Highland Falls City Zoning Code
ARTICLE VIII
Off-Street Parking and Truck Loading Space Requirements
§ 240-40 Requirements.
Off-street parking and truck loading spaces shall be provided and kept available as an accessory use to all permitted and special exception uses of buildings, structures and lots, in amounts not less than those specified in this article.
§ 240-41 Determination of requirements.
A.
The requirement for a single use (eg., a single-family dwelling or a retail store) shall be determined directly from the schedule of such requirements which is a part of this article.
B.
The requirement for a combination use made up of several component uses (eg., a bowling alley combined with an auditorium, and a restaurant and bar, or a retail store combined with an office building) shall be determined by establishing the requirement for each component use from the schedule of such requirements, which is a part of this article, and adding them together.
C.
When the required number of spaces is determined to result in a fraction, it shall be increased to the next highest whole number.
D.
If the use is not specifically listed in the schedule of such requirements, the requirements shall be the same as for the most similar listed use.
E.
A garage or carport may be used to meet the requirements of this article. A driveway may only be used to meet the requirements of this article where it serves a single- or two-family dwelling.
§ 240-42 Schedule of off-street parking requirements for residential uses.
[Amended 5-6-1980 by L.L. No. 1-1980; 6-16-1987 by L.L. No. 4-1987; 8-1-2011 by L.L. No. 3-2011; 2-3-2025 by L.L. No. 1-2025[1]]
Use | Number of Required Spaces |
|---|---|
Single- and two-family dwelling | 2 per dwelling unit |
Townhouse development | 2 per dwelling unit |
Condominium development | 2 per dwelling unit |
Apartment building | 1.5 per dwelling unit |
Residential membership club or fraternity | 1 per residence unit, plus 1 per each 2 employees on the premises at one time |
Lodging house | 1 per lodger |
Mixed-use development | 1 per each efficiency or each 1-bedroom dwelling unit 2 per each dwelling unit with 2 or more bedrooms |
[1]
Editor's Note: L.L. No. 1-2025 provided that "any application to develop property located in the B-3 zoning district that has received a Negative Declaration pursuant to the State Environmental Quality Review Act (“SEQRA”) and received a conditional approval granted by the Consolidated Planning Board prior to the effective date of this Local Law shall be exempt from its effect for a period of eighteen (18) months from said effective date. Thereafter, the Board of Trustees, in consultation with the Consolidated Planning Board, may grant one (1) additional eighteen-month exemption. No additional exemptions of any time period whatsoever shall be permitted."
§ 240-43 Schedule of off-street parking requirements for nonresidential uses. [1]
[Amended 2-3-2020 by L.L. No. 1-2020; 2-3-2025 by L.L. No. 1-2025[2]]
Uses | Number of Required Spaces |
|---|---|
Animal hospital | 1 per 200 square feet of gross floor area |
Auditorium, church, conven- tion hall, gymnasium, stadium theater, studio or other place of public assembly not otherwise classified | 1 per 3 permanent seats, or 1 per each 40 square feet of seating area where fixed seating is not provided |
Bank, savings and loan association | Same as "office" |
Bowling alley | 4 per alley |
Drive-in facility or outdoor sales lots | 1 per outdoor each 600 square feet of lot area |
Funeral home | 1 per 40 square feet of public room floor area |
Filling station, parking garage, repair garage | Sufficient parking spaces for all vehicles stored or being serviced at any one period of time, plus a minimum of 5 additional spaces |
Home occupation, home professional office | 2 for the first 150 square feet of area given over to this component of the land use, plus 1 for each additional 150 square feet or fraction thereof, but in no case less than 2 spaces |
Hotel, motel | 1 per guest bedroom, plus 1 per each 2 employees on the premises at one time |
Manufacturing or industrial establishment, research institute or laboratory | Parking area equivalent to the total ground coverage of the use, with a minimum of 2 improved spaces per 3 employees on the premises at one time, but in no case less than 2 spaces |
Mixed-use development | 1 per each 2 employees on the premises at one time |
Nursing home | 1 per each 2 beds, plus 1 per each 2 employees on the premises at one time |
Offices, office building | 1 per 150 square feet of gross floor area |
Public or semipublic art gallery, library or museum | Same as "auditorium, etc." |
Restaurant, club | 1 per 4 permanent seats or the floor area equivalent |
Retail store, personal service | 1 per 200 square feet of gross floor area |
School | 1 per employee, plus 1 per each 8 students in the 12th grade or above, or the parking require- ment for the auditorium or gymnasium component of the use, whichever is the greater |
Shop for custom work | 1 per 150 square feet of gross floor area |
Wholesale establishment | Same as manufacturing or industrial establishment |
[1]
Editor's Note: Local Law No. 2-2018, adopted 2-5-2018, provided that the off-street parking space requirements for nonresidential uses as provided in § 240-43 shall be eliminated within the following boundaries:
1. Beginning at a point on the easterly side of Main Street formed by the intersection of Catherine Street and Main Street;
2. Running thence in a northerly direction along the easterly side or Main Street and continuing along the easterly side of West Point Highway to Thayer Gate;
3. Running thence in a westerly direction across West Point Highway to the westerly side of Main Street in front of the property known as 529 Main Street;
4. Running thence in a southerly direction along the westerly side of Main Street and continuing in a southerly direction to the intersection of Catherine Street and Main Street.
