Monroe County
Town of Mendon, NY: zoning for new construction
Residential lots in the Town of Mendon run from a 0.6887-acre minimum in Residential Suburban 30 (RS-30) — a density of 1 LOT PER 30,000 SQUARE FEET, the town's smallest-lot district and the ONLY district in Mendon where any additional density is available. Lot width 50 ft at the right-of-way and 100 FT AT THE BUILDING LINE. Front setback 60 ft on town and county roads and 80 ft on a state road; SIDE 15 FT — the only district that departs from the town-wide 20 ft side yard; rear 20 ft; height 2 1/2 stories or 35 feet. RS-30 IS THE ONLY MENDON DISTRICT THAT STATES A LOT COVERAGE AND IT IS RECORDED: 25% of the lot. The schedule's shared column reads '1 story: 1,000 ~ Other: 1,200 ~ 25% coverage of lot', so RS-30 carries BOTH a minimum habitable floor area AND a genuine 25% coverage ceiling. Every other district in the town gives floor area only, which is why their coverage is null; do not read those nulls as a missing 25%. EVERY ROUTE TO A SECOND UNIT IN MENDON IS CONCENTRATED HERE, all by Planning Board special use permit under Article VII: RESIDENTIAL CONVERSIONS, apartment houses, townhouse clusters, multiple-dwelling units and dwelling groups, condominiums and cooperatives, plus tourist homes and bed-and-breakfast establishments. up to 5 acres in Residential Agricultural 5 (RA-5) — the town's largest-lot district, stated as a DENSITY of 1 LOT PER 5 ACRES rather than as a flat minimum lot area, which is how every Mendon residential district is written. Front setback 60 ft on town and county roads, RISING TO 80 FT ON A STATE ROAD; side 20 ft; rear 20 ft; height 2 1/2 stories or 35 feet. THE LOT WIDTH IS TWO SEPARATE NUMBERS AND THE GAP IS THE LARGEST IN THE TOWN: 100 ft of width AT THE RIGHT-OF-WAY but 300 FT AT THE BUILDING LINE. The recorded 300 is the building-line figure because that is what governs where a house can actually sit; the 100 ft ROW figure is a frontage minimum and is far smaller, which means RA-5 expressly contemplates a lot that necks down to the road and opens out behind — a flag-lot geometry. Sizing a subdivision from the ROW width alone would badly overstate how many lots a road frontage can carry. MENDON STATES NO LOT COVERAGE IN ANY RA DISTRICT AND maxLotCoverage IS NULL BY DESIGN — the schedule's third column is headed 'Habitable Floor Area or Lot Coverage' and for RA-5 it carries only floor area: a MINIMUM of 1,200 sf for a one-storey dwelling and 1,500 sf for anything else. That is a house-size FLOOR, the opposite of a coverage ceiling, and the two must not be confused because they share a column. RA-5 is one of only two districts permitting TOURIST HOMES AND BED-AND-BREAKFAST ESTABLISHMENTS by special use permit; it has no residential-conversion route and no multi-unit route., across 4 zoning districts in all. Short-term rentals allowed with registration. 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) 624-6066 before you rely on a figure.
