caliper
Large shrubs
30 to 36 inch height
Small shrubs
18 to 24 inch height
(c) 
Specific species of all vegetation shall be outlined on the landscape plan and approved by the Planning Board.
(d) 
Native vegetation is preferred and shall be used for plantings whenever possible. All landscaping, exclusive of trees, shall contain a minimum of 25% species native to Northeastern United States.
(e) 
Nonliving materials shall not be substituted for the required landscaping.
(3) 
For tree planting requirements, exclusive of those within rights-of-way, a minimum of 30% species native to Northeastern United States shall be required. For placement of trees within rights-of-way refer to Chapter 91 (Trees) of the Code of the City of North Tonawanda. Trees used to meet landscaping requirements within rights-of-way shall be selected from the prepared street list available from the City of North Tonawanda Department of Parks and Recreation titled "Street Trees for Planting in North Tonawanda, Specimen Options." The Planning Board shall have the discretion to modify tree shading requirements under power lines and other obstructions which prohibit strict compliance with shading requirements.
(4) 
New development shall be required to have landscaping in place and completed prior to final certificate of occupancy. In the event that seasonal conditions prevent completion of the required landscaping until the following planting season, the Planning Board shall set a completion date, and the property owner or developer shall post a certified check in the amount of 50% of the cost of the landscaping as verified in writing by the landscape architect or by the licensed professional that sealed the landscape plan. Said certified check shall be made payable to the North Tonawanda City Clerk and shall be redeemable after completion and approval of said landscaping work by the stated completion date. In the event that the landscaping plan is not completed by the prescribed date, the owner or developer shall forfeit the deposited amount, and the City shall find the site in violation of this code until landscaping is completed as originally approved.
(5) 
Prior to final approval of the site plan, the property owner or developer shall enter into an agreement with the City of North Tonawanda to assure completed plantings. An irrevocable letter of credit, bond, or other surety shall be required to guarantee maintenance of approved landscaping for a period of three years from planting. If the approved landscape plan is not followed during this time, the surety or bond shall be forfeited and shall be used to complete the landscape plan as approved. Prior to the release of the bond and upon notification by the property owner or developer of completion, the site shall be inspected by the Building Inspector or Code Enforcement Officer.
(6) 
All landscaped areas required and/or permitted by this section shall be maintained and preserved according to the landscape plan as originally approved or as amended by the Planning Board. The property owner shall be responsible for the continued proper maintenance of all landscape materials and shall keep them in a proper neat and orderly appearance, free from refuse and debris at all times. Proper maintenance shall include at a minimum: watering, weeding, mowing, mulching, fertilizing and pruning. All unhealthy or dead plant material shall be replaced within six months or by the next planting season.
D. 
Minimize site disturbance during construction. To conserve existing natural areas, protect trees, and provide habitat to promote biodiversity, the following requirements shall be conformed to:
(1) 
Limit site disturbance, including earthwork and clearing of vegetation, to 40 feet beyond the building footprint, five feet beyond primary roadway curbs, walkways and main utility trenches, and 25 feet beyond constructed areas with permeable surfaces (such as pervious paving areas, stormwater detention facilities and playing fields) that require additional staging areas in order to limit compaction in the constructed area.
(2) 
Locate and identify on the landscape plan all existing trees with a caliper larger than eight inches and preserve a minimum of 50% of these identified large caliper trees.
(3) 
All topsoil cleared for construction shall remain on site and be protected from wind, water, erosion, etc., and be reused for landscaping, to a minimum depth of six inches after compaction. Clean, friable and weed-free topsoil shall be obtained off site if topsoil on site is not sufficient for minimum depth requirement.
E. 
