[HISTORY: Adopted by the Town Board of the Town of Brighton 1-27-1993. Amendments noted where applicable.]
[Amended 3-25-2009 by L.L. No. 1-2009]
Pursuant to the authority conferred by Article 16, §§ 261-b, 267, 271, 274-a, 276, 277, 278 and 279, of the Town Law of the State of New York, and for each and every purpose established herein, the Town Board of the Town of Brighton, County of Monroe, and State of New York has ordained and does hereby enact the following regulations regulating and restricting the location, height, bulk and size of buildings and other structures, the percentage of lot which may be occupied, the size of yards, courts and other open spaces, the density and distribution of population, the location and uses of buildings and structures and the uses of land for trade, industry, residence and other purposes, establishing a Zoning Board of Appeals with power to determine and vary the application of the regulations hereby established in harmony with its general purposes and intent, establishing a Planning Board with power to review and approve, modify or disapprove land subdivision, site plans for uses specified in these regulations and conditional use permits, providing for the enforcement of provisions herein and imposing penalties for their violation, all for the purpose of promoting the health, safety and general welfare of the inhabitants of the Town of Brighton in accordance with a well-considered Comprehensive Plan. The Town Board hereby authorizes the Planning Board to implement the provisions of Town Law § 278, Subdivision review, approval of cluster development, in all districts within the Town.
These regulations shall be known and may be cited by the short form title of the "Comprehensive Development Regulations of the Town of Brighton, New York."
There is hereby established a new Comprehensive Zoning Plan for the Town of Brighton, which plan is set forth in the text and map that constitute these regulations. Said plan is adopted for the purposes set forth in Article 16, §§ 261 and 263 of the Town Law, which, in the interest of the protection and promotion of the public health, safety and welfare, shall be deemed to specifically include the following, among others:
The facilitation of the efficient and adequate provision of public facilities and services.
The assurance of adequate sites for residence, industry and commerce.
The provision of privacy for families.
The prevention and reduction of traffic congestion so as to promote efficient and safe circulation of vehicles and pedestrians.
The maximum protection of residential areas.
The gradual elimination of nonconforming uses.
The enhancement of the appearance of the Town of Brighton as a whole.
The encouragement of flexibility in the design and development of land in such a way as to promote the most appropriate use of lands, to facilitate the adequate and economical provision of streets and utilities, to preserve the natural and scenic qualities of open lands and to protect the environment.
The following rules of construction of language shall apply to the text of these regulations:
Words used in the present tense include the future tense.
Words used in the singular include the plural, and words used in the plural include the singular.
The word "lot" includes the word "plot" or "parcel."
The word "person" includes an individual, firm or corporation.
The word "shall" is always mandatory.
The words "used" or "occupied," as applied to any land or building, shall be construed to include the words "intended, arranged or designated to be used or occupied."
Any reference to a residential district shall be interpreted to mean any district with the word "residential" in its title.
A "building" or "structure" includes any part thereof.
Any reference to a commercial district shall be interpreted to mean any district with the word "commercial" in its title.
Any reference to an industrial district shall be interpreted to mean any district with the word "industrial" in its title.
"And" indicates that all connected items, conditions, provisions or events shall apply.
"Or" indicates that the connected items, conditions, provisions or events may apply singly or in any combination.
"Either/or" indicates that the connected items, conditions, provisions or events shall apply singly but not any combination.
For the purpose of these regulations, certain terms or words herein shall be interpreted or defined as follows:
- ACCESSORY COMMUNICATIONS STRUCTURE
- An accessory facility or structure serving or being used
in conjunction with a communications tower and/or similar facility
and located on the same lot as the communications tower. Examples
of such structures include utility or transmission equipment storage
sheds or cabinets.[Added 7-23-1997 by L.L. No. 5-1997]
- ACCESSORY STRUCTURE
- A structure detached from a principal building, located on
the same lot and customarily incidental and subordinate to the principal
building or use.[Added 8-8-2001 by L.L. No. 6-2001]
- ADVERSE EFFECT (STORMWATER MANAGEMENT)
- Any adverse effect on waters or wetlands, including their quality, quantity, surface area, species composition, aesthetics or usefulness for human or natural uses which are or may potentially be harmful or injurious to human health, welfare, safety or property, to biological productivity, diversity or stability, or which unreasonably interfere with the enjoyment of life or property, including outdoor recreation.
- ADVERTISING or BILLBOARD
- Any off-premises sign which directs attention to a person, corporation, business, commodity, service or entertainment advertising or communicating information to passersby which is sold or offered elsewhere, other than upon the premises.
- AFFORDABLE HOUSING
- Housing which meets the income eligibility requirements for specific housing programs administered by the United States Department of Housing and Urban Development.
- AGRICULTURAL OPERATIONS
- The activities of cultivating the soil, producing crops, raising livestock, keeping riding animals and the growing of trees, plants and shrubs as part of a commercial nursery operation.
- A narrow serviceway providing a secondary public means of access to abutting properties.
- Those community benefits listed in § 209-3 of Chapter 209, Incentive Zoning, of these regulations.
- AMATEUR RADIO ANTENNAS
- Antennas used by licensed amateur (HAM) radio operators.[Added 7-23-1997 by L.L. No. 5-1997]
- Shall be construed in the broad sense to include not only mammals/animals, so called, but also birds, fish, reptiles and insects.
- A system of electrical conductors, either directional or
omnidirectional, that transmit or receive radio frequency signals.
Such signals shall include but not be limited to radio, television,
cellular, paging, personal communication services (PSC) and microwave
communications.[Added 7-23-1997 by L.L. No. 5-1997]
- APARTMENT HOUSE
- A building arranged, intended or designed to be occupied by three or more families living independently of each other in rental units.
- APPROVED GRADING, EROSION AND SEDIMENT CONTROL PLAN
- A plan approved by the Town of Brighton, as required by law, that covers the areas of grading, erosion and sediment control and meet the criteria set forth in the New York Guidelines for Urban Erosion and Sediment Control.
- A water-bearing rock of soil strata.
- Any area under a roof, with or without a finished floor, which does not meet other requirements for livable floor area.
- AWNING or CANOPY SIGN
- Any visual message incorporated into an awning or canopy.
