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

The Town's Multiple Residence District rules set a base maximum density of 25 units per acre for senior independent-living facilities, 32 units per acre for senior congregate living, and 38 units per acre for senior assisted living, each on a minimum lot of 40,000 square feet with a 100-foot minimum lot width and a 25-foot minimum front setback (§ 70-69D). Section 70-69F layers a 25% density bonus on top of the base independent-living rate specifically where the developer commits those units to affordable senior citizen housing, letting a qualifying project push meaningfully above the standard 25-units-per-acre cap.

85, so the bonus for the independent-living component is calculated against that base before the composite ceiling is applied. 1 with two rows of six-foot coniferous planting in the wider buffer. Floor area for independent-living units is separately capped at 600 to 1,600 square feet per unit under § 70-74B, and at least 40% of units in independent, congregate, and assisted facilities must be one-bedroom, with no unit exceeding two bedrooms. Because the bonus is written directly into the density table for this specific district, it applies only to senior independent-living projects in the Multiple Residence District that meet the affordability condition; it is not a general market-rate density bonus available town-wide.