Looking specifically at an accessory dwelling unit? See ADU rules for Mendon →
Zoning districts
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| Residential Agricultural 5 (RA-5) — the town's largest-lot district, stated as a DENSITY of 1 LOT PER 5 ACRES rather than as a flat minimum lot area, which is how every Mendon residential district is written. Front setback 60 ft on town and county roads, RISING TO 80 FT ON A STATE ROAD; side 20 ft; rear 20 ft; height 2 1/2 stories or 35 feet. THE LOT WIDTH IS TWO SEPARATE NUMBERS AND THE GAP IS THE LARGEST IN THE TOWN: 100 ft of width AT THE RIGHT-OF-WAY but 300 FT AT THE BUILDING LINE. The recorded 300 is the building-line figure because that is what governs where a house can actually sit; the 100 ft ROW figure is a frontage minimum and is far smaller, which means RA-5 expressly contemplates a lot that necks down to the road and opens out behind — a flag-lot geometry. Sizing a subdivision from the ROW width alone would badly overstate how many lots a road frontage can carry. MENDON STATES NO LOT COVERAGE IN ANY RA DISTRICT AND maxLotCoverage IS NULL BY DESIGN — the schedule's third column is headed 'Habitable Floor Area (square feet) or Lot Coverage' and for RA-5 it carries only floor area: a MINIMUM of 1,200 sf for a one-storey dwelling and 1,500 sf for anything else. That is a house-size FLOOR, the opposite of a coverage ceiling, and the two must not be confused because they share a column. RA-5 is one of only two districts permitting TOURIST HOMES AND BED-AND-BREAKFAST ESTABLISHMENTS by special use permit; it has no residential-conversion route and no multi-unit route. | 5 ac | 60 / 20 / 20 ft | 35 ft | No |
| Residential Agricultural 2 (RA-2) — a density of 1 LOT PER 2 ACRES, not a flat lot minimum. Lot width is 50 ft at the right-of-way and 200 FT AT THE BUILDING LINE; the recorded figure is the building-line width, and note the ROW frontage drops to just 50 ft here against RA-5's 100 ft, so the flag-lot geometry is even more pronounced — a two-acre RA-2 lot may present only 50 feet to the road. Front setback 60 ft on town and county roads and 80 ft on a state road; side 20 ft; rear 20 ft; height 2 1/2 stories or 35 feet. Setbacks are identical to RA-5 and RA-1 — the three agricultural districts differ ONLY in density and in building-line width, not in envelope. NO LOT COVERAGE IS STATED, so maxLotCoverage is null by design; the schedule gives only a MINIMUM habitable floor area of 1,200 sf for a one-storey dwelling and 1,500 sf for anything else, which is a house-size floor rather than a coverage cap. RA-2 IS ONE OF THE TWO MOST RESTRICTED DISTRICTS IN MENDON FOR ANYTHING BEYOND A SINGLE HOUSE: unlike RA-5 it does not permit tourist homes or bed-and-breakfasts, and unlike RS-30 it has no residential-conversion or multi-unit route. One dwelling per lot is the whole programme. | 2 ac | 60 / 20 / 20 ft | 35 ft | No |
| Residential Agricultural 1 (RA-1) — a density of 1 LOT PER ACRE, not a flat lot minimum. Lot width 50 ft at the right-of-way and 150 FT AT THE BUILDING LINE (the recorded figure). Front setback 60 ft on town and county roads and 80 ft on a state road; side 20 ft; rear 20 ft; height 2 1/2 stories or 35 feet — dimensionally identical to RA-5 and RA-2 in every respect except density and building-line width, which is the clean pattern in this town: Mendon varies how much land a lot needs and how wide it must be where the house sits, and holds the envelope constant. NO LOT COVERAGE IS STATED so maxLotCoverage is null by design; the schedule carries only a MINIMUM habitable floor area of 1,200 sf one-storey and 1,500 sf otherwise, a house-size floor rather than a ceiling. NOTE THAT THE 1,500 SF FLOOR IS UNCHANGED FROM RA-5 EVEN THOUGH THE LAND REQUIREMENT HAS FALLEN BY FOUR FIFTHS — a one-acre RA-1 lot must deliver exactly the same house as a five-acre RA-5 lot. Like RA-2, RA-1 permits no tourist home, no bed-and-breakfast, no residential conversion and no multi-unit form; it is single-dwelling-per-lot with no exceptions. | 1 ac | 60 / 20 / 20 ft | 35 ft | No |