- A retail sales establishment where bread, pastries, cakes, bagels, donuts and similar baked goods are baked or sold. Any such establishment where baked goods are commercially sold for any on-premises consumption, regardless of whether served by a waiter or waitress or whether service is available from a counter-type installation, shall not be considered a "bakery" and shall be deemed a restaurant.
- An establishment for the custody, loan, exchange and issue
of money; for the extension of credit; and for facilitating the transmission
of funds.[Added 2-25-1998]
- A combination of any materials, whether portable or fixed, having a roof, to form a structure affording shelter for persons, animals or property, but not including a trailer.
- BUILDING DIRECTORY SIGN
- Any sign listing the name and location of all tenants in a structure.
- BUILDING HEIGHT
- The vertical distance measured from the average elevation of the proposed finished grade of the building to the highest point of the roof for flat roofs, to the deck line of mansard (a roof with a double pitch on all sides) roofs, and to the mean height between eaves and ridge of gable, hip or gambrel roofs. For the purpose of determining maximum permitted height for principal buildings, such measurement shall be made from the average finished grade at the front setback. For the purpose of side yard or rear yard determination, such measurement shall be made from the average finished grade of the wall extending along such side yard or rear yard.
- BUILDING INSPECTOR
- The person appointed as Building Inspector by the Town Board.[Added 11-15-1994 by L.L. No. 7-1994]
- BUILDING-MOUNTED ANTENNAS
- Communication facilities which utilize existing buildings
and structures other than towers, as defined in this section, for
supporting antennas. A building-mounted antenna which does not utilize
a building or structure for its primary means of attachment or structural
support will be defined as a tower as set forth in this section.[Added 7-23-1997 by L.L. No. 5-1997]
- BUSINESS IDENTIFICATION SIGN
- Any building-mounted sign on the front face of a building which identifies the principal business or use by name.
- The portion of a building that is partly or entirely below grade which has more than one-half (1/2) of its height, measured from floor to ceiling, below the average finished grade of the ground adjoining the building.
- CLOSED DRAINAGE
- A network of artificial conduits and pipes constructed to covey the runoff of natural surface waters.
- CLUB, MEMBERSHIP
- An organization catering exclusively to members and their guests, or premises and buildings for recreational or athletic purposes, which are not conducted primarily for gain.
- COLLOCATED ANTENNAS
- Communications facilities which utilize existing towers,
as defined in this section, for placement of antenna(s) and do not
require construction of a new tower.[Added 7-23-1997 by L.L. No. 5-1997]
- COMFORT CARE HOME
- A single-family detached dwelling which is primarily used
for the purpose of providing palliative and supportive care to, at
any given time, not more than two individuals in the stages of terminal
illness. Said care typically is provided on a twenty-four-hour basis
by volunteers under the supervision of the ill persons' family members
and physicians and home care agencies and typically includes, but
is not limited to, companionship and assistance with routine activities
of daily life.[Added 4-9-2014 by L.L. No. 1-2014]
- COMMERCIAL VEHICLE
- A truck or van in excess of two tons, which is used for commercial purposes. Such vehicles may include trailers for moving heavy equipment.
- COMMUNICATION FACILITIES
- Towers and/or antennas and accessory structures together used in connection with the provision of cellular telephone service, personal communications services, paging services, radio and television broadcast services and similar broadcast services. Amateur radio (HAM) antennas are not included in this definition.
- CONVENIENCE STORE/NEIGHBORHOOD GROCERY
- A retail store serving the daily or occasional needs of the
residents of the immediate area with a variety of goods such as groceries,
meats, beverages, dairy products, patent medicines, sundries, tobacco,
stationery, hardware, magazines and/or newspapers and having a gross
floor area of less than 5,000 square feet. Gasoline is not sold.[Amended 2-25-1998]
- The County of Monroe.
- COURT, INNER
- An open space enclosed on all sides by exterior walls of a building.
- COURT, OUTER
- An open space enclosed on three sides by exterior walls of a building.
- COURT, OUTER, DEPTH OF
- The linear average dimension measured from the unenclosed side of the court to the farthest wall thereof.
- COURT, OUTER, WIDTH OF
- The linear dimension of the unenclosed side of the court.
- The area covered by all buildings on a lot, expressed as a percentage of the total lot area.
- CURB LEVEL
- The established elevation of the street grade at the point that is opposite the center of the wall nearest to and facing the street line.
- CULTURAL FACILITIES
- Establishments, such as libraries, museums, art galleries,
schools, places of worship, botanical gardens and zoological gardens,
of primarily historic, educational or cultural interest.[Added 2-25-1998; amended 8-13-2014 by L.L. No. 6-2014]
- DAY-CARE CENTER
- A care facility which provides care, protection and supervision for a period of less than 24 hours a day on a regular basis, which supplements care, enrichment and health supervision for the participants, in accordance with his/her individual needs, and for which a payment, fee or grant is made for care. Such a use must conform to all the requirements regulating day care by the State of New York Department of Social Services. In the case where "day-care centers" are located in places of worship, or schools and colleges accredited by the New York State Department of Education, those places of worship or schools and colleges shall be held liable for the operations and activities of these "day-care centers."
- A commercial establishment which sells at retail prepared food items in bulk to be consumed off the premises. This is not a restaurant.
- DETENTION BASIN
- Any temporary or permanent structure for the interim storage of stormwater runoff which is designed so as not to create a permanent pool of water.
- The actual owner or owners of the land and/or a person, firm or corporation which shall develop or use land within the Town in such a manner that it in any way affects the storm or surface water drainage characteristics of the property developed or used. The term "developer" shall include municipal, charitable and educational corporations, institutions, associations and governmental agencies.
- The gravitational movement of a liquid substance, normally water, from its place of origin via surface runoff within or outside developed channels or via subsurface underflow.
- DRAINAGE AREA
- That area contributing runoff to a single point measured in a horizontal plane, which is enclosed by a ridge line or topographic divide.
- DRAINAGE EASEMENT
- A permanent right-of-way granted by the owner to the Town providing unhindered access to the banks and channels of streams and drainage systems.
- DRAINAGE SYSTEM
- A network consisting of any combination or type of open channels and enclosed artificial facilities and/or retention or detention facilities employed to convey or control the runoff of natural surface waters.
