Rochester Zoning & Land Use Guide
Key Zoning Facts
Rochester Zoning Overview
Rochester is the third-largest city in New York State, located on the southern shore of Lake Ontario at the mouth of the Genesee River. The city is known for its history in optics, imaging, and technology (Kodak, Xerox, Bausch + Lomb) and has a strong institutional base including the University of Rochester and Rochester Institute of Technology. Rochester's zoning code governs a diverse urban landscape that includes dense inner-city neighborhoods, a revitalizing downtown, and suburban-style areas on the city's edges.
The city's planning framework addresses the challenges of a legacy industrial city working to reposition its economy, stabilize neighborhoods, and attract reinvestment. Rochester's Comprehensive Plan, Rochester 2034, sets long-range goals for equitable development, neighborhood revitalization, and placemaking. The Genesee River corridor, with its dramatic gorge and waterfalls through the city center, is a major focus of recreational and economic development planning.
Key Zoning Districts
Rochester's zoning code includes residential zones (R-1 through R-3), commercial zones (C-1 through C-3), industrial zones (M-1, M-2), and mixed-use districts. The R-1 zone covers single-family neighborhoods, while R-2 and R-3 zones accommodate higher densities. The Center City District zoning governs the downtown area with provisions for high-density mixed-use development. The city has also designated special overlay districts for areas such as the Inner Loop redevelopment zone.
ADU Regulations
Rochester permits accessory dwelling units in residential zones subject to size and setback requirements. ADUs may be attached or detached and are limited to 800 square feet. Owner occupancy of one unit is required, and no additional parking is mandated. The city has embraced ADUs as a strategy to increase housing options and support neighborhood stability.
Development Process
Development in Rochester is administered through the Bureau of Planning and Zoning and the Bureau of Buildings and Code Enforcement. Building permits are issued for as-of-right projects. Projects requiring variances go before the Zoning Board of Appeals, while site plan reviews and special permits are handled by the Planning Commission. The city's Preservation Board reviews projects in designated historic districts.
Regulatory Layers That Apply in Rochester
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — New York
- Building Code: NY State Uniform Fire Prevention and Building Code (2020 IBC)
- State ADU Override: Yes (NY ADU legislation signed 2024)
County — Monroe County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- 4,000 sq ft
- Max Height
- 40 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- None
- Max Height
- 55 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 15 ft
ADU Rules in Rochester
- Max Size
- 800 sq ft
- Max Height
- 20 ft
- Rear Setback
- 5 ft
- Side Setback
- 3 ft
- Parking
- No additional parking required
- Owner Occupancy
- Required for one unit
- Permit Timeline
- 6-10 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Rochester are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Rochester permit fees →