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City of Rochester, NY
Monroe County
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Table of Contents
Table of Contents
Code
New Laws (59) Index Notes (1)
Public Documents
Misc. Documents (1)
The R-3 High-Density Residential District protects, preserves and enhances existing residential areas of higher density which include multifamily dwellings mixed with other housing types. The R-3 High-Density Residential District is intended to provide residential areas that accommodate higher-density housing while protecting, maintaining and enhancing existing residential areas. The R-3 District may include various housing types ranging from single-family detached to high-density apartments. The district adds to the urban character of Rochester and provides diversity in housing types particularly in proximity to Community Center and Village Center Districts.
The following uses are permitted in the R-3 District:
A. 
Single-family detached dwellings.
B. 
Single-family attached dwelling.
C. 
Two-family dwellings.
D. 
Multifamily dwellings.
E. 
Live-work space, subject to the additional requirements for specified uses in § 120-142.1.
[Amended 6-17-2003 by Ord. No. 2003-183]
F. 
Bed-and-breakfast establishments, subject to the additional requirements for specified uses in § 120-132.
G. 
Family and group family day-care homes.
H. 
Adult family day-care homes.
I. 
Day-care centers, subject to the additional requirements for specified uses in § 120-135.
J. 
Places of worship, except in structures originally designed solely for residential purposes.
[Amended 9-19-2017 by Ord. No. 2017-299]
K. 
Convents and rectories.
L. 
Home occupations , subject to the additional requirements for specified uses in § 120-139.
[Added 6-17-2003 by Ord. No. 2003-183]
M. 
[1]Office, when in an existing structure built for a nonresidential use, operating between the hours of 6:00 a.m. and 9:00 p.m.
[Added 9-19-2012 by Ord. No. 2012-363]
[1]
Editor’s Note: Former Subsection M, concerning specialty retail sales and service, added 9-19-2012 by Ord. No. 2012-363, as amended, was repealed 8-9-2016 by Ord. No. 2016-263, which ordinance also redesignated former Subsection N as Subsection M.
[Amended 6-17-2003 by Ord. No. 2003-183; 7-19-2011 by Ord. No. 2011-247; 9-19-2012 by Ord. No. 2012-363; 8-9-2016 by Ord. No. 2016-263; 11-3-2022 by Ord. No. 2022-322]
The following uses are allowed as special permit uses in the R-3 District:
A. 
Adaptive use of designated landmarks, subject to the additional requirements for specified uses in §120-130.
B. 
Ancillary parking lots , subject to the additional requirements for specified uses in § 120-131.
C. 
Community garages and parking lots.
D. 
First floor commercial uses in multifamily dwellings over 20 units, subject to the additional requirements for specified uses in § 120-134.
E. 
Nursing homes.
F. 
Public and semipublic uses.
G. 
Public utilities, subject to the additional requirements for specified uses in § 120-144.
H. 
Residential care facilities, subject to the additional requirements for specified uses in § 120-146.
I. 
Homeless residential facilities, subject to the additional requirements for specified uses in § 120-140.
J. 
Hospice.
K. 
Rooming houses, subject to the additional requirements for specified uses in § 120-147.
L. 
Establishments licensed by New York State as adult-use cannabis retail dispensaries located entirely within the first floor of an enclosed building that contains more than 20 dwelling units and operating during liquor store hours.
[Added 11-3-2022 by Ord. No. 2022-322]
M. 
On-site cannabis consumption lounges located entirely within the first floor of an enclosed building that contains more than 20 dwelling units and operating during bar hours, but no later than 11:00 p.m.
[Added 11-3-2022 by Ord. No. 2022-322]
The following lot, area and yard requirements shall apply to the R-3 District:
A. 
Lot frontage requirements.
(1) 
Residential uses.
(a) 
Minimum lot frontage, detached: 40 feet.
(b) 
Minimum lot frontage, attached, two units: 30 feet per unit.
(c) 
Minimum lot frontage, attached, three or more units: N/A.