- DRIVE-THROUGH FACILITY
- A business or portion of a business occupying space which
by design of physical facilities or by service or packaging procedures
encourages or permits customers to receive a service or obtain a product
while remaining in their motor vehicle.[Added 2-25-1998]
- DRY-CLEANING DROPOFF
- An establishment used primarily to collect and distribute
articles or goods of fabric to be subjected to the process of dry
cleaning, dyeing or stain removal elsewhere. A dry-cleaning dropoff
may include equipment to press articles of fabric cleaned elsewhere.[Added 2-25-1998]
- A building used as the living quarters for one or more families, but not including a building of mixed use.
- DWELLING GROUP
- A group of two or more dwellings located on the same lot and having any yard or open space in common.
- DWELLING, ROW OR ATTACHED
- A one-family dwelling with party walls separating it from adjacent units on both sides.
- DWELLING, SEMIDETACHED
- A one-family dwelling separated by a party wall from only one adjacent dwelling.
- DWELLING UNIT
- A building, or entirely self-contained portion thereof, containing complete housekeeping facilities for only one family, including any domestic servants employed on the premises, having no enclosed space (other than vestibules, entrances or other hallways or porches) or cooking or sanitary facilities in common with any other "dwelling unit."
- ENCROACHMENT LIMIT
- The boundary of a maintenanceway easement adjacent to a drainage channel within which no building or structure shall be erected, or trees, bushes or other plantings planted or allowed to grow, which shall interfere with the maintenance of the drainage channel.
- ENFORCEMENT OFFICER (STORMWATER MANAGEMENT)
- The Commissioner of Public Works or other agent of the Town designated by the Town Board.
- An increase in floor area of an existing building or an increase in the area of land use for an existing open space use.
- The removal of sand, gravel, soil, including topsoil, or other natural deposits by stripping, digging or other means.
- An increase in the amount of existing floor area used for an existing use in an existing building.
- FALL-DOWN ZONE
- The radius around a tower within which all portions of the
tower and antenna(s) would fall in the event of a structural failure
of the tower.[Added 7-23-1997 by L.L. No. 5-1997]
- A. One of the following:
- (1) Not more than three persons occupying a dwelling unit; or
- (2) Four or more persons occupying a dwelling unit, each of whom is related to all of the others by blood, marriage, or legal adoption, plus not more than two additional unrelated individuals; or
- (3) A functional family unit: four or more persons occupying a dwelling unit as the functional equivalent of a "natural family" with respect to those characteristics that are consistent with the purposes of zoning restrictions in residential neighborhoods, and who use all rooms and housekeeping facilities in common, plus not more than two additional unrelated individuals.[Amended 9-27-2012 by L.L. No. 9-2014]
- B. In determining whether individuals are living together as a functional family unit, the following criteria must be present:
- (1) The occupants share the entire dwelling unit and live and cook together as a single housekeeping unit. A unit in which the various occupants act as separate roomers may not be deemed to be occupied by a functional family unit.
- (2) The group is permanent and stable. Evidence of such permanency and stability may include:
- (a) The presence of minor dependent children regularly residing in the household who are enrolled in local schools and are cared for by one or more residents of the household;
- (b) Proof of the sharing of expenses for food, rent or ownership costs, utilities and other household expenses, and sharing in the storage and consumption of food;
- (c) Members of the household have the same address for purposes of voter registration, driver’s license, motor vehicle registration and filing of taxes;
- (d) Members of the household are employed in the area;
- (e) A showing that the household has been living together as a unit for a year or more whether in the current dwelling unit or other dwelling units;
- (f) There is common ownership of furniture and appliances among the members of the household; and
- (g) The group is not transient or temporary in nature.
- (3) Any other factor reasonably related to whether or not the group is the functional equivalent of a family.
[Amended 1-11-2006 by L.L. No. 1-2006]
- FAMILY CHILD CARE HOME
- Child care provided in a home. Such a use must conform to all the requirements regulating day care by the State of New York Department of Social Services.
- A parcel or contiguous parcels of land owned in a like manner, which in the aggregate contains five or more acres, which parcel or parcels are being used primarily for cultivation, pasture, husbandry or other customary agricultural purposes.
- The depositing of natural or artificial material that raises the existing grade of land or modifies the surface of waterbodies.
- FLOOR AREA
- The sum of the gross horizontal areas of the several floors of the building or buildings on a lot, measured from the exterior faces of exterior walls or from the center line of party walls separating two buildings.
- FLOOR AREA, LIVABLE
- All spaces within the exterior walls of a dwelling unit,
exclusive of garages, unheated breezeways, unheated porches, unheated
attics, and cellars. Livable floor area shall include all spaces not
otherwise excluded above, including, but not limited to, principal
rooms, utility rooms, bathrooms, all closets and hallways opening
directly into any rooms within the dwelling unit.[Amended 6-27-2007 by L.L. No. 11-2007]
- FLOOR AREA RATIO
- The floor area, in square feet, of all buildings on a lot divided by the area of such lot in square feet.
- FLOW ATTENUATION
- Prolonging the flow time of runoff to reduce the peak discharge.
- FLOW RATE
- The quantity of water which moves past a given point in an increment of time.
- FREESTANDING SIGN
- Any sign not attached to any building.
- FRONT or FACE (OF A BUILDING)
- One outer surface of a building as designated on the architectural drawings submitted for review to the appropriate board(s): the Planning Board, Board of Architectural Review or Zoning Board of Appeals.
- GARAGE, ATTACHED
- A private garage which is structurally attached to a principal
building by enclosed space. [Amended 11-25-2008 by L.L. No. 6-2008]
- 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, and which may include space for not more than one passenger vehicle used by others.
- GARDEN APARTMENTS
- A multiple dwelling, other than a group of townhouses, that is not more than two and one-half (2 1/2) stories in height and in which not more than four units share a common entrance.
- GENERAL EQUIPMENT RENTAL
- An establishment specializing in the rental of equipment
for home repair, yard care and other consumer needs. This use shall
exclude the rental of commercial construction equipment or vehicles.[Added 2-25-1998]
- GLARE, DIRECT
- Illumination beyond property lines caused by direct or specularly reflected rays from incandescent, fluorescent or arc lighting or from such high-temperature processes as welding or petroleum or metallurgical refining.
- GLARE, INDIRECT
- Illumination beyond property lines caused by diffuse reflection from a surface, such as a wall or roof of a structure.
- The alteration of the existing grade of land through excavation or filling.
