Buffalo Driveway Widening Site Plan: Curb Access, Drainage and Property Lines

Widening a residential driveway may appear straightforward, but the project can affect more than the paved area beside a house. The proposed work may change the curb opening, sidewalk crossing, amount of impervious surface and distance between the driveway and neighboring property.

A clear Buffalo driveway widening site plan helps the City understand the existing layout and the proposed changes. It should show the driveway’s current and proposed edges, property boundaries, curb access, sidewalks, drainage direction and other features that could affect approval.

Does Driveway Widening Require a Permit in Buffalo?

The City of Buffalo’s online permit portal identifies “Fence & Driveway” as the permit category for constructing or repairing a driveway. Additional authorization may be required when widening affects a curb cut, sidewalk or another part of the public right-of-way.

The City specifically directs applicants to the Department of Public Works for projects involving:

• Curb cuts
• Encroachments
• Construction within the public right-of-way
• Other access issues affecting public property

A driveway permit does not automatically authorize every part of a larger project. Depending on the proposed work, the application may require zoning review, a Public Works permit or an area variance.

Before construction begins, register the project through the City of Buffalo ePermits portal or contact Permit and Inspection Services for current submission instructions.

What Should the Driveway Site Plan Show?

The site plan should provide an overhead view of the entire residential lot. Existing and proposed pavement must be shown separately so the reviewer can identify exactly how much driveway area will be added.

A useful driveway-widening plan commonly includes:

• The property address and parcel information
• Property lines and lot dimensions
• The existing house, garage and accessory structures
• The existing driveway outline and width
• The proposed widened driveway outline and width
• The total proposed driveway width
• The curb cut and driveway apron
• The sidewalk and grass strip between the lot and street
• The distance from the widened driveway to each nearby property line
• Existing trees, utility poles, hydrants and drainage structures
• Known easements
• Existing and proposed drainage directions
• The adjoining street and curb line
• A north arrow and drawing scale

Use labels such as “existing driveway,” “proposed widening” and “existing pavement to remain.” A clear graphic distinction between existing and proposed work can prevent questions about the actual construction scope.

For a more complete submission checklist, review the USA Site Plans guide to permit site plan requirements.

Buffalo Green Code Driveway Standards

Residential driveways in Buffalo are regulated by the City’s Unified Development Ordinance, commonly known as the Buffalo Green Code. Section 8.3 addresses vehicle access, parking, curb cuts and driveways.

The Buffalo Green Code vehicle-access standards establish several important principles:

• Off-street parking must have direct access to a public right-of-way through an alley, driveway or permanent access easement.
• Where a qualifying improved alley is available, vehicle access should generally use the alley.
• Curb cuts require a curb-cut permit.
• The number and width of curb cuts must be limited to what is needed for reasonable access.
• Driveways must comply with the dimensional standards in Green Code Table 8C.
• Residential properties in certain neighborhood zones are limited to one single-lane driveway.

These provisions mean a homeowner should not assume that available front-yard space can simply be converted into a wider parking area. The zoning district and type of residential building must be checked before the proposed width is finalized.

Driveway Width Versus a Front-Yard Parking Pad

There is an important difference between widening a driveway and creating a new parking pad in front of a house. The Green Code allows parking for attached and detached houses in driveways located within interior side and rear yards. It generally does not allow that parking to be placed forward of the house.

If a proposed widening extends across a large part of the front yard, reviewers may treat it differently from a conventional driveway leading to legal parking behind or beside the building.

The site plan should therefore show:

• The front wall of the house
• The current driveway location
• The proposed pavement extension
• The intended parking area
• The path from the street to the legal parking location

If the design exceeds the Green Code’s dimensional or location standards, the City may issue a denial indicating that an area variance is required. Buffalo’s area variance guidance explains the separate Zoning Board of Appeals process.

Curb Cuts and Driveway Aprons

The driveway on private property and the curb opening within the public right-of-way are separate but connected parts of the project. Widening one does not necessarily mean the other can be widened by the same amount.

Under the Green Code:

• A curb cut may be installed only with a curb-cut permit.
• Curb cuts should be positioned to minimize conflicts with pedestrians, cyclists and vehicles.
• A curb cut should generally be at least 60 feet from an intersection unless the Public Works Commissioner permits otherwise.
• The number and width of curb cuts must be the minimum necessary to provide reasonable access.
• A driveway flare may extend beyond the allowable driveway dimension by up to 18 inches on each side.

Show the curb line, existing curb opening and proposed opening as separate lines on the plan. If no curb alteration is proposed, state that the existing curb cut will remain.

Buffalo’s permit portal advises applicants to contact the Department of Public Works regarding curb cuts or work within the right-of-way. Additional documentation may be required before the relevant permit is issued.

Do Not Forget the Sidewalk

Many Buffalo driveways cross a public sidewalk before reaching private property. Widening the driveway may therefore affect the sidewalk panels, grass strip and pedestrian route.

The site plan should identify:

• The sidewalk’s location and approximate width
• The existing driveway crossing
• The proposed crossing width
• Any damaged panels being replaced
• The curb and grass strip
• Utility covers, poles, hydrants or signs

Do not assume that permission to widen pavement on private property includes permission to alter the sidewalk or curb. Public-right-of-way work must comply with Department of Public Works specifications.

Driveway Surface Requirements

The Buffalo Green Code requires driveways, parking stalls and drive aisles to use a fixed, firm and non-slip surface capable of supporting vehicles and their loads.

Gravel may be used only with written consent from the Commissioner of Permit and Inspection Services. The portion of a driveway within the public right-of-way must be constructed according to Public Works specifications.