Erosion and sedimentation control. This subsection shall only apply to construction activities that disturb less than one acre of land. All construction activities that disturb one or more acres of land, or less than one acre of land if part of a common scheme of development or sale disturbing more than one acre, shall comply with the requirements of Article II of Chapter 48, Grading and Stormwater Management, of the Code of the City of North Tonawanda. In order to reduce water pollution and prevent erosion during construction the following requirements have been adopted:
[Amended 2-5-2008]
(1) 
Design a site-specific sediment and erosion control plan, which conforms to all current state and federal standards and regulations. Additionally, the plan shall meet the following objectives:
(a) 
Prevent loss of soil during construction by stormwater runoff and/or wind erosion, especially protecting topsoil that has been stockpiled for reuse.
(b) 
Prevent sedimentation of storm sewers or receiving streams.
(c) 
Prevent polluting the air with dust and particulate matter.
(2) 
Illustrate in construction documents how erosion control requirements will be met for the overall project as well as for each individual building and development phase.
F. 
Maintain stormwater post-project runoff rates in accordance with all current state and federal standards and regulations. Drainage calculations shall be submitted to the Planning Board for review as part of the site plan approval process.
G. 
To maintain natural aesthetics and protect flora, fauna and wetlands, refer to state and federal regulatory agencies such as the New York State Department of Environmental Conservation and the United States Army Corps of Engineers regarding wetlands regulations. In addition, the following requirements shall be adhered to: Improve the function of existing on-site wetlands or water bodies through the restoration of hydrology, planting native species, removal of exotic species, and/or other measures as determined appropriate by the Planning Board.
H. 
To promote alternative means of transportation, each commercial, industrial and public building shall be required to provide racks for a number of bicycles equivalent to 5% of the number of parking spaces, with a maximum of 10 bicycle spaces.
I. 
To minimize light pollution and light trespass for the enjoyment and use of property and the night environment and to conserve energy while increasing nighttime visibility, security and productivity, the following requirements shall apply to all outdoor lighting devices used for illumination or advertisement:
(1) 
Except as otherwise provided in this section, all lighting devices or fixtures shall be shielded in such a manner that light rays emitted by the device or fixture, whether directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted.
(2) 
Requirements for lighting device or fixture heights, shielding, placement and aiming to minimize light trespass and direct glare emitted by a lighting system shall be as follows:
(a) 
The maximum allowable height of wall-mounted lighting devices or fixtures shall be equal to the horizontal distance of the fixture to the property line with a maximum height of 15 feet,
(b) 
Direct illumination from lighting devices or fixtures shall not be visible from six feet above grade at the property line.
(3) 
The use of flashing, rotating or pulsating lights in/on any outdoors sign or other lighting device is prohibited. This provision shall not apply to flashing, rotating or pulsating lights intended to warn of hazards and danger.
(4) 
The operation of searchlights for advertising purposes is prohibited.
(5) 
Off-streetlighting shall be shielded and/or directed in such manner that it only illuminates the user's premises and does not spill over into neighboring areas or interfere with use of residential properties.
(6) 
Exemptions:
(a) 
The provisions of this section do not apply to incandescent lamps of 150 watts or less; glass tubes filled with neon, argon or krypton; outdoor advertising signs constructed of translucent material and wholly illuminated from within and fossil fuel light sources.
(b) 
The illumination of outdoor recreational facilities, public or private, shall be shielded such that the glare or beam does not emit beyond property lines, and no such facility shall be illuminated after 11:00 p.m. except to conclude a specific sporting event or any other activity conducted at a ball park, outdoor amphitheater, arena or similar facility in progress prior to 11:00 p.m.
(c) 
Seasonal holiday display.
(d) 
Displays of the American flag.
(e) 
The Planning Board may grant a special exemption upon a written finding that there are extreme geographic or geometric conditions warranting the exemption and that there are no conforming fixtures that would suffice.
J. 
Required submittals to the Planning Board.
(1) 
An existing site survey prepared by a licensed New York State land surveyor shall accurately display, to scale:
(a) 
Current property lines, rights-of-way and easements.
(b) 
All existing vegetation and natural features, including but not limited to streams and state and/or federal wetlands.
(c) 
Existing buildings, structures and all nonnatural features.