- GROSS FLOOR AREA
- The total area devoted to the primary use of the principle structure, including storage areas and areas for employee services, such as rest rooms or lounge areas.
- HABITABLE ROOM
- A room having one or more windows opening directly on a street or yard, as required by the New York State Uniform Fire Prevention and Building Code of the Town, and designated to be used for living, sleeping, eating or cooking. Any floor space enclosed on four sides by permanent walls having a height from the floor of four feet or more shall be counted as a "habitable room." Neither a bathroom, toilet room vestibule or similar small passage or storage area, nor a cooking space or kitchen having an area of less than 100 square feet, shall be counted as a separate room.
- Thermal energy of a radioactive, conductive or convective nature.
- HEIGHT OF AN ACCESSORY STRUCTURE
- The vertical distance measured from the average finished grade at all foundation corners of the building or structure to the highest point of the building or structure, excluding the chimney.
- HEIGHT OF STRUCTURE
- The vertical distance to the highest point of the roof for flat roofs; to the deck line of mansard roofs; and to the average height between eaves and the ridge for gable, hip and gambrel roofs.
- HEIGHT OF TOWER OR COMMUNICATION FACILITY
- The height of ground-mounted towers or communication facilities
shall be determined by measuring the vertical distance from the average
finished grade of the facility's/tower's point(s) of contact with
the ground to the highest point of the tower/facility, including all
antennas or other attachments. The height of towers/facilities mounted
on buildings or other structures shall be determined by measuring
the vertical distance from the average finished grade of the building's/other
structure's point(s) of contact with the ground to the highest point
of the tower/facility, including all antennas or other attachments.[Added 7-23-1997 by L.L. No. 5-1997]
- HOME OCCUPATION
- An office or studio of one artist, dentist, doctor, musician, teacher, land planner, landscape architect, architect, surveyor, industrial designer, interior decorator, consultant, engineer, accountant, insurance agent, real estate agent, manufacturer's representative, lawyer or any similar occupation as determined by the Building Inspector, provided that such office or studio is incidental to the residential use of the premises and is carried out by the resident and not more than one nonresident assistant; shall occupy not more than 30% of the area of one floor of the principal building; and shall have no storage of inventory or products for sale associated with the occupation.
- A building used for the diagnosis, treatment or care of human ailments.
- A multiple dwelling used for the purpose of temporary overnight
accommodation of travelers for compensation but not for residential
purposes, which has a common entrance and a common heating system
and which is designed to accommodate more than 15 transient guests
and where additional services may be provided, such as a restaurant,
meeting rooms and recreational facilities (all of which are contained
within the main structure). Any facility in which only a portion of
the rooms access to the exterior shall be considered a motel.[Amended 8-10-1994 by L.L. No. 2-1994]
- Those adjustments to zoning district requirements listed in § 209-4 of Chapter 209, Incentive Zoning, of these regulations.
- INDUSTRIAL PARK
- A planned, coordinated development of a tract of land with two or more separate industrial buildings. Such development is planned, designed, constructed and managed on an integrated and coordinated basis with special attention given to on-site vehicular circulation, parking, utility needs, building design, orientation and open space.
- The keeping of more than three dogs that are more than four
months old for commercial or noncommercial purposes.[Amended 4-13-2005 by L.L. No. 4-2005]
- LAUNDRY, SELF-SERVE
- A business establishment providing clothes washers and dryers
for hire to be used by customers on the premises. Self-service dry-cleaning
facilities are not included in this definition.[Added 2-25-1998]
- Any picture, shape or drawing, with or without letters or words used to identify a product, service, business or organization and is graphically displayed on a sign face.
- Any parcel of land, not necessarily coincident with a lot or lots shown on a map of record, which is occupied or which is to be occupied by a building and its accessory buildings, if any, or by a group of buildings accessory thereto, if any, together with the required open spaces appurtenant to such building or group of buildings.
- LOT, CORNER
- A lot at the junction of, and abutting on, two or more intersecting streets, where the interior angle of intersection does not exceed 135º. A lot abutting a curved street shall be deemed to be a corner lot if the tangents to the curve at the points of intersection of the side lot lines with the street lines intersect at an interior angle of less than 135º.
- LOT, DEPTH
- The mean horizontal distance between the front and rear lot lines.
- LOT, FLAG
- A lot having a main (flag) portion, generally located behind
another lot or lots with frontage on a street, and a narrow strip
(pole) portion that connects the flag portion to a street and provides
access to the flag portion. In some instances, the flag portion of
a flag lot may have inaccessible (due to environmental, topographic
or other factors) frontage on a street, limiting vehicular access
to the pole portion of the lot.[Added 5-26-2004 by L.L. No. 10-2004]
- LOT, INTERIOR
- A lot other than a corner lot.
- LOT LINE
- Any boundary of a lot other than a street line.
- LOT LINE, FRONT
- Any lot line along a street, or any lot line on a flag lot
determined during subdivision review by the Planning Board to be a
front lot line.[Amended 5-26-2004 by L.L. No. 10-2004]
- LOT LINE, PRIMARY FRONT
- Where a lot abuts upon more than one street, the narrowest
frontage shall be the primary front lot line.[Added 5-26-2004 by L.L. No. 10-2004]
- LOT LINE, REAR
- The lot line generally opposite to the front lot line, or
opposite to the primary front lot line if the lot abuts more than
one street; if the rear lot line is less than 10 feet in length, or
if the lot comes to a point in the rear, the rear lot line shall be
deemed to be a line not less than 10 feet long lying within the lot
and parallel to the front lot line. In the event that the front lot
line is a curved line, then the rear lot line shall be assumed to
be a line not less than 10 feet long, lying within the lot and parallel
to a line tangent to the front lot line at its midpoint.[Amended 5-26-2004 by L.L. No. 10-2004]
- LOT LINE, SIDE
- Any lot line which is not a front lot line or a rear lot line.
- LOT, THROUGH
- An interior lot having frontage on two streets.[Amended 9-24-2003 by L.L. No. 16-2003]
- LOT WIDTH
- The horizontal distance across the lot between side lot lines,
measured at the required front setback line.[Amended 6-27-2007 by L.L. No. 11-2007]
- MAJOR SUBDIVISION
- Any subdivision which is not a minor subdivision, a one-lot subdivision, a lot line adjustment or a resubdivision.
- Any process whereby the nature, size or shape of articles or raw materials are changed, or where articles are assembled.