Double-track or wheel-strip driveways are permitted under the Green Code when each wheel strip is at least 18 inches wide and the space between the strips contains living groundcover. Within the public right-of-way, however, the driveway must be fully paved from the property line to the curb.

Garage Aprons and Wider Areas Near the Garage

A driveway may be permitted to widen near a garage even when that wider area would exceed the standard driveway width. The Green Code allows a garage apron to extend from the garage doors for a depth of up to 25 feet.

The apron may be as wide as the garage, but after the permitted apron depth, the driveway must narrow to the maximum driveway width allowed by the applicable standards.

If a widening project includes a garage apron, show:

• The garage footprint and door width
• The apron width
• The apron depth
• The point where the pavement narrows
• The driveway width leading toward the street

Why Property Lines Matter

Driveway widening often occurs along an interior side property line. An incorrect boundary assumption can result in pavement extending onto neighboring property or leaving insufficient separation for grading and drainage.

Measure the proposed widening from the documented property line—not from a fence, hedge, wall or neighboring driveway. Those visible features may not follow the legal boundary.

Useful property information may come from:

• A boundary survey
• A recorded subdivision plat
• A previous approved site plan
• Deed or title documents
• City or Erie County property records
• Owner-supplied field measurements

The City provides online property and GIS resources, while Erie County’s mapping service allows users to view tax parcels and aerial photography. GIS parcel lines are helpful planning references, but they are not substitutes for a licensed boundary survey.

A survey may be appropriate when the driveway will closely follow a side boundary, property corners cannot be located or the neighboring owner disputes the proposed pavement line.

Drainage and Impervious Coverage

Adding pavement changes how rain and melting snow move across the property. Grass and soil can absorb some water, while concrete and asphalt create impervious surfaces that direct runoff elsewhere.

The Buffalo Green Code calculates impervious coverage using building footprints and paved surfaces. A driveway extension therefore increases the property’s impervious area even though it does not add a building.

A driveway site plan should show:

• The direction of the existing ground slope
• The proposed pavement slope
• Where runoff will leave the driveway
• Nearby catch basins and street drainage
• Downspouts discharging near the driveway
• Low areas where water may collect
• Potential drainage conflicts at the property line

The plan should not imply that new runoff will be directed onto an adjoining property. When widening creates a significant drainage change, the City or Buffalo Sewer Authority may request additional grading or stormwater information.

The Buffalo Green Code stormwater standards favor measures such as preserving natural areas, rain gardens, vegetated swales, filter strips and porous pavement where practical. Not every small residential widening project will require a formal stormwater facility, but drainage should still be considered during design.

Check Utilities Before Expanding the Pavement

The widening area may contain underground water, sewer, gas, electrical or communication facilities. It may also contain utility covers, valves, poles or easements that must remain accessible.

Before excavation:

• Review available surveys and recorded easements
• Show visible utility features on the site plan
• Contact New York 811 for underground utility marking
• Ask the appropriate utility about covers or equipment within the proposed pavement

A utility locate identifies participating underground facilities in the excavation area. It does not establish legal property lines or reveal every recorded easement.

Buffalo Driveway Permit Process

The City’s published permit process begins with project registration through Permit and Inspection Services, either online or in person.

1. Document the existing driveway. Measure its width and photograph the curb, sidewalk and pavement.
2. Confirm the property lines. Review a survey, recorded plat or reliable parcel documents.
3. Check the zoning district. Determine which driveway and parking standards apply.
4. Prepare the proposed layout. Show the widening, total width and intended parking arrangement.
5. Evaluate drainage. Identify slope, runoff direction and nearby drainage structures.
6. Register the project. Apply using the City’s Fence & Driveway permit category.
7. Coordinate with Public Works. Obtain separate approval for curb, sidewalk or right-of-way work when required.
8. Address review comments. Submit corrected plans if a department requests changes.
9. Wait for permit issuance. The City states that construction cannot begin until the permit is issued.

Common Driveway Site Plan Mistakes

• Showing only the proposed driveway without the existing outline
• Failing to label the total proposed width
• Widening the curb cut without requesting Public Works review
• Leaving the sidewalk off the plan
• Measuring from a fence instead of the property line
• Creating a front-yard parking pad instead of a compliant driveway
• Ignoring the property’s zoning district
• Directing runoff toward the neighboring property
• Omitting utility covers, hydrants or poles
• Using an aerial image without dimensions or scale

Frequently Asked Questions

Do I need a permit to widen my Buffalo driveway?

The City’s ePermits system includes a Fence & Driveway permit for constructing or repairing driveways. Curb cuts and public-right-of-way work may require additional Department of Public Works authorization.

Can I widen the curb opening with the driveway?

Not automatically. The Green Code requires a curb-cut permit, and the number and width of curb cuts must be limited to what is necessary for reasonable access.

Can I pave more of my front yard for parking?

Buffalo regulates the location of residential parking and driveways. A wide front-yard parking pad may not qualify as a standard driveway and could require zoning relief.

Can the driveway touch the property line?

The answer depends on the applicable zoning, site conditions, drainage and any easements. Confirm the legal boundary and current City requirements before placing pavement close to a neighboring lot.

Does a drafted site plan replace a survey?

No. A drafted site plan illustrates the property and proposed work using available information. A New York-licensed surveyor is required when certified boundary information is needed.

Official Resources

• Buffalo Green Code: Vehicle Access and Parking
• Buffalo Green Code: Stormwater
• City of Buffalo ePermits Portal
• City of Buffalo Permit Process
• Buffalo Permit and Inspection Services
• Erie County Internet Mapping

Disclaimer: This article provides general information and is not legal, surveying, engineering or permitting advice. Requirements can change and may vary by property, zoning district and project scope. Confirm current requirements with the City of Buffalo before construction.