Monroe County

Village of Webster, NY: zoning for new construction

4 districts Min residential lot 0.2204 ac RG&E

The Village of Webster sets a residential minimum of about 0.2204 acres in Residential R-1-9.6 District — 9,600 sf minimum lot area with 75 ft of lot width at the front building line, front yard 40 ft, rear yard 40 ft, side yards 16 ft total with neither less than 6 ft at the front and rear building line, maximum height 30 ft and maximum lot coverage 25%. The village's standard single-family district: § 175-12 permits single-family dwellings and their accessory uses plus the same site-plan set as R-1-13.6, with no two-family, townhouse or accessory dwelling unit. It is the same lot size as R-2-9.6 and RM — the three districts share the 9,600 sf / 75 ft baseline and differ only in what may be built on it, so THE DISTRICT NAME AND NOT THE LOT SIZE IS WHAT DETERMINES WHETHER A SECOND UNIT IS REACHABLE. Against R-1-13.6 this district trades 4,000 sf of lot for 5 percentage points of coverage and 4 ft of total side yard. THE FRONT YARD CARRIES THE SAME 300-FOOT CONTEXTUAL AVERAGING OVERRIDE as every other residential district here, amended 6-9-1994 by L.L. No. 2-1994. The narrow-lot side-yard reduction is calibrated differently from R-1-13.6 and must not be carried across: it triggers below 60 FT of width, reduces the total by SIX INCHES per foot under 60, floors at 10 ft total, and forces equal side yards once the total falls below 12 ft. Lot coverage counts ALL buildings including accessory buildings. Height is 30 ft for dwellings and attached structures, 18 ft for detached garages, 10 ft for accessory buildings., one of its 4 zoning districts. Short-term rentals prohibited. 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) 265-3770 before you rely on a figure.

