Tonawanda, NY Building Setbacks & Zoning: Setback Rules (2026)
Key Facts
- Front setback, R-1/R-2
- 25 feet
- Front setback, MR
- 20 feet
- Side setback, primary use
- 2 ft / 6 ft (larger side rule)
- Rear setback, primary use
- 25 feet, all districts
- Accessory structure setbacks
- 2 feet side and rear
- Governing law
- Town of Tonawanda Code § 215-20.5, Table 20-b
Summary
Table 20-b of the Town of Tonawanda's Zoning Law, under Section 215-20.5, sets minimum yard setbacks for the town's residential districts. Primary structures need a 25-foot front setback in R-1 and R-2, and 20 feet in MR; side setbacks run 2 feet on one side and 6 feet on the other; and the rear setback is 25 feet in all three districts.
Table 20-b R-1 R-2 MR ... Min Front Setback2 (feet) Primary use 25 25 20 Min Side Setback3 (feet) Primary use 2/6 2/6 2/6 Nonresidential use, adjacent to residential 8 8 8 Accessory use 2 2 2 Min Rear Setback (feet) Primary use 25 25 25 Accessory use 2 2 2 ... (2) Where 20% of the lots in a single block are improved with buildings on a uniform line or on various building lines, the average setback shall be the established building line for that block. (3) At least one side yard shall meet the larger requirement. The larger width of side yards on any street in any block shall be on the same side of the building.
Full Breakdown
Section 215-20.5 sets Table 20-b's yard setback minimums for the Town of Tonawanda's three residential districts: R-1 (single-family), R-2 (two-family) and MR (mixed residential). The primary-use front setback is 25 feet in R-1 and R-2, dropping to 20 feet in MR. The primary-use side setback is written as "2/6" in every district, meaning one side yard may be as narrow as 2 feet while the other must be 6 feet; a footnote clarifies that at least one side yard must meet the larger requirement, and the wider side must fall on the same side of the building for every house on a given block.
Nonresidential uses located next to a residential lot must keep an 8-foot side setback in all three districts. The primary-use rear setback is 25 feet everywhere, while accessory structures need only 2 feet on the side and rear. A separate footnote allows the front setback to shift to the neighborhood's established building line where at least 20% of the lots on a block are already built along a uniform or varied line, so a new house can match its neighbors rather than the flat 25 or 20-foot figure.
These are minimums enforced when the Building Department reviews a permit; anything closer to a lot line requires a variance from the Zoning Board of Appeals.
Violations & Fines
Building closer to a lot line than Table 20-b allows in the Town of Tonawanda violates the Zoning Law and is punishable under Section 215-12.2 by a fine up to $250, imprisonment up to 15 days, or both, with each day the encroachment stands treated as a separate offense. Section 215-12.3 lets the Code Enforcement Officer sue to restrain, correct or force removal of the encroaching structure, or to bar occupancy of it.
Frequently Asked Questions
How far must my house sit from the front lot line in Tonawanda?
What are the side yard setback rules for a house?
How close can I build to the rear lot line?
What setback applies to a business built next to a house?
Sources & Official References
Other rules in Tonawanda
New York rules heatmap·Compare Tonawanda to another location·View the New York building setbacks & zoning overview
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