Irondequoit, NY Zoning Overlays & Bonuses: Density Bonus Law (2026)

The Town of Irondequoit Code has no stand-alone density bonus chapter. The bonuses sit in Article VIIIA, the Mixed Use Commercial (MUC) Zoning District, added by L.L. No. 13-2004. Section 235-30.1 states the district's purpose: a traditional mixed-use area that can serve as a gathering place, scaled to the pedestrian.

Section 235-30.8 makes the incentives discretionary. The Planning Board provides them "based on the extent of the public benefit derived." There are two tracks. On the mixed-use track, a building must contain both residential and nonresidential uses, with at least 25% of its gross floor area (GFA) devoted to each. The reward is one additional story of height (not to exceed the maximum building height, or 35 feet), up to a 10% increase in the otherwise permitted GFA, up to a 33 1/3% reduction in the total parking requirement, or any combination. Stacked incentives cannot reduce off-street parking below two spaces per thousand square feet of GFA, and impervious cover tops out at 95% of the lot area.

On the parking track, an applicant earns the same menu by conveying land used for parking to the Town for public parking, permanently posting it as available for public use, or granting the Town a cross-access easement. Height stays capped at 35 feet, GFA at 15,000 square feet, and the parking reduction cannot go below two spaces per thousand square feet of GFA.

The district's bulk standards set the baseline these bonuses lift: a maximum building area of 8,000 square feet of GFA without bonuses, up to 15,000 with bonuses, and maximum impervious coverage of 75% without bonuses and 95% with them.

Section 235-30.9 adds trade-based incentives. Once the Town Board accepts the plan, every 1,000 square feet of land dedicated to public use (plazas, squares, greens, works of art, parks, playgrounds, trails) earns 100 square feet of additional GFA. For off-site public improvements the Town Board approves and accepts, every $5,000 spent earns 100 square feet of additional GFA. Section 235-30.7 separately lets the Planning Board cut the parking minimum by 33 1/3% for shared public parking, and the Town Board sets a fee in lieu of parking spaces that goes into a dedicated MUC parking fund.