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

Zoning districts

District	Min lot	Setbacks F / S / R	Max height	ADU
Residential R-1-13.6 District — 13,600 sf (0.31 acres) minimum lot area, front yard 40 ft, rear yard 40 ft, side yards 20 ft total with neither less than 8 ft at the front and rear building line, maximum height 30 ft and maximum lot coverage 20%. The village's largest-lot district and SINGLE-FAMILY ONLY — § 175-10 permits single-family dwellings and their accessory uses, then a site-plan set (schools, churches, libraries, fire stations, municipal offices, telephone exchanges, utility substations, private swimming pools); no two-family, no townhouse, no accessory dwelling unit. THE DISTRICT STATES NO MINIMUM LOT WIDTH, which is unusual here — R-1-9.6, R-2-9.6 and RM all state 75 ft at the front building line and this one states none, so minLotWidthFt is null by design rather than unread. TWO TRAPS. (1) THE SUBDIVISION RULE IS A SECOND, HIGHER MINIMUM: § 175-11A(2) requires that 50% IN NUMBER of the lots appearing on any subdivision plan submitted be at least 16,000 sf, so a subdivider cannot build the whole plan at 13,600 sf — half the lots must be ~18% larger, and the recorded 13,600 sf is the floor for an individual lot, not the achievable average across a plan. (2) THE FRONT YARD IS CONTEXTUAL: where principal structures front the same street within 300 FEET of either side line, the required depth becomes the AVERAGE of the nearest such setbacks on each side (or the average of that setback and 40 ft where there is a structure on one side only), never less than 20 ft. On an infill lot in an established block the real front yard is a function of the neighbours, not of this figure. The side-yard rule also has a narrow-lot reduction for lots under 70 ft wide held in separate ownership at the effective date: the 20 ft total reduces by 1 ft for each foot of width under 70, floored at 12 ft total, and once the total falls below 16 ft THE TWO SIDE YARDS MUST BE EQUAL. Lot coverage counts ALL buildings including accessory buildings. Height is 30 ft for dwellings and structures attached to them, 18 ft for detached garages and 10 ft for accessory buildings.	0.3122 ac	40 / 8 / 40 ft	30 ft	No
Residential R-1-9.6 District — 9,600 sf (0.22 acres) minimum lot area with 75 ft of lot width at the front building line, front yard 40 ft, rear yard 40 ft, side yards 16 ft total with neither less than 6 ft at the front and rear building line, maximum height 30 ft and maximum lot coverage 25%. The village's standard single-family district: § 175-12 permits single-family dwellings and their accessory uses plus the same site-plan set as R-1-13.6, with no two-family, townhouse or accessory dwelling unit. It is the same lot size as R-2-9.6 and RM — the three districts share the 9,600 sf / 75 ft baseline and differ only in what may be built on it, so THE DISTRICT NAME AND NOT THE LOT SIZE IS WHAT DETERMINES WHETHER A SECOND UNIT IS REACHABLE. Against R-1-13.6 this district trades 4,000 sf of lot for 5 percentage points of coverage (25% vs 20%) and 4 ft of total side yard. THE FRONT YARD CARRIES THE SAME 300-FOOT CONTEXTUAL AVERAGING OVERRIDE as every other residential district here (average of the nearest principal structures fronting the same street within 300 ft of either side line, floored at 20 ft), amended 6-9-1994 by L.L. No. 2-1994. The narrow-lot side-yard reduction is calibrated differently from R-1-13.6 and must not be carried across: it triggers below 60 FT of width (not 70), reduces the total by SIX INCHES per foot under 60 (not one foot), floors at 10 ft total (not 12), and forces equal side yards once the total falls below 12 ft (not 16). Lot coverage counts ALL buildings including accessory buildings. Height is 30 ft for dwellings and attached structures, 18 ft for detached garages, 10 ft for accessory buildings.	0.2204 ac	40 / 6 / 40 ft	30 ft	No
Residential R-2-9.6 District — 9,600 sf (0.22 acres) minimum lot area with 75 ft of lot width at the front building line for a single-family dwelling, front yard 40 ft, rear yard 40 ft, side yards 16 ft total with neither less than 6 ft, maximum height 30 ft and maximum lot coverage 25%. THE RECORDED FIGURES ARE THE SINGLE-FAMILY ROW — this district's value is that it also reaches two-family dwellings and townhouses, and each carries its own larger standard. A TWO-FAMILY DWELLING NEEDS 18,000 SF AND 100 FT OF WIDTH — nearly double the single-family lot — and its total side-yard width increases by 10 ft with neither side less than 10 ft at the front and rear building lines. TOWNHOUSES ARE SIZED BY DENSITY, NOT BY LOT: 2,000 sf per dwelling unit, a minimum of ONE ACRE per townhouse group, and a hard cap of EIGHT UNITS PER ACRE — so the binding constraint on a townhouse scheme is the 8 du/acre cap and the one-acre group minimum, not the 9,600 sf district minimum, and sizing a townhouse yield off the district minimum overstates it by roughly 5x. Townhouse side yards are 40 FT to adjacent properties, with separate buildings in a development kept 20 ft apart or the height of the taller adjacent building, whichever is greater. BOTH THE TWO-FAMILY AND THE TOWNHOUSE ARE 'CONTROLLED SITE USES' SUBJECT TO SITE PLAN REVIEW AND APPROVAL UNDER ARTICLE XIV — they are not by-right, so a second unit here is discretionary. § 175-14 otherwise permits single-family dwellings and their accessory uses by right plus the standard site-plan set; there is no accessory dwelling unit. The front yard carries the same 300-foot contextual averaging override, floored at 20 ft, and the narrow-lot side-yard reduction matches R-1-9.6 (below 60 ft of width, six inches per foot, floor of 10 ft total, equal yards below 12 ft). Lot coverage counts all buildings including accessory buildings. Height is 30 ft for dwellings and attached structures, 18 ft detached garages, 10 ft accessory buildings.	0.2204 ac	40 / 6 / 40 ft	30 ft	No
Residential RM District — 9,600 sf (0.22 acres) minimum lot area with 75 ft of lot width for a single-family dwelling, front yard 40 ft, rear yard 40 ft, side yards 16 ft total with neither less than 6 ft, maximum height 35 ft and maximum lot coverage 25%. THE VILLAGE'S ONLY MULTIFAMILY DISTRICT AND THE ONE THAT MATTERS FOR YIELD. § 175-16 reaches two-family AND MULTIPLE-FAMILY dwellings, townhouses and condominiums, all as controlled site uses under Article XIV site plan review, plus state-regulated multiple residences for the aged and infirm. THE MULTIFAMILY FORMULA IS THE HEADLINE: 20,000 sf for the first two units PLUS 3,000 SF FOR EACH ADDITIONAL UNIT, with a 150 ft minimum lot width — so a one-acre parcel (43,560 sf) supports about 9 units and the marginal unit costs only 3,000 sf, making the yield curve flatten sharply above the base. Two-family dwellings take 18,000 sf and 100 ft of width; townhouses take 2,000 sf per unit with a one-acre group minimum and an 8 du/acre cap. THE HEIGHT FIELD IS THE BIGGEST TRAP IN THIS DISTRICT AND THE RECORDED 35 FT IS THE SINGLE- AND TWO-FAMILY/TOWNHOUSE FIGURE ONLY: § 175-17D states that THERE IS NO LIMIT ON THE HEIGHT OF MULTIPLE-FAMILY DWELLINGS, CONDOMINIUMS OR NONRESIDENTIAL STRUCTURES. A 40 ft building owes 80 ft to each side and rear line. For nonresidential structures each foot above 35 ft adds 2 ft to the total side-yard width and 1 ft to the front-yard depth. Note the RM height for the ordinary house case (35 ft) is 5 ft taller than the three other residential districts (30 ft). The front yard carries the same 300-foot contextual averaging override, floored at 20 ft. Lot coverage counts all buildings including accessory buildings. No accessory dwelling unit exists here or anywhere in the village.	0.2204 ac	40 / 6 / 40 ft	35 ft	No