| Residential Suburban 30 (RS-30) — a density of 1 LOT PER 30,000 SQUARE FEET (0.69 acres), the town's smallest-lot district and the ONLY district in Mendon where any additional density is available. Lot width 50 ft at the right-of-way and 100 FT AT THE BUILDING LINE (the recorded figure). Front setback 60 ft on town and county roads and 80 ft on a state road; SIDE 15 FT — the only district that departs from the town-wide 20 ft side yard; rear 20 ft; height 2 1/2 stories or 35 feet. RS-30 IS THE ONLY MENDON DISTRICT THAT STATES A LOT COVERAGE AND IT IS RECORDED: 25% of the lot. The schedule's shared column reads '1 story: 1,000 ~ Other: 1,200 ~ 25% coverage of lot', so RS-30 carries BOTH a minimum habitable floor area (1,000 sf one-storey, 1,200 sf otherwise — lower than the RA districts' 1,200/1,500) AND a genuine 25% coverage ceiling. Every other district in the town gives floor area only, which is why their coverage is null; do not read those nulls as a missing 25%. EVERY ROUTE TO A SECOND UNIT IN MENDON IS CONCENTRATED HERE, all by Planning Board special use permit under Article VII: RESIDENTIAL CONVERSIONS (the town's de facto ADU, available in no other district), apartment houses, townhouse clusters, multiple-dwelling units and dwelling groups, condominiums and cooperatives, plus tourist homes and bed-and-breakfast establishments. | 0.6887 ac | 60 / 15 / 20 ft | 35 ft | Special permit |
Short-term rentals
Short-term rentals allowed with registration. MENDON HAS A FULL STANDALONE SHORT-TERM RENTAL LAW WITH AN OPERATING PERMIT, AND IT IS NOT IN THE ZONING CHAPTER — Ch. 208 Short-Term Rentals, §§ 208-1 to 208-16 (guid 42871418, ~32,000 characters, 14 sections). THIS IS THE SECOND CONFIRMED INSTANCE OF THE GATES Ch. 148 PATTERN IN MONROE and it is the reason the whole-code sweep is mandatory: a search of Mendon's Ch. 260 Zoning alone returns nothing for short-term rental and would have produced a false 'no regime' finding. § 208-5 REQUIRES A REVOCABLE SHORT-TERM RENTAL OPERATING PERMIT before a property may be used as an STR at all, granted 'in accordance with the Schedule of Zoning Districts' at § 208-6 — so WHICH DISTRICTS PERMIT AN STR IS SET BY THAT SCHEDULE. Permit mechanics: a NEW permit is valid for a maximum of ONE year and a RENEWAL for a maximum of TWO; all permits expire 31 December of the relevant calendar year regardless of when issued; renewals are filed at the Town of Mendon Building Department and must be received by 1 DECEMBER or the application is treated as new; and THE PERMIT IS NONTRANSFERABLE, so a purchaser of an operating STR must apply afresh and cannot rely on the seller's permit — a material diligence point on any Mendon acquisition premised on rental income. § 208-7 sets property standards that are life-safety rather than dimensional: full compliance with the NYS Uniform Fire Prevention and Building Code and the Town Code with any pre-existing deficiencies corrected BEFORE issuance, a working smoke detector in every sleeping room plus one per floor, carbon monoxide detectors, evacuation procedures posted in each sleeping room and in the kitchen and main living room, and portable fire extinguishers on each floor and in the kitchen under NY Fire Code § 906 with an inspection record produced at application. §§ 208-10 to 208-13 carry compliance, penalties, suspension and revocation, renewal and appeals. SEPARATELY AND NOT THE SAME THING, the zoning chapter permits TOURIST HOMES AND BED-AND-BREAKFAST ESTABLISHMENTS by SPECIAL USE PERMIT from the Planning Board, but only in RA-5 and RS-30 — not in RA-2 or RA-1. A bed-and-breakfast is an owner-present lodging use on a different track from the Ch. 208 STR permit and the two should not be conflated. New York State's 2025 statewide short-term rental registry (Ch. 99 of the Laws of 2025) obliges every host to register in addition to the Town permit. Confirm with the Building Department at (585) 624-6066.
Good to know
- UtilityRG&E territory.
- Building dept(585) 624-6066
- Last reviewed2026-08-13
Working out a budget? A standard-finish build here runs $204–$268/sq ft , and a conforming lot adds about $8,486 on top - see the full cost to build a house in Mendon, or what an ADU costs here.
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Zoning figures for Town of Mendon 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) 624-6066 before relying on any number. Source: Offsite / Aldo zoning dataset, municipalData.js.