[2]
Editor's Note: L.L. No. 1-2025 provided that "any application to develop property located in the B-3 zoning district that has received a Negative Declaration pursuant to the State Environmental Quality Review Act (“SEQRA”) and received a conditional approval granted by the Consolidated Planning Board prior to the effective date of this Local Law shall be exempt from its effect for a period of eighteen (18) months from said effective date. Thereafter, the Board of Trustees, in consultation with the Consolidated Planning Board, may grant one (1) additional eighteen-month exemption. No additional exemptions of any time period whatsoever shall be permitted."
§ 240-44 Off-street truck loading space requirements. [1]
[Amended 2-3-2020 by L.L. No. 1-2020; 2-3-2025 by L.L. No. 1-2025[2]]
Every building or structure or lot used for nonresidential purposes shall be provided with off-street truck loading spaces in accordance with the following schedule:
Square Feet of Floor Area | Number of Required Spaces |
|---|---|
Under 5,000 | None |
5,000 to 14,999 | 1 space |
15,000 to 40,000 | 2 spaces |
Over 40,000 | 1 space for each additional 40,000 square feet over and above the requirement for the first 40,000 square feet |
[1]
Editor's Note: The Planning Board may waive the requirement for off-street truck loading spaces for mixed-use developments where the applicant establishes to the satisfaction of the Planning Board that deliveries may be accommodated with a minimum of disruption to surrounding residential neighborhoods or other commercial uses. The Planning Board may condition any approval on reasonable limitations to said deliveries, including, but not limited to, size of truck, hours of delivery, times of delivery, number of deliveries and similar restrictions.
[2]
Editor's Note: L.L. No. 1-2025 provided that "any application to develop property located in the B-3 zoning district that has received a Negative Declaration pursuant to the State Environmental Quality Review Act (“SEQRA”) and received a conditional approval granted by the Consolidated Planning Board prior to the effective date of this Local Law shall be exempt from its effect for a period of eighteen (18) months from said effective date. Thereafter, the Board of Trustees, in consultation with the Consolidated Planning Board, may grant one (1) additional eighteen-month exemption. No additional exemptions of any time period whatsoever shall be permitted."
§ 240-45 Private garages or off-street parking areas in residence districts.
Not more than two parking spaces per dwelling unit may be rented to persons living off the premises in the case of a single- or two-family dwelling use; nor more than one parking space per each two dwelling units may be rented to persons living off the premises in the case of any other residence use.
§ 240-46 Access driveway requirements.
A.
Parking garages, public parking areas, filling stations and repair garages may have separate or combined entrances and exits.
B.
Every separate entrance or exit driveway shall have a minimum unobstructed width of 10 feet. Every combined entrance and exit driveway shall have a minimum unobstructed width of 20 feet. Parking areas with 20 spaces or more shall have at least two separate ten-foot driveways.
§ 240-47 Design requirements for off-street parking and truck loading areas.
A.
All accessory off-street parking and truck loading areas shall be located in accordance with the provisions of § 240-30.
B.
The physical improvements of off-street parking and truck loading areas shall include:
C.
All aisles within parking areas shall have a minimum width of 24 feet when the parking spaces are at a ninety-degree angle with the aisle; 18 feet when the parking spaces are at 60°; and 12 feet when the parking spaces are at 45°.
D.
Aisles and turning areas shall have adequate radii to assure ease of mobility, ample clearance and convenient access and egress.
E.
Center-line gradients of aisles shall not exceed 8%.
F.
Accessory off-street parking areas shall be marked off into parking spaces with a minimum width of nine feet and a minimum length of 18 feet or, in the case of parking spaces for trucks or special equipment, parking spaces of a minimum size to be determined by the municipality based on the nature of the parked vehicles.
G.
An accessory off-street truck loading space shall have a minimum width of 12 feet, a minimum length of 25 feet and a minimum clear height of 14 feet. The related aisle shall have the same minimum clear height.
§ 240-48 Exemptions and waivers.
A.
Exemption of existing buildings and uses. The provisions of this article shall not apply to any building or structure or lot lawfully in use at the effective date of this chapter, whether continued as a permitted use or as a legal nonconforming use, or thereafter converted or changed without enlargement to a different lawful use having the same parking and truck loading requirements.
B.
Within an established municipal parking district where the municipality has, as a matter of public policy, taken the responsibility for providing adequate off-street parking facilities for all uses in the district, the off-street parking space requirements stipulated in this article shall be automatically waived.