Village of Honeoye Falls, NY: zoning for new construction

Single-Family Residential - R-1 is single-family only: a two-family dwelling and multifamily housing in any form are prohibited.

• Without public sewers the lot minimum is 24,000 sq ft, whatever the use; the village is on public sewer, so the figure shown is the right default for a serviced parcel.
• A nonresidential use takes 12,000 sq ft on 65 ft of width, with a flat 15 ft side yard and no two-yard total, and a 30% coverage cap rather than 35%.
• As an alternative to the stated figure, the front yard may match the most common front yard on the block, within two feet either way.
• Both side-yard figures bind: 10 ft on one side and 25 ft for both together, so at least one side has to be wider than 10 ft.
• Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.
• A nonresidential use needs a 25 ft rear yard, rising to 50 ft where it is next to a residential use.

Transitional Residential - A two-family dwelling is allowed here by right, and a multifamily dwelling by conversion on a special permit.

• Without public sewers the lot minimum is 24,000 sq ft, whatever the use.
• A two-family dwelling takes 12,000 sq ft rather than the 10,000 a single-family needs, so the second unit costs 2,000 sq ft of land and no discretionary approval.
• Multifamily is by conversion only, on a special permit, stated per dwelling unit at 4,000 sq ft each on 65 ft of width; a nonresidential use takes a 30% coverage cap.
• The front yard may instead match the most common front yard on the block, within two feet either way, and both side figures bind: 10 ft on one side with 25 ft for both.
• Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.
• A nonresidential use needs a 25 ft rear yard, rising to 50 ft where it is next to a residential use.

Multifamily Residential - All development in R-3 must provide for clustering and open space (§ 190-18), so a conventional subdivision is not available. A minimum open space of 35% applies alongside the 35% building coverage cap, and the two are independent.

• Without public sewers the lot minimum is 30,000 sq ft, whatever the use.
• A two-family dwelling is permitted by right and takes 12,000 sq ft rather than 10,000; a nonresidential use takes 12,000 sq ft on 80 ft of width with a 15 ft side yard.
• Multifamily is permitted by right in both new construction and conversion, stated per dwelling unit at 5,000 sq ft each on 80 ft of width, so an acre supports about 8 units.
• The front yard is a range of 20 ft minimum and 40 ft maximum, or it may match the most common front yard on the block within two feet either way.
• Both side-yard figures bind: 12 ft on one side and 30 ft for both together, so at least one side has to be wider than 12 ft.
• The Zoning Board of Appeals may vary the dimensional and open space requirements below five acres, and driveways, parking, roads, ponds and platted lots do not count as open space.

Village Residential - Lot size, lot width, front yard and building height have no fixed figures here: each is approved in subdivision and site plan review, and a variety of lot sizes is required, so a plan of uniform lots does not comply.

• A nonresidential use takes 80 ft of width with a 15 ft side yard and a 25 ft rear yard.
• All development must provide for clustering and open space (§ 190-18), so a conventional subdivision is not available, and a minimum open space of 45% applies alongside the 35% coverage cap.
• The Zoning Board of Appeals may vary the dimensional and open space requirements where a subdivision is under five acres (§ 190-19).
• Without public sewers the minimum lot is 30,000 sq ft, whatever the use.
• Multifamily new construction needs a special permit and multifamily by conversion is prohibited. A manufactured home park needs a special permit and 5 acres.
• Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.