Ulster County
Town of Rochester, NY: zoning for new construction
The Town of Rochester, which holds Accord and Kerhonkson, runs nine districts with residential minimums from 1 acre in Neighborhood Residential up to 5 acres in Rural Conservation, and the coverage allowance moves with the acreage, from 40% down to 15%. The short-term rental rule is the thing to read first here, because permits are required, there is a cap on new non-owner-occupied permits so a new buyer can land on a waitlist, and any non-owner-occupied rental needs a local host within 30 minutes of the property. Rochester has also adopted the state stretch energy code under Local Law No. 3 of 2023, so a new build is held to tighter efficiency standards than the base code asks for. Check permit availability and your district with the town at (845) 626-7561.
Looking specifically at an accessory dwelling unit? See ADU rules for Rochester →
Zoning districts
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| A-3 Local Agricultural | 3 ac | 35 / 40 / 40 ft | 35 ft | Occupancy restricted |
| AB-3 Agricultural Business | 3 ac | 35 / 40 / 40 ft | 35 ft | Occupancy restricted |
| R-1 Neighborhood Residential | 1 ac | 10 / 25 / 25 ft | 35 ft | Occupancy restricted |
| R-2 Low Density Residential | 2 ac | 35 / 40 / 40 ft | 35 ft | Occupancy restricted |
| R-5 Rural Conservation | 5 ac | 50 / 50 / 50 ft | 35 ft | Occupancy restricted |
| H Hamlet | 1 ac | 10 / 10 / 15 ft | 35 ft | Occupancy restricted |
| I Industrial | 1.5 ac | 75 / 35 / 35 ft | 35 ft | No |
| NR Natural Resources | 1.5 ac | 35 / 35 / 35 ft | 35 ft | No |
| B Business | 1 ac | 35 / 25 / 25 ft | 35 ft | Occupancy restricted |
| PL-10 Preserved Land | 10 ac | 75 / 75 / 75 ft | 35 ft | — |
A-3 Local Agricultural - A nonresidential use may cover 35% of the lot, against the 20% shown.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
AB-3 Agricultural Business - On Planning Board certification the lot density may rise by 1.5 times, taking 3.0 acres per unit to 2.0 acres, but only for green-energy, energy-conservation, passive-house or affordable housing development.
- The affordable-housing route needs at least one unit, or 25% of units, deed-restricted in perpetuity.
- A nonresidential use may cover 35% of the lot, against the 20% shown.
- Where permitted uses including a residential one share a structure, the required lot area is the larger of the two; in separate structures it is the sum of both (§ 140-10(B)(2)).
- Article V sets further per-use lot area exceptions.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
R-1 Neighborhood Residential, B Business - The minimum lot drops to 0.5 acre where the lot has central sewer and water.
- On Planning Board certification the lot density may rise by 1.5 times, 1.0 acre per unit becoming 0.67 acre, but only for green-energy, energy-conservation, passive-house or affordable housing.
- The affordable-housing route needs at least one unit, or 25% of units, deed-restricted in perpetuity.
- Where permitted uses including a residential one share a structure, the required lot area is the larger of the two; in separate structures it is the sum of both (§ 140-10(B)(2)).
- Article V sets further per-use lot area exceptions.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
R-2 Low Density Residential - The minimum lot area is one figure for residential and non-residential use alike, and it does not change where central sewer and water are available.
- The code also sets a minimum lot frontage and a maximum number of stories for this district in Appendix B, neither of which is among the figures shown.
- Performance standards under § 140-20 may apply.
R-5 Rural Conservation - A nonresidential use takes 300 ft of lot width and depth, 75 ft yards on every side, and up to 20% coverage.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
H Hamlet - The minimum lot drops to 13,000 sq ft where the lot has central sewer and water.
- On Planning Board certification the lot density may rise by 1.5 times, 1.0 acre per unit becoming 0.67 acre, but only for green-energy, energy-conservation, passive-house or affordable housing.
- The affordable-housing route needs at least one unit, or 25% of units, deed-restricted in perpetuity.
- Where permitted uses including a residential one share a structure, the required lot area is the larger of the two; in separate structures it is the sum of both (§ 140-10(B)(2)).
- Article V sets further per-use lot area exceptions.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
I Industrial - A nonresidential use takes 225 ft of lot width and depth, 75 ft side and rear yards, a 45 ft height limit and up to 50% coverage.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
NR Natural Resources - A nonresidential use takes 225 ft of lot width and depth, a 100 ft front yard, 75 ft side and rear yards, a 45 ft height limit and up to 50% coverage.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
PL-10 Preserved Land - A nonresidential use takes 100 ft yards on every side and up to 15% coverage.
- Appendix B also sets a minimum lot frontage and a maximum number of stories.
- Performance standards under § 140-20 may apply.
Short-term rentals
Short-term rentals allowed with registration. A short-term rental permit is required in the Town of Rochester. New permits for a rental that is not owner-occupied are capped, so availability is limited.
Conditions the code attaches:
- A short-term rental that is not owner-occupied needs a local host within 30 minutes.
- There is no cap on owner-occupied permits.
- Confirm permit availability with the town at (845) 626-7561.
Good to know
- Energy codeNew York stretch energy code adopted (Local Law No. 3 of 2023).
- UtilityCentral Hudson territory.
- Zoning codeTown of Rochester, Chapter 140, Zoning, Appendix B, Schedule of Lot Development Standards, adopted by Local Law No. 6 of 2024 on November 14, 2024
- Building dept(845) 626-7561
- Last reviewed2026-08-16
Working out a budget? A standard-finish build here runs $206–$270/sq ft , and a conforming lot adds about $14,196 on top - see the full cost to build a house in Rochester, or what an ADU costs here.
Sizing up a specific parcel in Rochester?
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Other Ulster County towns
All Ulster County zoning: Kingston (City) · Denning · Esopus · Gardiner · Hardenburgh · Hurley · Lloyd · Marbletown · Marlborough · New Paltz · Olive · Plattekill · Rosendale · Saugerties · Shandaken · Shawangunk · Ulster · Wawarsing · Woodstock
Zoning figures for Town of Rochester are compiled from the municipal code (last reviewed 2026-08-16) and provided for decision-support only - not legal, engineering, or architectural advice. Setback and dimensional standards often carry conditions and exceptions; verify with the building department at (845) 626-7561 before relying on any number. Source: the Offsite / Aldo zoning dataset.