Monroe County
Village of Honeoye Falls, NY: zoning for new construction
The Village of Honeoye Falls sets a residential minimum of about 0.2296 acres in Single-Family Residential (R-1) — 10,000 sf for a single-family dwelling with 45 ft of lot width, front yard 15 ft MINIMUM, rear yard 20 ft, maximum height 35 ft and maximum residential lot coverage 35%. THE SIDE YARD IS TWO NUMBERS AND BOTH BIND: 10 ft for one side AND 25 FT TOTAL FOR BOTH, so a house cannot simply take the 10 ft minimum on each side — the pair must reach 25 ft, forcing at least one side to 15 ft. The recorded 10 is the single-side minimum. This two-part formulation runs through every district here. R-1 IS THE ONLY DISTRICT IN THE VILLAGE THAT BARS A TWO-FAMILY DWELLING, so its sole route to a second unit is an ACCESSORY DWELLING UNIT by special permit; multifamily in either form is barred outright. A bed-and-breakfast, a nursing home or assisted-living facility and a funeral home are special permitted. THE 15 FT FRONT YARD IS THE SHALLOWEST IN THE VILLAGE and, with a 45 ft lot width, produces a tight traditional village lot rather than a suburban one. WITHOUT PUBLIC SEWERS THE MINIMUM LOT RISES TO 24,000 SF — a separate row in the lot-and-yard table — but that case is largely theoretical inside an incorporated village on public sewer and the recorded 10,000 sf is the serviced figure. Accessory structures take 3 ft side and rear yards and a 24 ft height cap which may not exceed the height of the principal structure on the lot., one of its 4 zoning districts. No local short-term-rental law on record - which is not the same as permission. 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) 624-6150 before you rely on a figure.
Looking specifically at an accessory dwelling unit? See ADU rules for Honeoye Falls →
Zoning districts
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| Single-Family Residential (R-1) — 10,000 sf (0.23 acres) for a single-family dwelling with 45 ft of lot width, front yard 15 ft MINIMUM, rear yard 20 ft, maximum height 35 ft (2 1/2 stories) and maximum residential lot coverage 35%. THE SIDE YARD IS TWO NUMBERS AND BOTH BIND: 10 ft for one side AND 25 FT TOTAL FOR BOTH, so a house cannot simply take the 10 ft minimum on each side — the pair must reach 25 ft, forcing at least one side to 15 ft. The recorded 10 is the single-side minimum. This two-part formulation runs through every district here. R-1 IS THE ONLY DISTRICT IN THE VILLAGE THAT BARS A TWO-FAMILY DWELLING, so its sole route to a second unit is an ACCESSORY DWELLING UNIT by special permit; multifamily in either form is barred outright. A bed-and-breakfast, a nursing home or assisted-living facility and a funeral home are special permitted. THE 15 FT FRONT YARD IS THE SHALLOWEST IN THE VILLAGE and, with a 45 ft lot width, produces a tight traditional village lot rather than a suburban one. WITHOUT PUBLIC SEWERS THE MINIMUM LOT RISES TO 24,000 SF — a separate row in the lot-and-yard table — but that case is largely theoretical inside an incorporated village on public sewer and the recorded 10,000 sf is the serviced figure. Accessory structures take 3 ft side and rear yards and a 24 ft height cap which may not exceed the height of the principal structure on the lot. | 0.2296 ac | 15 / 10 / 20 ft | 35 ft | Special permit |
| Transitional Residential (R-2) — 10,000 sf (0.23 acres) for a single-family dwelling with 45 ft of lot width, front yard 15 ft minimum, side yard 10 ft for one and 25 ft total for both, rear yard 20 ft, height 35 ft (2 1/2 stories) and maximum residential lot coverage 35%. DIMENSIONALLY R-2 IS IDENTICAL TO R-1 IN EVERY FIGURE — same lot area, same width, same yards, same height, same coverage — AND THAT IS VERIFIED, NOT AN EXTRACTION ERROR. What separates the two districts is entirely the use list, which is what 'transitional' means here: R-2 permits a TWO-FAMILY DWELLING, attached or detached, BY RIGHT where R-1 bars it, and adds MULTIFAMILY BY CONVERSION by special permit, a nursing home or assisted-living facility by special permit, and retains the accessory dwelling unit by special permit. So an R-2 parcel and an R-1 parcel of the same size have the same envelope but very different capacity — the second unit in R-2 needs no permit at all. THE LOT MINIMUM CHANGES WITH THE USE and the recorded figure is the single-family row: a two-family dwelling requires 12,000 sf, and a multifamily dwelling runs on 4,000 SQUARE FEET PER DWELLING UNIT — the lowest per-unit figure of any district in this village and lower than R-3's own 5,000 — with a 65 ft lot width. Without public sewers the minimum rises to 24,000 sf. A nonresidential use requires 12,000 sf and 65 ft of width. Accessory structures take 3 ft side and rear yards and a 24 ft height cap. | 0.2296 ac | 15 / 10 / 20 ft | 35 ft | Special permit |
