ADU · Ulster County

Can you build an ADU in Shawangunk, NY?

Town of Shawangunk has 13 districts. 8 districts allow ADUs with occupancy restrictions, 3 do not. 2 districts have incomplete data - verify with the building department at (845) 895-2611. Check your address to confirm the district that applies to your parcel:

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What the Shawangunk code says

An owner-occupied ADU is permitted in RS1, RS2, RAG1, RAG2, RAG4, H1, SB and 52BC, but only on a single-family house that existed on or before January 1, 2020. The owner must live in the house or the unit, and the permit expires if the owner stops living there.

Conditions the code attaches:

It needs a building permit from the Building Inspector after a Planning Board review meeting, not a special use permit, and county health department approval of sewer and water for both dwellings.
The unit must be 400 to 650 square feet of gross floor area and no more than 30 percent of the total floor area of the house, with no more than two bedrooms.
It may be an addition to the house or a conversion of an existing accessory building on the lot, and the lot must meet the district's bulk requirements.
A new owner must show within 60 days of a transfer of title that one unit is owner-occupied, and the permit renews each year on the owner's certification and a fee.
A house sold with an apartment that has no permit and certificate of occupancy gets no new certificate of occupancy until the unit is approved or removed.
The unit may not be used as a short-term rental, or converted to one within five years of its certificate of occupancy.

How big an ADU can be in Shawangunk

Size limits are set per district, and a unit inside the house is a different standard from a detached one. These are the figures the code publishes.

Accessory dwelling unit

At least 400 sq ft, and no more than 30% of the principal dwelling, or 650 sq ft of gross floor area — whichever is smaller

RS1, RS2, RAG1, RAG2, RAG4, H1, SB, 52BC · owner-occupancy required · § 177-23.2C(3), E(6)

What the Shawangunk code indicates by district

The table below shows how each district treats ADUs, alongside the lot and setback standards that govern a second unit. District boundaries and conditions vary, so treat this as a starting point and confirm the district that applies to your parcel.

District	Min lot	Setbacks F / S / R	Max height	ADU
LC Land Conservation District	—	—	—	No
RS-1 Ridge Stewardship District 1	7 ac	50 / 50 / 100 ft	35 ft	Occupancy restricted
RS-2 Ridge Stewardship District 2	3 ac	50 / 50 / 100 ft	35 ft	Occupancy restricted
R-Ag 1 Residential-Agricultural District 1	2 ac	35 / 35 / 50 ft	35 ft	Occupancy restricted
R-Ag 2 Residential-Agricultural District 2	2 ac	35 / 35 / 50 ft	35 ft	Occupancy restricted
R-Ag 4 Residential-Agricultural District 4	2 ac	75 / 50 / 100 ft	35 ft	Occupancy restricted
H-1 Hamlet District	3 ac	20 / 10 / 25 ft	35 ft	Occupancy restricted
SB Small Business District	1 ac	30 / 25 / 50 ft	35 ft	Occupancy restricted
52BC Route 52 Business Corridor District	1 ac	35 / 25 / 50 ft	35 ft	Occupancy restricted
HWG Hamlet of Wallkill Gateway District	1 ac	5 / 10 / 20 ft	35 ft	No
MB-C Mixed Use Business-Conservation District	50 ac	—	—	—
A-I Airport Industrial District	1 ac	50 / 25 / 30 ft	35 ft	No
R-Ag 3 (former district, not in the current Zoning Law)	—	—	—	—

LC Land Conservation District - The LC district covers surplus federal land from the Galeville Army Airport, set aside for permanent open space and limited development by the Town for indoor and outdoor recreation. No lot area, yard, width, depth, coverage or height standards are published for it.

Principal permitted uses are recreational: baseball, football, golf, playground, skating rinks, skiing, soccer, swimming pools, tennis courts and a wildlife preserve (§ 177-6A(2)).
Other compatible recreational or conservation management activities are also listed among the principal permitted uses.
Because the district has no published dimensional standards, confirm lot and yard requirements for any proposal with the building department.