- MESSAGE SIGN
- Any nonidentification sign expressing the position, opinion or philosophy of the owner or occupant of the subject property regarding political, religious, social or economic causes.
- MINOR SUBDIVISION
- A subdivision of less than three lots and not involving a planned development, addition of any new streets or extension of any public utility or other public facility.
- MIXED OCCUPANCY
- Occupancy of a building in part as the living quarters for one or more families and in part for some other use not accessory thereto. For the purpose of determining off-street parking requirements, those parts of such buildings used as living quarters shall be considered as dwellings.
- A multiple dwelling or multiple dwelling group not over two
stories in height and used for the temporary overnight accommodation
of travelers for compensation but not for residential purposes and
where additional services may be provided, such as a restaurant, meeting
rooms and recreational facilities. The exit for each unit or sleeping
room shall lead directly to the exterior. The term shall include,
but not be limited to, motor courts, tourist courts, tourist cabins,
motor inns and motor hotels.[Amended 8-10-1994 by L.L. No. 2-1994]
- NEIGHBORHOOD DRY-CLEANING FACILITY
- An establishment at which garments and other fabric or leather
goods are cleaned through the use of PERC-based, petroleum-based or
other solvents typically used in the dry-cleaning industry. Dry-cleaning
facilities as defined here include only those whose purpose is to
serve the surrounding neighborhood. Large, bulk dry-cleaning or laundering
establishments servicing primarily dry-cleaning dropoff establishments
or commercial accounts are not included in this definition.[Added 2-25-1998]
- NONCONFORMING BUILDING
- A building which contains a use permitted in the district in which it is located, but which does not conform to the district regulations for lot area, width or depth; front, side or rear yards; maximum height, lot coverage; or minimum livable floor area per dwelling unit.
- NONCONFORMING USE
- A use, whether of a building or tract of land, or both, existing on the effective date of these regulations which does not conform to the use regulations of the district in which it is located.
- NURSING OR CONVALESCENT HOME
- A state-licensed residential care facility in which nursing care and medical services are performed under the general direction of persons licensed to practice in the State of New York, for the accommodation of convalescent or other persons who are not in need of hospital care but who do require, on a twenty-four-hour basis, nursing care and related medical services. This definition shall include skilled nursing facilities, intermediate care facilities and nursing facilities.
- When a communication facility is no longer in use for the
originally intended purpose or remains unused for its intended purpose
for a period of more than 12 consecutive months due to a change in
technology or by any fault of the Communication Facility owner.[Added 7-23-1997 by L.L. No. 5-1997]
- OFFICE PARK
- A planned, coordinated development of a tract of land with two or more separate buildings. Such development is planned, designed, constructed and managed on an integrated and coordinated basis with special attention given to on-site vehicular circulation, parking, utility needs, building design and orientation, and open space.
- OFF-SITE STORMWATER MANAGEMENT
- The design and construction of a facility necessary to control stormwater from one or more developments where the facility is not necessarily situated on a specific development site.
- ON-SITE STORMWATER MANAGEMENT
- The design and construction of systems necessary to control stormwater within a development.
- OPEN DRAINAGE
- A network of natural streams, constructed channels and ditches employed to convey the runoff of natural surface waters.
- OUTDOOR FURNACE
- Any equipment, device or apparatus, or any part thereof,
which is installed, affixed or situated outdoors for the primary purpose
of combustion of fuel to produce heat or energy and used as a component
of a heating system to provide heat for any interior space.[Added 4-25-2007 by L.L. No. 5-2007]
- Any individual, partnership, association, corporation, estate or trust, as well as all officers, agents, servants, employees or others acting for any of the same, and shall be taken as applying in the singular or plural as the case may require.
- POLITICAL SIGN
- Any sign which by its content promotes or supports a candidate or candidates for any public office or which advocates a position on an upcoming ballot proposition(s).
- PORTABLE SIGN
- Any temporary freestanding sign which can be disassembled and moved by one person or one which is on wheels and can be trailered or towed from one location to another.
- PRINCIPAL BUILDING
- A building in which is conducted the main or principal use of the lot on which said building is located.
- PROJECTING SIGN
- Any sign which projects from the exterior of any building.
- PUBLIC GARAGE or REPAIR GARAGE
- Any garage, other than a private garage or vehicle service station, which is used for storage, repair, rental, greasing, washing, servicing, adjusting or equipping of automobiles or other motor vehicles.
- PUBLIC WATER or PUBLIC SEWER
- Sewage disposal and water supply systems approved by the Town Board for municipal operation.
- 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.
- RESEARCH LABORATORY
- A building for experimentation in pure or applied research, design, development and production of prototype machines or devices, or of new products, and uses accessory thereto, wherein products are not manufactured primarily for wholesale or retail sale, wherein commercial servicing or repair of commercial products is not performed, and where there is no display of any materials or products.
- RESERVOIR SPACE
- A temporary storage space, exclusive of street area or required parking spaces, for a vehicle waiting for service or admission.
- RETENTION BASIN
- Any permanent structure that provides for the storage of runoff by means of a permanent pool of water.
- A business establishment or an area within a business establishment,
specializing in the preparation of food items in individual- or multiple-serving
portions which are intended for on-premises, take-out or delivered
consumption by customers without the necessity of preparation by the
customer. Included in this definition are full-service restaurants,
pizzerias, cafes, coffee shops, donut shops, bagel shops, ice cream
shops, fast-food restaurants, take-out restaurants, delivery restaurants,
buffet-style restaurants, cafeterias and similar establishments. Specialty
food stores may also be included in this definition if a determination
is made that a substantial portion of their business is generated
from individual-portion sales.[Amended 2-25-1998]
- Any structure, or part thereof, or any device attached to, painted on or represented on a building or other structure, upon which is displayed or included any letter, work, model, banner, flag, pennant, insignia, decoration, device or representation used as, or which is in the nature of an announcement, direction, advertisement or other attention-directing device. A "sign" shall not include a similar structure or device located within a building except for illuminated signs within show windows. A "sign" includes any billboard, but does not include the flag, pennant or insignia of any nation or association of nations, or of any state, city or other political unit, or of any political, charitable, educational, philanthropic, civic, professional, religious or like campaign, drive, movement or event. A "sign" shall also include any material or structure or part thereof composed of lettered or pictorial matter, or upon which lettered or pictorial matter is placed which is on the exterior of any vehicle other than delivery or service vehicles garaged on the premises or other object located on the same zoning lot as a building, and which lettered or pictorial matter is designed to serve as a sign for the nature of the business, the goods sold or services rendered on the premises and the price thereof or any or all of them.