| Multifamily Residential (R-3) — 10,000 sf (0.23 acres) for a single-family dwelling with 65 ft of lot width, side yard 12 ft for one and 30 ft total for both, rear yard 20 ft, height 35 ft (2 1/2 stories), maximum residential lot coverage 35% and, uniquely alongside R-4, A MINIMUM OPEN SPACE REQUIREMENT OF 35%. THE FRONT YARD IS A RANGE, NOT A MINIMUM, AND THIS IS THE ONLY DISTRICT IN THE VILLAGE WHERE IT IS: 20 FT MINIMUM AND 40 FT MAXIMUM, so a deep front setback is non-conforming in R-3 and a building must hold the street edge. Only the 20 ft floor is recorded. R-3 IS THE VILLAGE'S DENSITY DISTRICT AND IT PERMITS THE MOST BY RIGHT: a two-family dwelling, multifamily new construction and multifamily by conversion are all scored P, along with a nursing home or assisted-living facility. IT IS ALSO THE ONLY DISTRICT WITH NO ACCESSORY DWELLING UNIT ROUTE AND NO BED-AND-BREAKFAST — both are em dashes — which is the deliberate inversion described in `aduNotes`: where multifamily is available by right the accessory route is withdrawn. MULTIFAMILY RUNS ON 5,000 SQUARE FEET PER DWELLING UNIT with an 80 ft lot width, so a six-unit building needs 30,000 sf, three times the recorded single-family minimum; note that R-2's per-unit figure is LOWER at 4,000 sf, so R-3 is not uniformly the densest district on a per-unit basis. Without public sewers the minimum rises to 30,000 sf. Accessory structures take 10 ft side and rear yards here — more than triple R-1's and R-2's 3 ft — and a 24 ft height cap. | 0.2296 ac | 20 / 12 / 20 ft | 35 ft | No |
| Village Residential (R-4) — THE LOT SIZE, LOT WIDTH AND FRONT YARD ARE NOT STATED AS NUMBERS AT ALL AND minLotSize IS NULL BY DESIGN. Every one of those cells reads 'SPR', which the table's own note defines as 'lot sizes to be approved in SUBDIVISION AND SITE PLAN REVIEW', adding the unusual requirement that 'A VARIETY OF LOT SIZES SHALL BE REQUIRED'. So R-4 is a negotiated district: there is no as-of-right envelope to underwrite from, and the Village will actively resist a uniform subdivision. Maximum building height is likewise SPR rather than the 35 ft that applies elsewhere, so even the height is set at approval — 35 is recorded as the village-wide norm for orientation only and must not be relied on. WHAT IS FIXED IN R-4 IS THE YARD AND COVERAGE SET: side yard 12 ft for one and 30 ft total for both, rear yard 20 ft, maximum residential lot coverage 35% and A MINIMUM OPEN SPACE REQUIREMENT OF 45%, the highest in the village. That 45% open-space floor is the real constraint on an R-4 scheme and will usually bind before the 35% coverage cap. R-4 IS THE VILLAGE'S BROADEST USE LIST: a single-family dwelling and a two-family dwelling are permitted by right, multifamily new construction is special permitted, an accessory dwelling unit is special permitted, a bed-and-breakfast is special permitted, and R-4 is the ONLY district in the village admitting a MANUFACTURED HOME PARK, by special permit on a 5-ACRE minimum. Without public sewers a nonresidential lot rises to 30,000 sf. Accessory structures take 3 ft side and rear yards and a 24 ft height cap. | — | - / 12 / 20 ft | 35 ft | Special permit |
Short-term rentals
No local short-term-rental law on record - which is not the same as permission. NO SHORT-TERM RENTAL PROVISION EXISTS IN THE VILLAGE OF HONEOYE FALLS ZONING CODE. The § 190-15 residential use matrix scores every land use across R-1, R-2, R-3 and R-4 and contains no short-term rental row, and a sweep of all 54 chapters of the Village Code found no standalone rental, lodging, licensing or registration chapter. WHAT EXISTS IS A BED-AND-BREAKFAST, SPECIAL PERMITTED IN R-1, R-2 AND R-4 BUT BARRED OUTRIGHT IN R-3 — the multifamily district is the one place a bed-and-breakfast may not go, which is the same kind of inversion this village applies to its accessory dwelling unit. A bed-and-breakfast is an owner-present lodging use and must not be read as authorising a whole-house short-term rental. THE USE TABLE IS A CLOSED MATRIX scored P, SP or em dash, so an unlisted whole-house STR is barred rather than merely unaddressed; strStatus stays 'unknown' rather than 'prohibited' only because that reading is unconfirmed with the Village. NOTE THE DIVERGENCE FROM THE SURROUNDING TOWN OF MENDON, WHICH IS THE SHARPEST TOWN-VILLAGE SPLIT FOUND IN THIS COUNTY: Mendon operates a full standalone STR OPERATING-PERMIT REGIME in its Ch. 208, with one-year and two-year terms, a 31 December expiry and nontransferability on sale. The village inside it has nothing of the kind. A Mendon STR finding is worthless for a Honeoye Falls parcel and the reverse, which is exactly the hazard already seen with Pittsford town versus village. 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) 624-6150.
Good to know
- UtilityRG&E territory.
- Building dept(585) 624-6150
- 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 Honeoye Falls, or what an ADU costs here.
Sizing up a specific parcel in Honeoye Falls?
Aldo pulls the exact zoning district, setbacks, and build feasibility for any parcel — before you buy. Enter your email to open Aldo and run your free report.
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) · Brockport (Village) · Churchville (Village) · Fairport (Village) · Hilton (Village) · Pittsford (Village) · Scottsville (Village) · Spencerport (Village) · Webster (Village)
Zoning figures for Village of Honeoye Falls 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) 624-6150 before relying on any number. Source: Offsite / Aldo zoning dataset, municipalData.js.