RS-1 Ridge Stewardship District 1 - In a cluster subdivision approved by the Planning Board the minimum lot falls to 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both. Public water or sewer does not otherwise move the 7 acre minimum.

A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

RS-2 Ridge Stewardship District 2 - In a cluster subdivision approved by the Planning Board the minimum lot falls to 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both. Public water or sewer does not otherwise move the 3 acre minimum.

A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

R-Ag 1 Residential-Agricultural District 1 - The minimum lot drops to 15,000 sq ft with public sewer and 10,000 sq ft with public water and sewer. In a cluster subdivision approved by the Planning Board it is 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both.

A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

R-Ag 2 Residential-Agricultural District 2 - The minimum lot drops to 1 acre with public sewer, with or without public water. In a cluster subdivision approved by the Planning Board it is 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both.

A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

R-Ag 4 Residential-Agricultural District 4 - In a cluster subdivision approved by the Planning Board the minimum lot falls to 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both. Public water or sewer does not otherwise move the 2 acre minimum.

A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

H-1 Hamlet District - The minimum lot drops to 20,000 sq ft with public sewer and 15,000 sq ft with public water and sewer. A maximum front yard of 30 ft also applies, a build-to limit rather than a setback.

In a cluster subdivision approved by the Planning Board the minimum lot is 20,000 sq ft without public water or sewer, 15,000 with either and 10,000 with both.
A cluster lot that is not served by public water or sewer needs Ulster County Department of Health approval.
Lot widths and yards in a cluster are not set by the district schedule; the Planning Board fixes them at plat approval and they are shown on the plat.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

SB Small Business District - The minimum lot drops to 10,000 sq ft with public sewer and 5,000 sq ft with public water and sewer. A principal use is limited to an existing building or a new one with a footprint of no more than 5,000 square feet.

A larger footprint, or a principal use within 50 feet of a residence on one side lot line, is a special use.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.
Lot width is measured at the setback line set by this district's front yard, and on a flag lot between the side lot lines at the front line.

52BC Route 52 Business Corridor District - The minimum lot drops to 30,000 sq ft with public sewer and 20,000 sq ft with public water and sewer. A principal use is limited to an existing building or a new one with a footprint of no more than 3,000 square feet.

A new building with a larger footprint is a special use.
A single-family detached dwelling standing when the law took effect is a permitted use and may be altered or expanded within the figures for this district.
Site access has to sit near a shared property line so that it can serve the adjoining property too, and the Planning Board may require access easements.
The coverage limit is on impervious coverage, not on buildings alone.
Within the aquifer protection overlay impervious coverage is capped at 30%, and where the two differ the more restrictive applies.

HWG Hamlet of Wallkill Gateway District - The minimum lot drops to 30,000 sq ft with public sewer and 20,000 sq ft with public water and sewer. A maximum front yard of 25 ft also applies, a build-to limit rather than a setback.

A principal use is limited to an existing building or a new one with a footprint of no more than 5,000 square feet, and a larger footprint is a special use.
Within the aquifer protection overlay impervious coverage is capped at 30%, though it can reach 55% where the site plan builds in aquifer recharge and stormwater quality features.
Those features, such as filter strips, vegetated swales, rain gardens, green roofs or porous pavement, go to the Town Engineer or another design professional acceptable to the Planning Board.
A single-family detached dwelling standing when the law took effect is a permitted use and may be altered or expanded within the figures for this district.
The coverage limit is on impervious coverage, not on buildings alone.

MB-C Mixed Use Business-Conservation District - The 50 acre minimum shown is the figure for a lot with public water and sewer, and Schedule I leaves the other two service rows blank. Impervious coverage is capped at 35%, and Schedule I sets no separate cap on building coverage.

Schedule I prints no yard, width, depth or height figures for MBC at all.
Within the AQ-O aquifer protection overlay impervious coverage is capped at 30%, and where the two limits differ the more restrictive applies.
The BH-O and AQ-O overlays may vary other requirements too.
§ 177-84 carries grandfathering provisions.
A business park must keep at least 50 percent of its land as permanent open space, with no more than 10 percent of its floor area in retail and no more than 40 percent residential.
A park is set up through a master plan approved by the Town Board under § 177-6K(6), and its design guidelines may set the park's own lot sizes and setbacks.