- SIGN, ADVERTISING or BILLBOARD
- A sign which directs attention to a business, commodity, service or entertainment conducted, sold or offered elsewhere than upon the same zoning lot.
- SIGN, FLASHING
- A moving or animated sign or any illuminated sign on which the artificial or reflected light is not maintained stationary and constant in intensity or color at all times when in use. Any revolving illuminated sign shall be considered a "flashing sign."
- SIGN, ILLUMINATED
- Any sign designed to give forth any artificial light, or designed to reflect light, from one or more sources, natural or artificial.
- SIGN PLAN
- A plan illustrating all proposed signs in relation to structures, buildings, parking areas, internal roads, entrances, exits, yard areas or any other feature of a parcel or proposed development, showing the number, size, description, color and location of all signs.
- SIGN, SIZE OF
- The area which results by enclosing the outside dimensions of a sign, not including the supports which may affix the sign to the ground or to a structure or building. Where the sign consists of individual letters or symbols attached to or painted on a building, the area shall be considered to be that of the smallest rectangle which encompasses all of the letters or symbols.
- SMALL ENGINE SALES
- The sale of lawnmowers, snowmobiles, motorcycles and similar
small-engine machines within a fully enclosed structure. Maintenance
and repair services shall take place only as accessory services to
sales operations located on the same premises and shall take place
only within a fully enclosed building. Motor vehicles and boats are
excluded from this definition.[Added 2-25-1998]
- SOLAR ENERGY
- Radiant energy (direct, diffuse and reflected) received from
the sun.[Added 5-13-2015 by L.L. No. 3-2015]
- SOLAR ENERGY SYSTEM
- Any solar collector or other solar energy device, or any
structural design feature, mounted on a building or on the ground,
and whose primary purpose is to provide for the collection, storage
and distribution of solar energy for space heating or cooling, for
water heating or for electricity.[Added 5-13-2015 by L.L. No. 3-2015]
- SPECIALTY FOOD STORE
- A retail store specializing in bulk sales of a specific type
or class of foods, such as a bakery, butcher, delicatessen, fish market
or gourmet food store. On-premises seating is generally not provided.
A use fitting the definition of a specialty food store may be classified
as a restaurant, based on the amount of individual-portion sales generated
by the proposed use.[Added 2-25-1998]
- STORMWATER MANAGEMENT
- Any means of quantitative control, such as a system of vegetative and structural measures that control the increased volume and rate of surface runoff caused by man-made changes to the land; any means of qualitative control, such as a system of vegetative, structural and other measures that reduce or eliminate pollutants that might otherwise be carried by surface runoff; and conforms to the criteria set forth in the New York Guidelines for Urban Erosion and Sediment Control.
- That part of any building, exclusive of cellars but inclusive of basements, comprised between the level of one finished floor and the level of the next higher finished floor, or, if there be no higher finished floor, then that part of the building comprised between the level of the highest finished floor and the top of the roof beams.
- Any road, avenue, lane, alley or other way which is an existing public way or which is shown on an approved plat or any private right-of-way or easement approved by the Town Board.
- STREET LINE
- The dividing line between a lot and a street.
- The removal of overburden, topsoil, soil, vegetation or other natural material from land.
- STRUCTURAL ALTERATION
- Any change in the supporting members of a building, such as beams, columns or girders.
- Anything constructed or erected which requires location on the ground or attachment to something having such location, but not including a trailer.
- SUBSTANTIAL DEMOLITION
- A building is considered to be substantially demolished when
demolition equals or exceeds 50% of the ground area covered by any
roofed part of the building, including cantilevers but excluding roof
eaves.[Added 6-27-2007 by L.L. No. 11-2007]
- SURFACE WATER
- That portion of natural precipitation which moves across the land surface via channels, ditches, etc., to permanent watercourses.
- SWIMMING POOL, NONCOMMERCIAL
- Any structure intended for swimming or recreational bathing
that contains water over 24 inches (610 mm) deep. This includes in-ground,
aboveground and on-ground swimming pools, hot tubs and spas. Such
noncommercial swimming pool shall not be operated for gain and shall
be located on a lot only as an accessory use to the dwelling or dwellings
thereon.[Amended 11-14-2007 by L.L. No. 12-2007]
- SWIMMING POOL, CLUB
- A swimming pool, together with accessory buildings and appurtenances, which swimming pool does not constitute an accessory use to a dwelling and which is owned and operated by a nonprofit organization for use of its members and guests on a nonprofit basis.
- SWIMMING POOL, COMMERCIAL
- A swimming pool which does not constitute an accessory use to a dwelling and which is open to the general public on a commercial or profit-seeking basis.
- TEMPORARY COVER
- A vegetative material or stable mulch.
- TELEVISION BROADCAST SERVICE ANTENNA
- Traditional antennas used to receive over-the-air transmissions
of television signals, such as transmissions from local affiliates
of national television networks.[Added 7-23-1997 by L.L. No. 5-1997]
- The natural surface layer of an undisturbed soil's area, usually darker than the underlying layer, ranging in organic matter content from 2% to 50% and which may range in texture from loamy fine sand to clay.
- A structure of more than 15 feet and designed to support
antennas. It includes, without limit, freestanding towers, monopoles
and similar structures which do or which do not employ camouflage
technology.[Added 7-23-1997 by L.L. No. 5-1997]
- The Town of Brighton.
- One of several units in a building, which unit is designed for and occupied exclusively as a home or residence for not more than one family living independently of any other family, separated from other units by a ground-to-roof party wall or walls.
- A graphic representation registered for the exclusive use by a firm to identify a product, service or activity and which is graphically displayed on a sign face.
- Any vehicle mounted on wheels, movable either by its own power or by being drawn by another vehicle, and equipped to be used for living or sleeping quarters or so as to permit cooking, such as but not limited to camping trailers, recreational vehicles and self-contained motorized homes. The term "trailer" shall include vehicles if mounted on temporary or permanent foundations with the wheels removed.
