Monroe County

Village of Brockport, NY: zoning for new construction

The Village of Brockport sets a residential minimum of about 0.2296 acres in O Residential Use District — Brockport's only residential district, so every house in the village is answered from this one row. 10,000 sf with 85 ft of lot width, rear yard 30 ft, two side yards of not less than 10 ft each, maximum height 35 ft and maximum lot coverage 30% counting ONE-FAMILY DWELLINGS AND THEIR ACCESSORY STRUCTURES TOGETHER, so a detached garage consumes the house's allowance. § 58-9E also provides that not more than one dwelling shall be erected, placed or occupied on one lot. THE FRONT YARD IS 30 FT OR THE NEIGHBOURHOOD AVERAGE, WHICHEVER IS GREATER, AND THE AVERAGE IS DEFINED PRECISELY: 'the front setback in any event shall not be less than the average front setback established by existing residences on the same street, to be determined by an average of the setbacks within 200 FEET of said lot'. On any built-up Brockport street the neighbours set the building line and the recorded 30 ft is a floor, not the requirement. This is the same family of contextual override as Greece's neighbourhood-average rule and Hilton's most-common-setback-on-the-block provision, but Brockport's is the most precisely specified of the three. NARROW PRE-EXISTING LOTS GET A PROPORTIONAL AND ASYMMETRIC SIDE-YARD RULE, which is unusual and easy to miss: where a lot lawfully had a width of less than 85 ft at the time the chapter was enacted, the side yards are modified in proportion to the lot width so that ONE SIDE YARD IS NOT LESS THAN 4 FT AND THE OTHER NOT LESS THAN 11 FT. So a legacy narrow lot does not simply lose both 10 ft yards evenly — it gets a deliberately lopsided envelope totalling 15 ft, and the 4 ft side is the tightest residential side yard recorded in this county. CORNER LOTS OWE 30 FT along the side lot line adjacent to the side street, running the full depth from front lot line to rear lot line — equal to the front and rear yards, so a corner lot is constrained on three sides. THE BOARD OF APPEALS MAY VARY THE YARDS where established yards within 200 ft of the premises differ from the chapter's requirements, which makes the whole yard schedule contextual on an established street rather than fixed. A bed-and-breakfast is available only as a home occupation on a ZBA special conditional use permit with owner-occupancy, a nine-guest cap and a fifteen-day stay limit — see `strNotes`., one of its 1 zoning district. Short-term rentals restricted. Power here is RG&E territory. The district table below has the setbacks, height limits and coverage - confirm the specifics with the building department at (585) 637-5300 ext. 114 before you rely on a figure.

Looking specifically at an accessory dwelling unit? See ADU rules for Brockport →

Zoning districts

Short-term rentals

Short-term rentals restricted. BROCKPORT HAS NO SHORT-TERM RENTAL PROVISION BY THAT NAME, BUT ITS BED-AND-BREAKFAST REGIME IS THE MOST DETAILED AND MOST RESTRICTIVE LODGING CONTROL FOUND IN MONROE COUNTY, AND IT FUNCTIONS AS THE VILLAGE'S ANSWER TO PAID OVERNIGHT STAYS. § 58-9 permits a bed-and-breakfast in the O Residential Use District only 'as a home occupation as per § 58-9A(5)', subject to a SPECIAL CONDITIONAL USE PERMIT from the Zoning Board of Appeals and a long list of conditions, of which five are commercially decisive. (1) THE APPLICANT MUST BE THE OWNER OF THE PREMISES AND A FULL-TIME RESIDENT — an investor-owned whole-house rental is therefore impossible in this district. (2) NO MORE THAN NINE GUESTS PER NIGHT, and the ZBA may fix a lower number. (3) NO GUEST MAY STAY MORE THAN 15 DAYS ON ANY ONE VISIT. (4) A minimum of three off-street parking spaces is required, and no permit may issue if an off-street parking variance was granted for the property within the previous five years. (5) THE PERMIT DOES NOT RUN WITH THE LAND — any new owner must apply to the Zoning Board of Appeals afresh to continue the use, the same non-transferability that Mendon's Ch. 208 STR permit carries and a material diligence point on any Brockport acquisition premised on lodging income. A further condition provides that the residence operating as a bed-and-breakfast SHALL NOT CONTAIN AN ACCESSORY APARTMENT, so the two uses are mutually exclusive. THE COMBINED EFFECT — OWNER-OCCUPANCY, A NINE-GUEST CAP, A FIFTEEN-DAY LIMIT AND A ZBA PERMIT THAT DIES ON SALE — IS THAT AN ORDINARY WHOLE-HOUSE SHORT-TERM RENTAL IS NOT ACHIEVABLE IN BROCKPORT'S RESIDENTIAL DISTRICT, and strStatus is recorded 'restricted' on that basis rather than 'unknown'. A sweep of all 56 chapters of the Village Code found no separate rental-licensing chapter. New York State's 2025 statewide short-term rental registry (Ch. 99 of the Laws of 2025) obliges every host to register regardless of local law. Confirm with Code Enforcement at (585) 637-5300 ext. 114.

Good to know

• UtilityRG&E territory.
• Building dept(585) 637-5300 ext. 114
• Last reviewed2026-08-13

Working out a budget? A standard-finish build here runs $204–$268/sq ft - see the full cost to build a house in Brockport, or what an ADU costs here.

Other Monroe County towns

All Monroe County zoning: Rochester (City) · Brighton · Chili · Clarkson · Gates · Greece · Hamlin · Henrietta · Irondequoit · Mendon · Ogden · Parma · Penfield · Perinton · Pittsford · Riga · Rush · Sweden · Webster · Wheatland · Town/Village of East Rochester (Village) · Churchville (Village) · Fairport (Village) · Hilton (Village) · Honeoye Falls (Village) · Pittsford (Village) · Scottsville (Village) · Spencerport (Village) · Webster (Village)

Zoning figures for Village of Brockport are compiled from the municipal code (last reviewed 2026-08-13) 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 (585) 637-5300 ext. 114 before relying on any number. Source: Offsite / Aldo zoning dataset, municipalData.js.