City of Tonawanda, NY: zoning for new construction

Single-Family Residence District - The 7,500 sq ft is stated per dwelling unit, so a two-family here needs 15,000. No side yard may be less than 10% of the lot width or five feet, whichever is larger, and none need exceed ten feet.

• On a 60 ft lot the least side yard is six feet and on a 100 ft lot ten
• The two side yards together must total at least 25% of the lot width, capped at 25 ft
• A single-family house with an attached garage must keep at least five feet on each side regardless
• The rear yard is 25% of the lot depth and never less than 25 ft
• A building need not stand back further than the average of the buildings within 150 ft either way, and in a residential district not less than that average, though nothing forces more than 50 ft
• Attached dwellings are a separate and easier regime: a flat 4,000 sq ft on a 35 ft width with a 20 ft front yard and a 25 ft rear, and no side yard where two dwellings meet on a common line

General Residence District - The lot minimum is additive and the 4,000 sq ft buys the first unit only: each additional dwelling unit costs a further 2,000 sq ft, so a duplex needs 6,000 and a four-unit building 10,000.

• Lot width works the same way, 50 ft for the first unit plus six feet for each one after
• No side yard may be less than 10% of the lot width or five feet, whichever is larger, and none need exceed ten feet, so on a 60 ft lot the least is six feet
• The two side yards together must total at least 25% of the lot width, capped at 25 ft
• The rear yard is 25% of the lot depth and never less than 25 ft
• A building need not stand back further than the average of the buildings within 150 ft either way, and in a residential district not less than that average, though nothing forces more than 50 ft
• Attached dwellings are a separate and easier regime: a flat 4,000 sq ft on a 35 ft width with a 20 ft front yard and a 25 ft rear, and no side yard where two dwellings meet on a common line

Residential-Restricted Business District - The lot minimum is additive and the 6,000 sq ft buys the first unit only: each additional dwelling unit costs a further 2,500 sq ft, so a duplex needs 8,500. Width is 50 ft for the first unit plus six feet for each one after.

• No side yard may be less than 10% of the lot width or five feet, whichever is larger, and none need exceed ten feet, so on a 60 ft lot the least is six feet
• The two side yards together must total at least 25% of the lot width, capped at 25 ft
• The rear yard is 25% of the lot depth and never less than 25 ft
• A principal building that is not a dwelling takes a 15 ft side yard, or half the height of the building if that is greater
• A building need not stand back further than the average of the buildings within 150 ft either way, and in a residential district not less than that average, though nothing forces more than 50 ft
• Attached dwellings are a separate and easier regime: a flat 4,000 sq ft on a 35 ft width with a 20 ft front yard and a 25 ft rear, and no side yard where two dwellings meet on a common line

Neighborhood Shopping District - No side yard is required between commercial lots, but any side yard actually provided must be at least five feet. The 20 ft front yard deepens to 25 ft where off-street parking is provided in it.

• A side yard used for vehicular ingress or egress must be at least 12 ft, and one used for both at least 25 ft
• Against a lot in a residential district the side yard becomes 30 ft or the height of the building, whichever is greater, and the rear yard likewise
• No lot area, lot width or height is set for a non-residential use: the lot is sized by the yard, open space and off-street parking requirements
• Where a dwelling is permitted the lot minimum is 6,000 sq ft for the first unit plus 2,500 for each additional, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft

Neighborhood Shopping District - The chapter sets no front yard for this district at all, and that is a gap in the drafting rather than a zero, so confirm it with the City before siting a building.

• No side yard is required between commercial lots, but any side yard actually provided must be at least five feet
• A side yard used for vehicular ingress or egress must be at least 12 ft, and one used for both at least 25 ft
• Against a lot in a residential district the side yard becomes 30 ft or the height of the building, whichever is greater, and the rear yard likewise
• No lot area, lot width or height is set for a non-residential use: the lot is sized by the yard, open space and off-street parking requirements
• Where a dwelling is permitted the lot minimum is 6,000 sq ft for the first unit plus 2,500 for each additional, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft

Central Retail District - No front yard is required at all here and no side yard between commercial lots, which together are what let a continuous downtown retail frontage exist.

• Any side yard actually provided must be at least five feet, 12 ft if used for vehicular ingress or egress and 25 ft for both
• Against a lot in a residential district the side yard becomes 30 ft or the height of the building, whichever is greater, and the rear yard likewise
• No lot area, lot width or height is set for a non-residential use: the lot is sized by the yard, open space and off-street parking requirements
• Where a dwelling is permitted the lot minimum is 6,000 sq ft for the first unit plus 2,500 for each additional, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft

General Commercial Services District - The 20 ft front yard deepens to 25 ft where off-street parking is provided in it. No side yard is required between commercial lots, but any side yard actually provided must be at least five feet.

• A side yard used for vehicular ingress or egress must be at least 12 ft, and one used for both at least 25 ft
• Against a lot in a residential district the side yard becomes 30 ft or the height of the building, whichever is greater, and the rear yard likewise
• No lot area, lot width or height is set for a non-residential use: the lot is sized by the yard, open space and off-street parking requirements
• Where a dwelling is permitted the lot minimum is 6,000 sq ft for the first unit plus 2,500 for each additional, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft

Manufacturing District - The 20 ft front yard rises to 50 ft where the building is opposite one or more lots in a residential district. The 10 ft side and rear yards apply between industrial lots, and both rise to 50 ft where the lot abuts a residential district boundary.

• No lot area, lot width or height is set for a non-residential use: the lot is sized by the yard, open space and off-street parking requirements
• Where a dwelling is permitted the lot minimum is 6,000 sq ft for the first unit plus 2,500 for each additional, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft

Light Industrial District - The 20 ft front yard rises to 50 ft where a building stands opposite a lot in any R district, and the 10 ft side and rear yards, which apply between industrial lots, rise to 50 ft where the lot abuts a residential district boundary.

• Where a dwelling is permitted the lot needs 6,000 sq ft for the first unit plus 2,500 sq ft for each additional unit, on 50 ft of width plus six feet per additional unit
• An attached dwelling takes a flat 4,000 sq ft on 35 ft of width

Spaulding Commerce Park District - Every yard here is priced by the neighbour: the 20 ft front yard becomes 30 ft where parking sits in front, and 50 ft where the site faces a residential district or use.

• The 10 ft side yard becomes 35 ft for a commercial use or 50 ft for an industrial one against residential land, and falls to nothing where two commercial uses share a parking lot
• The 10 ft rear yard becomes 30 ft or 50 ft on the same test
• A further ten feet around the perimeter must be given over to a publicly accessible linear park, built and maintained by the owner under an access easement, on top of every yard above
• The 35 ft height rises to 45 ft for a decorative peak or facade, and the 75% cap counts buildings, parking and every other impervious surface
• No minimum lot area and no minimum lot width are set, though the code says lots under 100 ft are strongly discouraged
• Residential use, outdoor storage, truck terminals, mini-storage, junkyards, cellular towers, car sales and adult uses are all prohibited outright