(d) 
Minimum lot frontage, two-family: 30 feet.
(e) 
Minimum lot frontage, multifamily: N/A.
(2) 
Nonresidential uses.
(a) 
Minimum lot frontage: N/A.
B. 
Lot area requirements.
(1) 
Residential uses.
(a) 
Single-family detached and attached.
[1] 
Minimum lot area, detached: 5,000 square feet.
[2] 
Minimum lot area, attached, two units: 3,000 square feet per unit.
[3] 
Minimum lot area, attached, three units or more: N/A.
[4] 
[1]Maximum lot coverage: 50%.
[1]
Editor’s Note: Former Subsection B(1)(a)[4], providing maximum building coverage, was repealed 9-19-2017 by Ord. No. 2017-299, which ordinance also redesignated former Subsection B(1)(a)[5] as Subsection B(1)(a)[4].
(b) 
Two-family.
[1] 
Minimum lot area: 6,000 square feet.
[2] 
[2]Maximum lot coverage: 50%.
[2]
Editor’s Note: Former Subsection B(1)(b)[2], providing maximum building coverage, was repealed 9-19-2017 by Ord. No. 2017-299, which ordinance also redesignated former Subsection B(1)(b)[3] as Subsection B(1)(b)[2].
(c) 
Multifamily.
[1] 
Minimum lot area: 1,000 square feet per unit for each one- or two-bedroom unit.
[2] 
Minimum lot area: 1,800 square feet per unit for each three- or more bedroom unit.
[3] 
Minimum lot area: 9,000 square feet for multifamily buildings over three units.[3]
[3]
Editor's Note: Former Subsection B(1)(c)[4] and [5], providing maximum building coverage and maximum lot coverage, respectively, which immediately followed this subsection, was repealed 9-21-2010 by Ord. No. 2010-323.
(2) 
Nonresidential uses.
(a) 
Minimum lot area: N/A.[4]
[4]
Editor's Note: Former Subsection B(2)(b) and (c), providing maximum building coverage and maximum lot coverage, respectively, which immediately followed this subsection, was repealed 9-21-2010 by Ord. No. 2010-323.
C. 
Yard requirements.
(1) 
Residential uses.
(a) 
Front yards.
[Amended 6-17-2003 by Ord. No. 2003-183; 7-27-2004 by Ord. No. 2004-240]
[1] 
Minimum front yard setback, principal uses and structures: where applicable, the average front yard depth of buildings on the two lots adjoining a property; or the average front yard depth of buildings on the block frontage on which the property is located; or 20 feet.
[2] 
Maximum front yard setback, principal uses and structures: where applicable, the average front yard depth of buildings of the two lots adjoining a property; or the average front yard depth of buildings on the block frontage.
[3] 
Minimum front yard setback, attached garages and carports: the front yard of the principal use or structure plus 10 feet.
[Amended 9-21-2010 by Ord. No. 2010-323]
(b) 
Side yards.
[1] 
Single-family detached and attached.
[a] 
Minimum side yard setback, detached principal use or structure: five feet minimum with a combined width of both side yards of 15 feet.
[b] 
Minimum side yard setback, attached principal use or structure: zero, except when adjacent to a detached structure, in which case the setback shall be five feet minimum with a combined width of both side yards of 15 feet.
[c] 
Attached accessory structures: five feet minimum with a combined width of both side yards of 15 feet.
[d] 
Minimum side yard, detached accessory use or structure: N/A.
[2] 
Two-family dwelling.
[a] 
Minimum side yard, principal use or structure or attached accessory structure: five feet minimum with a combined width of both side yards of 15 feet.
[b] 
Minimum side yard setback, detached accessory use or structure: N/A.
[3] 
Multifamily dwelling.
[a] 
Minimum side yard setback, principal use or structure or attached accessory structures: 1/3 the building height or 10 feet, whichever is greater.
[b] 
Minimum side yard, detached accessory use or structure: N/A.
(c) 
Rear yard.
[1] 
Minimum rear yard, principal use or structure: 1/3 the building height or 20 feet, whichever is greater.
