Overview: Are Short-Term Rentals Allowed in Parish, NY?

Short-term rental of an entire dwelling for fewer than 30 consecutive days is prohibited throughout the Town of Parish. The only legal lodging use that can accept reservations for less than 30 days is a hotel or a bed and breakfast. A bed and breakfast must be owner-occupied and may offer overnight accommodations for any duration without the 30-day minimum. An owner-occupied single-family dwelling may also host guests for fewer than 30 days without the 30-day minimum, provided that the owner resides on-site and the use conforms to the definition of a bed and breakfast.

How to Start a Short-Term Rental Business in This Market

Short-term rental operators must first choose a compliant business model:

• Hotel: Permitted with site plan review in the Rural (R) and Rural/Mixed Use (R/MU) districts; prohibited in Highway Commercial (HC).
• Bed and Breakfast (owner-occupied): Permitted with site plan review in R and R/MU; prohibited in HC.
• Non-owner-occupied short-term rental: Only permissible if the minimum stay is 30 consecutive days or longer.

Operational steps:

1. Confirm zoning compliance.
   • Verify zoning district using the Town’s Zoning Map (R, R/MU, HC).
   • Confirm permitted lodging uses by district (see table below).
2. Determine approval pathway.
   • Bed and Breakfast and hotel uses require site plan review.
   • Consider special use permit thresholds in Article 14 for larger or more intensive activities.
3. Prepare and submit a site plan to the Planning Board.
   • Include site layout, building elevations/floor plans, parking, signage, lighting, landscaping, and any outdoor amenities.
4. Obtain any required Town permits and licenses.
   • Zoning Permit: Required for all development per Article 12.
   • Certificate of Compliance: Issued once work conforms to approved plans and local code.
   • Campground License: Not applicable to hotels/B&Bs; addressed here only for completeness (see “Campgrounds” subsection).
5. State and county health, wastewater, and building compliance.
   • Ensure the use meets NYS DOH sanitation and building code requirements; Oswego County Health Department approvals may apply to food service and wastewater systems.
6. Insurance and taxes.
   • Secure commercial liability and property insurance; register for applicable New York State sales and occupancy taxes (ST-9/9-101) for transient rentals.

Required Documents, Permits, Licenses, and Guidelines

• Zoning Permit (Town of Parish Zoning Law, Article 12)
  • Application for any structural changes, use changes, or site development.
  • Issued by the Zoning Officer once plans demonstrate compliance with zoning standards.
• Certificate of Compliance (Article 12, Section 1225)
  • Certifies the property and use meet the approved plans and code requirements; required before occupancy.
• Site Plan Review (Article 13)
  • Required for hotels and bed and breakfasts.
  • Submission package includes: site plan, building plans, parking, lighting, signage, drainage, and compliance narratives with the General Site Plan Review Criteria.
• Special Use Permit (Article 14)
  • Required for certain thresholds or intensities in lodging operations; planning board approval required.
• Campground License (not generally relevant to hotels/B&Bs; required only if operating a campground)
  • Annual license; inspections required prior to renewal; revocation powers and procedural protections detailed in Articles 8–9.
• Health, Wastewater, and Building Compliance
  • NYS Department of Health sanitation requirements and Oswego County Health Department approvals may apply.
  • Building compliance with the Residential Code of New York State, including for accessory structures and accessory apartments.
• Insurance and Taxes
  • General liability coverage; property coverage for improvements and furnishings.
  • New York State sales tax registration and Transient Occupancy Tax filings if operating a hotel, motel, or similar lodging.
• Parking and Accessibility
  • Off-street parking standards (Article 6, Section 605).
  • Signage standards (Article 7), including commercial signage limits and prohibited sign types.

Specific Regulations for Short-Term Rentals (Town, County, and State)

Town-Level: Zoning and Use

Zoning Districts and Lodging Use Permits (from Schedule A):

| Use | Rural (R) | Rural/Mixed Use (R/MU) | Highway Commercial (HC) | |-----------------------------|-----------|-------------------------|-------------------------| | Hotel | Site Plan Review | Site Plan Review | Prohibited | | Bed and Breakfast | Site Plan Review | Site Plan Review | Prohibited | | Non-owner-occupied dwelling | Permitted only if 30+ consecutive days (Town-wide rule); otherwise prohibited | Same | Same |

• Minimum lot size: 1.5 acres (65,340 square feet)
• Front yard: 25 feet from right-of-way or 50 feet from road centerline (whichever is greater)
• Side yard: 20 feet
• Rear yard: 40 feet
• Maximum building height: 3 stories
• Parking: 18 x 9 feet standard spaces; 18 x 12 feet accessible spaces; accessory parking must be on the same lot unless special approval is granted.