(d) 
Existing grades and contours.
(2) 
Geotechnical report, including:
(a) 
Soil profile and bearing capacity.
(b) 
Foundation recommendations.
(c) 
Depth to bedrock.
(3) 
Proposed site plan, including:
(a) 
Clearly dimensioned setbacks from property lines, easements, wetlands, rights-of-way, etc.
(b) 
Parking requirements and quantities.
(c) 
Traffic flow patterns, including pedestrian, within-site and at points of entry and exit to site.
(d) 
Proposed grades and contours.
(e) 
Proposed site storm drainage.
(f) 
Lighting.
(g) 
Signage.
(4) 
Landscape plan.
(a) 
The landscape plan shall be drawn to scale, including dimensions and distances, and shall clearly delineate existing and proposed structures, uses, parking areas, access aisles, drainage pattern and the location, size and description of all landscape materials existing and proposed, including but not limited to all trees and shrubs, and shall include those existing plant materials that are to be removed and such other information as may be required by the Building Inspector and the Planning Board.
(b) 
The landscape plan shall clearly show all existing and anticipated changes to vegetation and natural features, including but not limited to streams, state wetlands and federal wetlands. Natural features shall be preserved and incorporated in the landscaped area wherever possible. Existing vegetation and natural features may be counted toward the 25% landscape requirement.
(c) 
Landscape plans shall be prepared and certified by a New York State licensed professional.
(d) 
In the event that wetlands exist on site, a copy of the letter of notification sent to the New York State Department of Environmental Conservation and/or the United States Army Corps of Engineers must accompany the landscape plan.
(5) 
Elevation drawings.
(a) 
Building elevations and architectural elements as they relate to adjacent buildings and/or structures,
(b) 
Indicate finishes, colors, etc.
(c) 
Indicate grade.
(d) 
Lighting.
(e) 
Signage.
(6) 
State and federal documents.
(a) 
New York State Stormwater Pollution Prevention Plan (SWPPP).
(b) 
Environmental Assessment Form (EAF).
(c) 
New York State Environmental Quality Review (SEQR), declaration, and Environmental Impact Statement (EIS).
(d) 
New York State Pollution Discharge Elimination System (SPDES).
(e) 
All other state and federal permits.
(7) 
A SWPPP. A SWPPP shall be submitted, if required for the proposed construction activity under Article II of Chapter 48 of the Code of the City of North Tonawanda, together with the recommendation of the SMO to approve, approve with modifications, or disapprove the SWPPP in accordance with § 48-10B of the Code of the City of North Tonawanda. If a SWPPP is submitted in accordance with this subsection, the Planning Board shall not approve the site plan unless the SWPPP and site plan comply with the performance and design criteria and standards set forth in Article II of Chapter 48 of the Code of the City of North Tonawanda.
[Added 2-5-2008]
K. 
Violations and penalties.
(1) 
Failure to complete all site plan improvements submitted to and approved by the Planning Board shall constitute a violation of this section. Inspection of site plan improvements shall coincide with the final construction inspection performed by the Building Department. Determination of incomplete site improvements at final inspection shall require an addition of $250 to the building permit fee for the purpose of reinspection for completion.
(2) 
Any person violating any of the provisions of this section shall be subject to a fee of $250. A violation shall be deemed to occur for each day that the permit holder fails to conform to the provisions of this section.
(3) 
The Building Inspector or Code Enforcement Officer are hereby charged and designated with the duty of supervision and enforcement of the site development regulations defined in § 103-26 of the Code of the City of North Tonawanda.
[Added 7-2-2024 by L.L. No. 1-2024]
A. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
SOLAR COLLECTOR
A solar or photovoltaic cell, plate, panel, film, array, reflector, or other structure affixed to the ground, a building, or other structure that harnesses solar radiation to directly or indirectly generate thermal, chemical, electrical, or other usable energy.
SOLAR ENERGY EQUIPMENT
Electrical material, hardware, inverters, conduit, storage devices, or other electrical and photovoltaic equipment associated with the production of electricity.