Short-term rentals

Short-term rentals prohibited. NO SHORT-TERM RENTAL PROVISION EXISTS IN THE VILLAGE OF WEBSTER, AND THE NEGATIVE IS RECORDED AS 'prohibited' RATHER THAN 'unknown' BECAUSE THE USE LISTS ARE CLOSED AND WERE TESTED AT BOTH LEVELS. Every residential article opens with the words 'only the following structures and uses shall be permitted' (§ 175-10 R-1-13.6, § 175-12 R-1-9.6, § 175-14 R-2-9.6, § 175-16 RM), which makes each list a closed matrix in the same way Scottsville's em-dash table is: a use absent from the list is barred, not merely unaddressed. NONE OF THE FOUR RESIDENTIAL DISTRICTS PERMITS A TOURIST HOME, A BED-AND-BREAKFAST, A ROOMING OR BOARDING HOUSE, A HOTEL OR MOTEL, OR EVEN A HOME OCCUPATION — the residential lists run to single-family dwellings and their accessory uses plus a short site-plan set (schools, churches, libraries, fire stations, municipal offices, telephone exchanges, utility substations, private swimming pools) and, in R-2-9.6 and RM, the additional dwelling types. THE SECOND LEVEL IS ARTICLE XV SPECIAL PERMIT USES (§ 175-42, guid 7738796), WHICH WAS READ IN FULL AND IS SHORT: the 'in any district' list is private clubs, golf courses, parks and playgrounds, hospitals, nursing and proprietary homes, cemeteries, charitable/educational/governmental services, nursery schools, excavation and topsoil removal, and off-site parking. Residential uses are special-permitted only in the NB and CB business districts, and multiple-family dwellings only in GI. NO LODGING OR TRANSIENT USE APPEARS AT EITHER LEVEL IN ANY RESIDENTIAL DISTRICT. THE CODE DOES DEFINE 'TOURIST HOME' in § 175-3 ('a private residence in which overnight sleeping accommodations are provided for overnight transient paying guests') and expressly excludes hotels, motels, automobile courts, bed-and-breakfasts, tourist homes, furnished rooming houses, dormitories, boarding homes and 'other accommodation used for transient occupancy' from the definitions of 'apartment' and 'apartment building' — so the drafters had the transient-lodging concept in mind and placed it nowhere in a residential district. THE WHOLE-CODE SWEEP WAS ALSO RUN AND IS MANDATORY IN THIS COUNTY: all 34 substantive chapters of the Village Code were enumerated from /WE0133 and there is no rental, registration, occupancy or property-maintenance chapter. CHAPTER 75 LICENSES AND PERMITS — flagged in the county handoff as the most likely home of a rental permit on the Gates Ch. 148 / Mendon Ch. 208 / Village of Pittsford Ch. 154 pattern — WAS OPENED AND IS NOT ONE: it is 613 characters covering Article I Billiard Rooms and Pool Rooms, Article II Circuses, Sideshows and Outdoor Exhibitions, and Article III Merry-Go-Rounds and Other Rides. That candidate is closed; do not re-check it. New York State's 2025 statewide short-term rental registry (Ch. 99 of the Laws of 2025) still obliges every host to register regardless of local law. Confirm with the Building Department at (585) 265-3770.

Good to know

UtilityRG&E territory.
Building dept(585) 265-3770
Last reviewed2026-08-14

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

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Other Monroe County towns

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Zoning figures for Village of Webster are compiled from the municipal code (last reviewed 2026-08-14) 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) 265-3770 before relying on any number. Source: Offsite / Aldo zoning dataset, municipalData.js.