- A living perennial, woody plant, its branches, its root system,
its trunk, whose trunk is greater than five inches in diameter at
a height of four feet above the ground and whose full height reaches
a minimum of 12 feet.[Added 11-14-2001 by L.L. No. 8-2001]
- USABLE OPEN SPACE
- All unenclosed portions of the ground of a lot which is not devoted to driveways or parking spaces, which is free of structures of any kind, of which not more than 25% is roofed for shelter purposes only, the minimum dimension of which is 40 feet, and which is available and accessible to all occupants of the building or buildings on the said lot for purposes of active or passive outdoor recreation.
- The specific purpose for which land or a building is designed, arranged or 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.
- USE, ACCESSORY
- A use customarily incidental and subordinate to the main use on a lot, whether such "accessory use" be conducted in a principal or accessory building.
- VIDEO PROGRAMMING RECEPTION DEVICE
- Antennas or dishes used for end-user reception of video programming.
This definition is limited to multipoint distribution service (MDS),
multichannel multipoint distribution service (MMDS), local multipoint
distribution service (LMDS), instructional television fixed service
(ITFS) and direct broadcast satellite (DBS) dishes or antennas and
all accessory equipment (poles, towers, wires, fasteners, etc.) needed
for their use. This definition does not include television broadcast
service (TVBS) antennas or antennas used in whole or in part for broadcasting
(except for those antennas or dishes which require broadcasting of
a signal solely for the purpose of programming selection, such as
some MMDS antennas) or any other type of antenna or dish not listed
here.[Added 7-23-1997 by L.L. No. 5-1997]
- VEHICLE SERVICE STATION
- Any area of land, including structures thereon, that is used primarily for the sale of gasoline or other motor-vehicle fuel; accessory uses may include the sale of oil, other lubricating substances or motor vehicle accessories, or facilities for lubricating, washing, the incidental replacement of parts, or for motor service to passenger automobiles or trucks, but shall not include general repair, rebuilding or reconditioning of engines, motor vehicles or trailers, or collision service, body repair, frame-straightening, painting or upholstering.
- Any natural or artificial stream, river, creek, ditch, channel, canal, conduit, culvert, drain, waterway, gully, ravine or wash, in and including any area adjacent thereto which is subject to inundation by reason of overflow of floodwater.
- WATERCOURSES, PRIMARY
- Those watercourses with a tributary drainage area between 20 square miles and four square miles.
- WATERCOURSES, SECONDARY
- Those watercourses with a tributary drainage area of between one and four square miles.
- WATERCOURSES, TERTIARY
- Those watercourses with one square mile or less of tributary drainage area.
- The total drainage area contributing runoff to a single point.
- WATER TABLE
- The level below which the soil is saturated with water.
- Lands and submerged lands commonly called "swamps" or "marshes" which support aquatic or semiaquatic vegetation, plants or brush.
- WINDOW SIGN, PERMANENT
- Any window sign other than a temporary window sign that is permanently painted or otherwise affixed to a window or door.
- WINDOW SIGN, TEMPORARY
- Any sign that is affixed to the inside of a window directing attention to a special event, announcement or sale, and said sign shall not be displayed for more than 30 days.
- An area of one or more acres of vegetation, the majority
of which is classified as woody plants whose trunks are greater than
three inches in diameter at a height of three feet above the ground
and whose full height reaches a minimum of six feet.[Amended 11-14-2001 by L.L. No. 8-2001]
- That portion of a lot extending open and unobstructed from the ground upward.
- YARD, FRONT
- An unoccupied ground area, fully open to the sky, between
the front lot line and a line drawn parallel thereto along the front
of the building, extending from lot line to lot line.[Amended 5-26-2004 by L.L. No. 10-2004]
- YARD LINE
- A line drawn parallel to a street or lot line at a distance therefrom equal to the respective yard dimension required by these regulations.
- YARD, REAR
- An unoccupied ground area, fully open t the sky, between the rear lot line and a line drawn parallel thereto along the rear of the building, extending from lot line to lot line.
- YARD, SIDE
- An unoccupied ground area, fully open to the sky, between
any lot line other than a front or rear lot line, and a line drawn
parallel thereto along the side of the building between the front
and rear yards.[Amended 5-26-2004 by L.L. No. 10-2004]
- YARD, REQUIRED
- Any yard measured between a line drawn parallel to a street or lot line at a distance therefrom equal to the respective yard dimension required by these regulations.
The Drainage Study is on file in the Department of Public Works office.
In their interpretation and application, the provisions of these regulations shall be held to be the minimum requirements adopted for the promotion of the public health, safety, comfort, convenience and general welfare. Except where specifically provided to the contrary, it is not intended by these regulations to repeal, abrogate, annul or in any way to impair or interfere with any rules, regulations or permits previously adopted or issued, or which shall be adopted or issued pursuant to law, relating to the use of buildings, structures, shelter or premises; nor is it intended by these regulations to interfere with or abrogate or annul any easements, covenants or other agreements between parties; provided, however, that where these regulations imposes a greater restriction upon the use of a building or premises, or requires larger open spaces than are imposed or required by any other statute, ordinance, rule, regulation or permit, or by any easement or agreement, the provisions of these regulations shall control.
The Town of Brighton is hereby divided into the following zoning districts:
The boundaries of the said districts are hereby established as shown on the Zoning Map, Town of Brighton, dated concurrent with the date of adoption of these regulations, which accompanies, and which, will all explanatory matter thereon, is hereby adopted and incorporated into these regulations and shall be as much a part hereof as if fully set forth and described herein. A copy of said map, indicating the latest amendments, shall be kept up-to-date in the offices of the Building and Planning Department for the use and benefit of the public.
In determining the boundaries of districts shown on the map, the following rules shall apply:
Where district boundaries are indicated as approximately following the center lines of streets, highways, waterways or railroad rights-of-way, or such lines extended, such center lines shall be construed to be such boundaries.
Where such boundaries are indicated as approximately following the property lines of parks or other publicly owned lands, such lines shall be construed to be such boundaries.
In all cases where a district boundary divides a lot in one ownership, and more than 50% of the area of such lot lies in the less restricted district, the regulations prescribed by these regulations for the less restricted district shall apply to such portion of the more restricted portion of the said lot which lies within 30 feet of such district boundary. For purposes of this section, the more restricted district shall be deemed that district subject to regulations which prohibit the use intended to be made of said lot, or which require higher standards with respect to coverage, yards, screening, landscaping and similar requirements.