SOLAR ENERGY SYSTEM
The components and subsystems required to convert solar energy into electric energy suitable for use. The term includes, but is not limited to, solar panels and solar energy equipment. A solar energy system is classified as a Tier 1 or Tier 2 solar energy system as follows.
(1) 
Tier 1 solar energy systems include the following:
(a) 
Building-integrated photovoltaic (BIPV) system (Tier 1). A combination of photovoltaic building components integrated into any building envelope system, such as vertical facades including glass and other façade material, semitransparent skylight systems, roofing materials and shading over windows.
(2) 
Tier 2 solar energy systems include the following:
(a) 
Ground-mounted solar energy systems not included under Tier 1 solar energy systems, intended to generate electricity for use on-site or off-site.
B. 
Applicability.
(1) 
The requirements of this section shall apply to all solar energy systems permitted, installed, or modified in the City after the effective date of this section, excluding general maintenance and repair.
(2) 
Solar energy systems constructed or installed prior to the effective date of this section shall not be required to meet the requirements of this section.
(3) 
All solar energy systems shall be designed, erected, and installed in accordance with all applicable codes, regulations, and industry standards as referenced in the NYS Uniform Fire Prevention and Building Code ("Building Code"), the NYS Energy Conservation Code ("Energy Code"), Niagara County's Solar Panel Recycling Regulations and the City Code.
C. 
General permitting requirements.
(1) 
The NYS Unified Soar Permit and Building Permit shall be required for installation of all Tier 1 and Tier 2 solar energy systems.
(2) 
The placement, construction, and major modification of all solar energy systems within the boundaries of the City of North Tonawanda shall be permitted only as follows:
(a) 
Tier 1 systems are permitted in all zoning districts in the City.
(b) 
Tier 2 systems are allowed in the following districts:
[1] 
Industrial districts (M-1, M-2, M-3).
(c) 
Tier 2 energy systems shall require site plan approval, before the issuance of a building permit and shall be subject to all provisions of this section where the lot in which the freestanding or ground-mounted solar energy system is situated on.
D. 
Preliminary site plan review — Tier 2 solar energy systems.
(1) 
For Tier 2 solar energy systems, a site plan shall be required. The applicant shall be required to apply for a permit and a site plan review drawn in sufficient detail per the North Tonawanda Building Department.
E. 
Final site plan review. Applicants for a special use permit to place, construct, and make a major modification to a Tier 2 solar energy system within the boundaries of the City of North Tonawanda may require submission of the following information to the Building Inspector:
(1) 
A completed State Environmental Quality Review Act (SEQRA) short form environmental assessment form (EAR), unless a full form is required by the City's professional engineer or consultant or the City of North Tonawanda Planning Commission, with the City of North Tonawanda Planning Commission designated as lead agency for the SEQRA process.
(2) 
A site plan drawn of the solar energy system installation signed by a professional engineer registered in New York State showing the proposal layout of the entire solar energy system along with a description of all components, existing vegetation and proposed clearing and grading of all sites involved, and utility lines, both above and below the ground, on the site and adjacent to the site.
(3) 
Property lot lines and the location and dimensions of all existing and new structures on site.
(4) 
Proposed fencing and/or screening for project.
(5) 
Clearing, grading, stormwater, and erosion control.
(6) 
Glare. All solar panels shall have antireflective coating(s) and proof of such must be provided with the site plan and then the building permit applications.
(7) 
A preliminary equipment specification sheet that documents all proposed solar panels, significant components, mounting systems, and inverters that are to be installed shall be provide with the site plan/permit application. A final equipment specification sheet shall be submitted prior to the issuance of building permit.
(8) 
Any such additional information as may be required by the City.
F. 
Application and annual fees. Tier 1 and Tier 2 solar energy systems. An applicant shall pay a permit fee in the amount as set by the Building Inspector to cover the cost of processing and reviewing the application.