Union, NY Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- Detached single-family
- 50, 40, 30, 25, 35, 20 percent (UMF, SMF, USF, SSF, UTF, RR)
- Two-family
- 50, 40, 30, NA, 35, 30 percent in the same order
- Multifamily
- 50 percent in UMF, 40 percent in SMF, NA elsewhere
- What counts
- Primary plus accessory buildings as a percentage of lot area
- What is excluded
- Driveways, pools, decks, parking, other impermeable surfaces
- Penalty
- Fine up to $250, up to 15 days, each day separate
Summary
Table 20-4 in § 300-20.5 caps building coverage, the share of the lot covered by primary and accessory buildings, from 20 percent in RR to 50 percent in UMF for a detached single-family home. The code's definition excludes driveways, pools, decks and parking, so this is a building footprint limit, not an impervious surface cap.
§ 300-20.5. Bulk requirements. ... The following bulk requirements shall apply to the residential districts within the Town and Villages: Table 20-4 Residential Bulk Requirements Zoning District Land Use UMF SMF USF SSF UTF RR ... Maximum building ... coverage Single-family detached 50% 40% 30% 25% 35% 20% Single-family attached 50% 40% 30% 25% 35% NA Two-family 50% 40% 30% NA 35% 30% Multifamily 50% 40% NA NA NA NA Nonresidential uses 40% 30% 25% 25% 25% 20% ... BUILDING COVERAGE The percentage of the lot area covered by the combined area of the primary and accessory buildings. This definition excludes driveways, swimming pools, decks, parking areas and parking lots and other impermeable surfaces on such lot, excluding patios, terraces and pedestrian walkways.
Full Breakdown
Section 300-20.5 and its Table 20-4 set maximum building coverage for the six residential districts of the Consolidated Zoning Ordinance of the Town of Union, Village of Johnson City, and Village of Endicott. The columns run UMF, SMF, USF, SSF, UTF, RR, and § 300-10.4 applies the ordinance in the Town and in both Villages. A detached single-family lot is capped at 50 percent in UMF, 40 percent in SMF, 30 percent in USF, 25 percent in SSF, 35 percent in UTF and 20 percent in RR. Single-family attached carries the same percentages with NA in RR.
Two-family lots are capped at 50, 40 and 30 percent in UMF, SMF and USF, print NA in SSF, and are capped at 35 percent in UTF and 30 percent in RR. Multifamily lots are capped at 50 percent in UMF and 40 percent in SMF and print NA in the other four districts. Nonresidential uses are capped at 40 percent in UMF, 30 percent in SMF, 25 percent in USF, SSF and UTF, and 20 percent in RR.
Section 300-70.2 defines building coverage as the percentage of the lot area covered by the combined area of the primary and accessory buildings. Because accessory buildings are added to the house, a detached garage or shed uses up the same percentage as the home. The definition excludes driveways, swimming pools, decks, parking areas and parking lots and other impermeable surfaces on such lot, and it also excludes patios, terraces and pedestrian walkways. Table 20-4 has no impervious surface column for residential lots; the limit applies to building area measured against lot area.
Section 300-20.6 adds that the specific use requirements in Part 4 and the development standards in Part 5 apply to all uses in the UMF, SMF, USF, SSF, UTF and RR districts, so a lot has to meet those standards in addition to the coverage percentage. Commercial districts carry their own building coverage rows in Article 21.
Violations & Fines
Exceeding the coverage percentage is a violation of § 300-60.6.1. Under § 300-60.7 a conviction carries a fine up to and not to exceed $250, up to 15 days in jail, or both, and each day the violation continues is a separate violation. The owner also bears the Town's attorney, engineering, consultant and court costs, which can be levied on the property as a lien. The Zoning Board of Appeals decides variance applications under § 300-69.3.
Frequently Asked Questions
What percent of my lot can I cover with buildings in the Town of Union?
Do driveways and patios count toward building coverage?
Does a garage or shed count toward the coverage limit?
Is there an impervious surface limit for residential lots in the zoning table?
Sources & Official References
Other rules in Union
New York rules heatmap·Compare Union to another location·View the New York building setbacks & zoning overview
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