Editor's Note: Former Subsection A(3), regarding interpretation of district boundaries running parallel to streets, was repealed 11-25-2008 by L.L. No. 6-2008. This local law also redesignated former Subsection A(4) through (7) as Subsection A(3) through (6), respectively.
In all cases where a district boundary line is located not farther than 15 feet away from a lot line of record, such boundary line shall be construed to coincide with such lot line.
In all other cases where dimensions are not shown on the map, the location of boundaries shown on the map shall be determined by the use of a graphic scale on the Zoning Map.
Where any street or other public way is abandoned in the manner authorized by law, the zoning district adjoining each side of such street or public way shall be automatically extended to the center of the former right-of-way and all of the area included in the abandonment area shall then be subject to all regulations of the extended districts.
In the event that none of the above rules are applicable or there is still uncertainty, the location of such boundary, unless the same is indicated by the dimension on the map, shall be determined by the Building Inspector.
Following the effective date of these regulations:
No building shall be erected, moved, altered, rebuilt or enlarged, nor shall any land or building be used, designed or arranged to be used for any purpose or in any manner except in conformity with all regulations, requirements and restrictions specified in these regulations for the district in which such building or land is located.
No yard or open space required in connection with any building or use shall be considered as providing a required open space for any other building on the same or any other lot.
No lot shall be formed from part of a lot already occupied by a building unless such building, all yards and open spaces connected therewith, and the remaining lot comply with all requirements prescribed by these regulations for the district in which said lot is located. No building permit shall be issued for the erection of a building on any new lot thus created unless such building and lot comply with all the provisions of these regulations.
Nothing contained in these regulations shall prevent the construction of a building or other structure which is made nonconforming by these regulations or subsequent amendments hereto for which a building permit has been lawfully issued, provided that either:
Construction of the foundation shall have commenced prior to the effective date of these regulations and construction thereafter is diligently prosecuted.
The Zoning Board of Appeals makes a finding that substantial expenditures have been made or substantial financial obligations incurred for such nonconforming building or structure prior to the effective date of these regulations.
These regulations shall not be construed as to limit or interfere with the dedication, development or use of any land or building for public parks, public playgrounds or public schools required for compulsory education, nor with the use of land or buildings owned and occupied by the United States Government, the State of New York, the County of Monroe or the Town of Brighton, and used for governmental purposes; nor, upon the obtaining of any necessary permit therefor, with the construction, installation, operation and maintenance for public utility purposes of water or gas pipes, mains or conduits, electric power transmission lines, telephone or telegraph lines, oil pipelines or sewers; nor with any highway railroad right-of-way existing or hereafter authorized by the State of New York, County of Monroe or Town of Brighton. These exceptions, however, shall not be interpreted to permit yards, garages or other buildings for service or storage by said public utilities unless otherwise permitted by these regulations in appropriate districts.
Any use not permitted by these regulations shall be deemed to be prohibited.
[Added 4-23-2008 by L.L. No. 4-2008]
For a lot divided by one or more municipal boundary lines, the following shall apply in addition to any other requirements of the Code:
The area of the Brighton portion of the lot shall be used for determination of the maximum development of the Brighton portion of the lot permitted by the applicable zoning regulations.
Where the zoning of the Brighton portion of the lot allows single-family detached dwellings, the use of the lot for single-family detached dwelling development shall be limited to one dwelling per lot.
Any use of the lot other than a single-family detached dwelling shall meet the following requirements in addition to any other requirements of the Code:
Pavement and accessory buildings shall not be allowed on the Brighton portion of the lot unless a principal building, or part thereof, is located on the Brighton portion.
The number of parking spaces allowed on the Brighton portion of the lot shall be no more than the number required by § 205-12 and/or by § 205-14 of the Comprehensive Development Regulations for the gross floor area of the principal buildings, or portions thereof, constructed on the Brighton portion of the lot. All other requirements of the Comprehensive Development Regulations for parking shall be met.
Except for enclosed parking as required for certain uses in § 205-12 of the Comprehensive Development Regulations, the aggregate floor area of accessory buildings allowed on the Brighton portion of the lot shall not exceed the lesser of:
All other requirements of the Comprehensive Development Regulations for accessory buildings shall be met.
Construction of parking areas and accessory buildings:
Permits for the construction of parking areas or accessory buildings on the Brighton portion of the lot shall only be issued subsequent to the issuance of a permit for the construction of the proposed principal building(s) required by Subsection D(1),(2) and/or (3), above.
If a certificate of occupancy for a principal building required by this section is not issued within one year of the date of issuance of its building permit, the Town may require the removal of associated parking areas and accessory buildings constructed in Brighton and require the restoration of the disturbed areas.
[Added 11-25-2008 by L.L. No. 6-2008]
Pursuant to 6 NYCRR Part 17, Section 617.4(a)(2), the following list of actions and projects has been identified by the Town as being likely to require the preparation of an environmental impact statement, and was adopted on November 12, 1997, and amended on November 25, 2008, to amend the State Environmental Quality Review Act (SEQRA) list of Type I actions. The following actions are Type I if they are to be directly undertaken, funded or approved by the Town (including its employees, agents, boards and officers):
All those actions designated as Type I actions by 6 NYCRR Part 617, Section 617.4(b).
Physical alteration of 10 or more acres occurring within sites listed in the Town of Brighton Open Space Index Update.
The acquisition, sale, lease, annexation or transfer of 10 or more contiguous acres of land by a state or local agency.
The construction of new residential units that meet or exceed the following thresholds:
Five units not to be connected (at commencement of habitation) to existing community or public water and sewage systems, including sewage treatment works.
Fifty units to be connected (at commencement of habitation) to existing community or public water and sewage systems, including sewage treatment works.
The adoption of changes in the allowable uses within any zoning district, affecting 10 or more acres of the district.
A project or action that meets or exceeds any of the thresholds in this section and that occurs or lies partially in the Town of Brighton and partially in another municipality.
Any unlisted action that exceeds 25% of any threshold in this section, occurring wholly or partially within or substantially contiguous to any navigable waterway.
Any structure exceeding 100 feet above original ground level.
Any action which will result in the disturbance of one or more acres of state wetlands, of one or more acres of federal wetlands, or of one or more acres of federally designated one-hundred-year floodplains.