Valley Stream Zoning & Land Use Guide
Key Zoning Facts
Valley Stream Zoning Overview
Valley Stream is a village in Nassau County on the western edge of Long Island, directly adjacent to the Queens border. The community is primarily residential, with well-established single-family neighborhoods served by LIRR commuter rail to Penn Station. Valley Stream's location makes it one of the most accessible Long Island communities for Manhattan commuters, supporting strong property values and consistent housing demand. The Green Acres Mall, one of Long Island's major shopping centers, is located in the area.
The village's planning framework focuses on maintaining its suburban residential character while managing flood risks associated with Valley Stream (the waterway) and its tributaries. Valley Stream has been significantly affected by flooding events, and FEMA flood zone designations influence building requirements throughout the community. The village's zoning code emphasizes preservation of neighborhood character and manages the transition between residential areas and commercial corridors.
Key Zoning Districts
Valley Stream's zoning is predominantly residential with R-A (single-family) and R-B (two-family) zones covering most of the village. Business zones are concentrated along Sunrise Highway, Rockaway Avenue, and Central Avenue commercial corridors. The village's compact geography means that most properties are within walking distance of commercial services and transit.
ADU Regulations
Valley Stream permits ADUs under state and local provisions with size limits, parking requirements, and owner-occupancy mandates. Properties in flood zones must comply with elevated construction standards for any new ADU construction.
Development Process
Development requires permits from the Building Department. The Planning Board and Zoning Board of Appeals review applications as appropriate. Nassau County planning referrals apply for qualifying projects.
Regulatory Layers That Apply in Valley Stream
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 — Nassau County
- Role: Property records, tax assessment, county planning review
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
- 6,000 sq ft
- Max Height
- 30 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- None
- Max Height
- 40 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 15 ft
ADU Rules in Valley Stream
- Max Size
- 750 sq ft
- Max Height
- 18 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 additional space
- Owner Occupancy
- Required
- Permit Timeline
- 8-12 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Valley Stream are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Valley Stream permit fees →