[2] 
Minimum rear yard, detached accessory use or structure: N/A.
(2) 
Nonresidential uses.
(a) 
Minimum front yard setback: average front yard depth of building(s) on the block on which the property is located or 20 feet, whichever is more, but in no case more than five feet larger than the average of the front yard depth on buildings on the two adjoining lots.
(b) 
Side yards.
[1] 
Minimum side yard setback, principal use or structure: 1/3 the building height or 10 feet, whichever is greater.
[2] 
Minimum side yard setback, detached accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Minimum rear yard setback, principal use or structure: 1/3 the building height or 20 feet, whichever is greater.
[2] 
Minimum rear yard setback, detached accessory use or structure: 10 feet.
D. 
Corner lots. Both yards abutting streets shall be considered front yards and shall follow the regulations of this article pertaining to front yards.
The following requirements shall apply to buildings constructed in the R-3 District:
A. 
Building heights.
(1) 
Residential uses.
(a) 
Maximum building height, principal use or structure: two times the width of the lot frontage.
(b) 
Maximum building height, detached accessory use or structure: 15 feet.
(2) 
Nonresidential uses.
(a) 
Maximum building height, principal use or structure: two times the width of the lot frontage.
(b) 
Maximum building height, detached accessory use or structure: 15 feet.
[Amended 6-17-2003 by Ord. No. 2003-183; 9-19-2017 by Ord. No. 2017-299]
The following summarizes the requirements for the R-3 District.
Summary Chart of R-3 Regulations
Requirement
Residential
Nonresidential
Single-Family
Multifamily
Two-Family
Detached
Attached
2 Units
Attached
3 or More Units
1 or 2 Bed-
rooms
3 or More Bed-
rooms
Over 3 Units
Minimum lot frontage
40 feet
30 feet per unit
N/A
N/A
30 feet
N/A
Minimum lot area
5,000 square feet
3,000 square feet per unit
N/A
1,000 square feet per unit
1,800 square feet per unit
9,000 square feet
6,000 square feet
N/A
Maximum lot coverage
50%
N/A
50%
N/A
Front Yard
Minimum front yard setback, principal use or structure
Where applicable, the average front yard depth of buildings on the 2 lots adjoining a property; or the average front yard depth of buildings on the block frontage on which the property is located; or 20 feet
Average front yard depth of building(s) on the block or 20 feet, whichever is more
Maximum front yard setback, principal use or structure
Where applicable, the average front yard depth of buildings of the 2 lots adjoining a property, or the average front yard depth of buildings on the block frontage
Minimum front yard setback, attached garages and carports
The front yard of the principal use or structure, plus 10 feet
Side Yard
Minimum side yard setback, detached principal use or structure
5 feet minimum with a combined width of both side yards of 15 feet
1/3 the building height or 10 feet, whichever is greater
5 feet minimum with a combined width of both side yards of 15 feet
1/3 of the building height or 10 feet, whichever is greater
Minimum side yard setback, attached principal use or structure
0, except when adjacent to a detached structure, in which case the setback shall be 5 feet minimum with a combined width of both side yards of 15 feet
Attached accessory structures
5 feet minimum with a combined width of both side yards of 15 feet
Minimum side yard, detached accessory use or structure
N/A
10 feet
Rear Yard
Minimum rear yard setback, principal use or structure
1/3 the building height or 20 feet, whichever is greater
1/3 the building height or 20 feet, whichever is greater
Minimum rear yard, detached accessory use or structure
N/A
10 feet
Bulk
Maximum building height, principal use or structure
2 times the width of the lot frontage
2 times the width of the lot frontage
Maximum building height, detached accessory use or structure
15 feet
15 feet
Personal wireless telecommunication facilities in the R-3 District shall be regulated as outlined in § 120-143, Personal wireless telecommunication facilities.
The applicable City-Wide Design Guidelines and Standards (Article XIX) and Requirements Applying to All Districts (Article XX) in this chapter shall apply to all uses in the R-3 District.