White Plains Zoning & Land Use Guide
Key Zoning Facts
White Plains Zoning Overview
White Plains is the county seat of Westchester County, located approximately 25 miles north of Midtown Manhattan. The city functions as a major suburban employment center, legal hub (hosting county and federal courts), and retail destination. White Plains has undergone significant downtown transformation, with numerous high-rise residential and mixed-use towers constructed around the Metro-North transit station and the Galleria shopping center. The city's downtown density is among the highest of any suburban center in the New York metropolitan area.
The city's planning framework manages the tension between continued downtown densification and the preservation of established single-family neighborhoods. White Plains's Comprehensive Plan supports transit-oriented development around the train station while maintaining neighborhood character in residential areas. The Bronx River Greenway and parkland system provide important open space amenities within the urban fabric.
Key Zoning Districts
White Plains uses a zone system with single-family residential districts (R1-5 through R1-30), multi-family districts (RM), commercial districts, and Central Business zones (CB-1 through CB-4). The CB zones in downtown allow the highest densities and building heights. Residential zones outside downtown maintain conventional suburban standards with varying lot size minimums. The city has also used planned campus development zones for major institutional and corporate sites.
ADU Regulations
White Plains permits ADUs in residential zones with size limits of 800 square feet, owner-occupancy requirements, and one additional parking space. ADUs in White Plains address housing affordability concerns in one of the highest-cost real estate markets in the New York metropolitan area.
Development Process
Development requires permits from the Building Department. The Planning Board reviews site plans and environmental impacts. The Common Council handles zone changes. The Zoning Board of Appeals manages variances. Westchester County planning referrals apply under GML Section 239.
Regulatory Layers That Apply in White Plains
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 — Westchester County
- Role: County seat; 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
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 8 ft
- Rear Setback
- 25 ft
- Min Lot
- 1,500 sq ft per unit
- Max Height
- 70 ft
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- None
- Max Height
- Varies (up to 280 ft)
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 15 ft
ADU Rules in White Plains
- Max Size
- 800 sq ft
- Max Height
- 20 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 White Plains are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check White Plains permit fees →