Town-Wide Transient Occupancy Rule (Article 6, Section 623)

• No overnight accommodation for compensation or barter for fewer than 30 consecutive days anywhere in the Town of Parish, except:
  • Hotels and bed and breakfasts (as defined in Section 220), which may offer any-duration lodging.
  • An owner-occupied single-family dwelling offering lodging consistent with the definition of a bed and breakfast may host guests for fewer than 30 days.

Bed and Breakfast Definition (Section 220)

• An owner-occupied dwelling offering overnight accommodations and a morning meal to transients for compensation.

Off-Street Parking (Section 605)

• Standard spaces: 18 x 9 feet; accessible spaces: 18 x 12 feet.
• No parking in front yard; eliminate backing onto public roads where feasible.
• Joint parking permitted by special use permit with written authorization from property owner and proximity limits.

Signage (Article 7)

• All signs require site plan review except specified temporary and exempt permanent signs.
• Commercial wall signs: up to 32 sq ft per wall (HC zones up to 48 sq ft per wall).
• Freestanding signs: up to 32 sq ft (HC zones up to 48 sq ft); height limit 20 feet; one sign per road front if ≤500 feet frontage.
• Prohibited: portable signs (unless exempt), flashing/moving signs, banners/ribbons, mirror-like surfaces.
• LED signs: prohibited in Rural district; brightness, color, static duration, and nighttime dimming controls in other zones.

Flood Hazard Areas (Section 613)

• All activities must conform to the Town of Parish Flood Hazard Regulations.

Storm Water and Construction Permits (Section 608)

• Projects involving one acre or more of land disturbance must obtain a State Pollutant Discharge Elimination System (SPDES) permit from NYSDEC.
• Stormwater drainage plans must conform to the NYS Stormwater Management Design Manual; 100-year storm design and emergency overflow required where applicable.

Campgrounds (for completeness, if relevant)

• License required; annual renewal; inspections and revocation procedures codified (Article 8).
• Minimum campground size: 10 acres; minimum frontage: 220 feet; sites 1,500 sq ft minimum.
• Proximity restrictions: 75 feet from front lot line; 25 feet from side/rear lot line.
• Occupancy limits for recreational camping vehicles and NYS sanitary code compliance (10 NYCRR Subpart 7-1).

County-Level (Oswego County)

• Health Department approvals may be required for food service (breakfast), sanitation, and wastewater systems at hotels/bed and breakfasts; confirm with the County Health Department for site-specific requirements.

State-Level (New York State)

• Building code compliance with the Residential Code of New York State for structures and accessory units; manufactured home standards also codified.
• Sanitary code compliance for campgrounds and lodging; 10 NYCRR Subpart 7-1 applies.
• SPDES general permit for construction activities ≥1 acre disturbance (NYSDEC).
• Sales and transient occupancy tax registration (Form ST-9/9-101) for taxable lodging operations.

Local Authority and Contacts (Town of Parish)

• Zoning Officer: Enforces the zoning law; issues zoning permits and certificates of compliance; performs inspections.
• Planning Board: Conducts site plan review for hotels and bed and breakfasts; hears special use permit applications.
• Town Board: Adopts zoning law amendments; hears appeals and licensing revocation for campgrounds.
• Town Clerk: Maintains records of zoning maps, permit applications, and official documents.

Contact methods (practical starting points):

• Website: Town of Parish official website (townofparish-ny.us) for forms, meeting schedules, and contact directory.
• Mail/Drop-off: Town Hall/Clerk’s Office (address available on the Town’s website).
• Public meetings: Planning Board and Town Board schedules and agendas are posted on the Town website.

For site-specific applications, contact the Town directly to obtain the Zoning Officer’s and Planning Board contact details, as these are not provided in the source documents.

Source Links

• Town of Parish Zoning Law (Adopted April 15, 2021): townofparish-ny.us/wp-content/uploads/2021/05/Town-of-Parish-Zoning-April-15-2021.pdf

This guide is based solely on the provided zoning document and focuses on information relevant to the Town of Parish and New York State. Where the document does not supply specific contact names, phone numbers, or email addresses, the Town website serves as the authoritative directory for current contacts and application procedures.