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Clarence Town City Zoning Code

ARTICLE IV

A-FZ Agricultural Flood Zone

§ 229-26 Intent.

Agricultural zoning districts are intended to accommodate primarily agricultural operations and associated low-density residential development. Lot size and density is primarily determined by soil quality and the location of the Black Creek Density Floodway (BCDF). The intent of this district is to maintain a rural boundary, preserving agricultural and forested areas of Clarence.

§ 229-27 Permitted uses.

Agricultural operations.
Single-family homes.
Two-family homes.
[Amended 2-14-2007 by L.L. No. 1-2007]
Modular homes.
Golf courses.
Churches (under 10,000 square feet).
Parks.
Playgrounds.
Public utility facilities.
Home occupations.
Riding academies.
Cemeteries.
Greenhouses or nurseries.
Schools.

§ 229-28 Uses permitted with a special exception use permit.

Bed-and-breakfast inns.
Expanded home occupations.
Rooming or boarding houses.
Churches (over 10,000 square feet).
Telecommunications towers (Chapter 173 of the Code of the Town of Clarence).
Beauty salons or parlors.
Secondary living units.
[Added 2-14-2007 by L.L. No. 1-2007]

§ 229-29 Lot area provisions.

[Amended 2-14-2007 by L.L. No. 1-2007]
Lots platted prior to March 9, 2005 shall be a minimum of 32,670 square feet for single-family lots and one acre for two-family lots, subject to increase by the Erie County Health Department.
All lots within the Black Creek Density Floodway must meet the requirements of the Flood Damage Prevention Law (Chapter 107 of the Code of the Town of Clarence).
All lots platted after March 9, 2005 shall adhere to the following lot size provision:
Minimum: 1.33 acres for single-family lots and 2.66 acres for two-family lots, subject to increase by the Erie County Health Department.
All lots located within the Black Creek Density Floodway shall conform to the requirements of the Flood Damage Prevention Law (Chapter 107 of the Code of the Town of Clarence).

§ 229-30 Lot width.

All lots located within the Black Creek Density Floodway must meet the minimum requirements of the Flood Damage Prevention Law (Chapter 107 of the Code of the Town of Clarence).
All single-family lots must front along a minimum of 150 feet of publicly dedicated right-of-way. All two-family lots must front along a minimum of 200 feet of publicly dedicated right-of-way.
Minimum lot width at building line: 150 feet for single-family homes; 200 feet for two-family homes.
Exception: Lot widths for lots platted prior to the date of adoption of this chapter shall be of sufficient width to accommodate a home and required side yard setbacks in accordance with the Flood Damage Prevention Law, Chapter 107 of the Code of the Town of Clarence.

§ 229-31 Setbacks.

Setbacks. Setbacks shall be equal to the average setbacks for principal buildings on the same side of the street within 500 feet. Building and street facades shall extend parallel to front property lines. The Zoning Board of Appeals shall determine frontage for irregularly shaped lots.
Where there are no such buildings, minimum setbacks shall be as follows:
Front: 45 to 200 (maximum) feet.
Side: 15 feet.
Rear: 45 feet.
No front yard setback line established by the Code Enforcement Officer may vary more than 10 feet except upon application and approval of the Zoning Board of Appeals.
Side yards which abut a public or private street shall have the same minimum setback as the front yard setback. Minimum side yards for side load garages shall extend no closer than 28 feet to the side lot line. There shall be a minimum of a three-foot setback requirement from any lot line along a driveway for required drainage.

§ 229-32 Building size.

The minimum building size for principal structures shall be 1,000 square feet for a single-family unit. The minimum building size for a two-family unit shall be 2,000 square feet.

§ 229-33 Building height.

The vertical distance from the mean elevation of the finished grade of the frontage street to the ridgeline. All uses will be no more than 35 feet.
Exceptions: roof equipment and structures not intended for human occupancy and which are necessary to the building upon which they are placed.

§ 229-34 Accessory structures.

[Amended 2-14-2007 by L.L. No. 1-2007]
The following uses are permitted within outbuildings:
Agricultural support structures.
Greenhouses.
Parking facilities.
Gazebos.
Pool houses.
Equipment enclosures.
Barns.
Saunas.
Workshops.
Conservatories.
Permitted home occupations.
Trash containers, mechanical equipment and outdoor storage shall be located only within the rear yard or side yard and be screened from public view.
Mailboxes, newspaper boxes, walls, fences, birdhouses, flagpoles, school bus shelters, and pump covers may be placed in any front, side or rear yard. Doghouses may be placed in rear yards only.
A principle structure must be erected before an accessory structure will be permitted on any lot.
Accessory structures may only occur in side and rear yards.
Dimension and area requirements.
Maximum height: 35 feet.
Minimum side yard setback: 10 feet; five feet if 200 square feet or less.
Minimum rear yard setback: 25 feet; five feet if 200 square feet or less.
Minimum front yard setback: 75 feet, except private garages.
Minimum setback from principal structure: six feet.

§ 229-35 Lot coverage.

The maximum building footprint for any residential lot shall not exceed 10% of the entire lot area. The building footprint shall include all aspects of the principal structure under a roof and over a foundation, excluding exposed porches and including attached garages. This footprint shall not include any accessory buildings or detached garages which meet requirements as herein stipulated.