A-I Airport Industrial District - All three of Schedule I's service rows are one acre, so the minimum lot area does not fall where public sewer, or public water and sewer, is available. Impervious coverage is capped at 50%, and Schedule I sets no separate cap on building coverage.

A-I also has a maximum front yard of 25 ft.
§ 177-13.B carries additional height limitations beyond the three stories and 35 ft in Schedule I.
Within the AQ-O aquifer protection overlay impervious coverage is capped at 30%, and where the two limits differ the more restrictive applies.
Lot width is measured at the setback line given by the district's front yard, and on a flag lot between the side lot lines at the front line.
The BH-O and AQ-O overlays may vary other requirements too.
§ 177-84 carries grandfathering provisions.

R-Ag 3 (former district, not in the current Zoning Law) - R-Ag 3 is not a district under the current zoning law, so no lot, yard, coverage or height standard applies under that name. A parcel labeled R-Ag 3 on older county mapping takes the standards of the district the Official Zoning Map adopted August 3, 2023 places it in.

§ 177-1 does not establish this district, and Schedule I has no column of standards for it.
The R-Ag 3 standards from the 2009 code no longer apply.
Confirm the parcel's current district with the building department before relying on any dimensional figure.

ADUs vs. short-term rentals in Shawangunk

Short-term rentals allowed with registration for Town of Shawangunk. Renting a home here for less than 30 consecutive days needs a town short-term rental license under Local Law No. 3 of 2025. The license runs one year from issuance and does not transfer to a new owner, so a purchaser must apply afresh. These are separate questions from whether you can build an ADU — a unit you're allowed to add isn't automatically one you're allowed to rent nightly, so check both. Municipal source

Good to know

Residential lot minimum1–3 ac — an ADU still has to fit the district's lot and setback envelope.
UtilityCentral Hudson territory.
Zoning codeshawangunk.gov/wp-content/uploads/bsk-pdf-manager/2025/04/Local-Law-No.-2-of-2023-Codification-of-the-Zoning-Law-of-the-Town-of-Shawangunk.pdf
Building dept(845) 895-2611

ADU FAQ — Shawangunk, NY

Are ADUs allowed in Shawangunk, NY?

Do I need a special permit for an ADU in Shawangunk?

No district in Town of Shawangunk requires a special-use permit for an ADU - 8 districts allow ADUs with occupancy restrictions, 3 do not. Site-plan review or a building permit may still apply.

Can I use an ADU as a short-term rental in Shawangunk?

Short-term rentals allowed with registration for Town of Shawangunk. ADU occupancy and short-term-rental rules are separate: an ADU you can build isn't automatically one you can rent nightly. Confirm both before you count on STR income.

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What an ADU costs to build in Shawangunk

Permission is one question and budget is another. An 800 sq ft accessory unit here runs roughly $200k–265k at a standard finish, and the per-square-foot rate comes in above a full house because the kitchen, bath, panel and heating plant cost the same either way. See the full cost to build an ADU in Shawangunk, priced by size.

How we know this

Sections analyzed: § 177-23.2; § 177-6B(3), C(3), D(3), E(3), G(3), H(3), I(3), O(3)
Districts confirmed: 11 of 13 — 2 not yet analyzed, so this page does not answer for them.
Last reviewed: 2026-09-18
Not covered here: Overlay districts, the zoning map, and any conditions attached to an individual parcel. Size limits and owner-occupancy terms sit in the code section above, not in this summary.

More on Shawangunk: Full zoning for new construction · ADU build cost · House build cost · ADU rules across Ulster County · All Ulster County towns

ADU information for Town of Shawangunk is compiled from the municipal code (last reviewed 2026-09-18) and provided for decision-support only — not legal or architectural advice. ADU eligibility, size, owner-occupancy and permit conditions vary by district and often carry exceptions; verify with the building department at (845) 895-2611 before relying on any answer. Source: the Offsite / Aldo zoning dataset.