Village of Sea Cliff, NY Article X Off-Street Parking and Loading Space Requirements

§ 138-1001 General requirements.

A. No building in any district shall be erected or used, or the use thereof intensified,[1] unless the required minimum number of off-street parking and loading spaces as set forth herein are provided.

[1] Editor's Note: See Art. II for definition of "intensification of use" and other terms used in this article.

B. For all uses, whenever any fraction of a space is required, a full space shall be provided. In the case of mixed uses on the same lot, the parking spaces required shall be the sum of the requirements for the various individual uses computed separately.

C. Maximum lot coverage and building height restrictions, as listed elsewhere in this chapter, shall be permitted only when the off-street parking and loading space requirements of this article are complied with.

D. For properties used for residential purposes, no curb cut shall be greater than 25 feet in width, closer than 25 feet to any street intersection, closer than four feet to any property line or closer than eight feet to any other curb cut.

[Added 5-11-2020 by L.L. No. 5-2020]

§ 138-1002 Parking space requirements.

The following minimum number of off-street parking spaces shall be provided and satisfactorily maintained by the owner of the property for each building hereafter erected or used, or the use of which is intensified, for any of the following purposes:

A. One-family and two-family dwelling: two spaces for each dwelling unit.

B. Parent-child dwelling: two spaces for the principal dwelling unit, plus one space for the dwelling unit of the children or parents.

C. Multiple-family dwelling: 1 1/2 spaces for each dwelling unit, plus 1/2 for each bedroom in excess of one bedroom per unit.

D. Hotel and motel: one space for each guest sleeping room or suite, plus one space for each employee on the maximum work shift.

E. Nursing and convalescent home: one space for each two beds, plus one space for each professional staff member and each other employee on the maximum work shift.

F. Funeral home: one space for each three chapel seats or one space for each 100 square feet of gross floor area, whichever yields more spaces.

G. Theater, auditorium, stadium, church, synagogue and other places of public assembly not classified elsewhere in this section: one space for each four permanent seats, plus one space for each four temporary seats which may be provided and used concurrently with the permanent seats.

H. Private elementary school, private day school, licensed nursery school and licensed day-care center: one space for each teacher and each other employee on the maximum work shift or one space for each eight seats in the main auditorium, whichever yields more spaces.

I. Business and technical school: one space for each six permanent classroom seats, plus one space for each six temporary seats which may be provided and used concurrently with the permanent seats, plus one space for each teacher and each other employee on the maximum work shift.

J. Medical, dental and other professional office and workroom, including gross floor area devoted to home occupations; workroom of a craftsman or tradesman; business, government, public, semipublic, private sales and general office; bank and financial institution: one for each 200 square feet of gross floor area.

K. Bowling alley: four spaces for each alley.

L. Membership organization, meeting hall for fraternal organization, club and community center: one space for each 100 square feet of gross floor area.

M. Marina and yacht club: one and 1 1/2 spaces for each boat slip or mooring station or one space for each 100 square feet of gross floor area, whichever yields more spaces.

N. Shopping center, retail store, shop and personal service establishment: one space for each 200 square feet of gross floor area.

O. Restaurant, eating and drinking place: one space for each four seats or one space for each 100 square feet of gross floor area, whichever yields more spaces, plus one space for each employee on the maximum work shift.

P. Wholesale and distribution establishment, nonretail general service and repair establishment, warehouse and research and testing laboratory: one space for each 500 square feet of gross floor area or two spaces for each three employees on the maximum work shift, whichever yields more spaces.

Q. Library and museum: one space for each 100 square feet of gross floor area.

R. Philanthropic or eleemosynary institution: one space for each 200 square feet of gross floor area.

S. Any use not otherwise expressly provided for herein: to be determined by the Planning Board during site plan review.[1]

[1] Editor's Note: See Ch. 107, Site Plan Review.

§ 138-1003 Uses to be specifically permitted.

The listing of the foregoing uses is intended only for the purpose of determining the number of off-street parking and loading spaces to be provided. Such listing of uses in no way indicates or is to be interpreted as permitting the uses in any district, and such uses shall not be allowed unless specifically listed as a permitted use for the district involved.

§ 138-1004 Regular loading space requirements.

In addition to the required number of off-street parking spaces, the following minimum number of regular off-street loading spaces shall be provided and satisfactorily maintained by the owner of the property for each commercial or industrial building which hereafter shall be erected or the use of which shall be intensified: one space for the first 2,500 square feet of gross floor area of building or fractional part thereof, plus one space for each additional 5,000 square feet of gross floor area or fractional part thereof.

§ 138-1005 Loading berth requirements.

If the Planning Board, during its site plan review and prior to the issuance of a building permit, determines that loading berth facilities are required to accommodate truck deliveries or shipments by a vehicle of the tractor-trailer type, the number, location and type of loading berths to be provided shall be established by the Planning Board and shall be shown on the proposed site plan.

§ 138-1006 Size of parking spaces, regular loading spaces, loading berths and aisles for various angles of parking.

A. Except for premises used for single-family or two-family dwellings, the minimum required size of each parking space shall be nine feet by 20 feet, and, in addition, there shall be aisles providing a minimum width for ingress, egress and maneuvering areas, as follows:

[Amended 2-13-2023 by L.L. No. 1-2023]

(1) For ninety-degree parking, the minimum width of aisle shall be 24 feet.

(2) For sixty-degree parking, the minimum width of aisle shall be 20 feet.

(3) For forty-five-degree parking, the minimum width of aisle shall be 14 feet.

(4) For thirty-degree parking, the minimum width of aisle shall be 12 feet.

B. The minimum required size of each regular loading space shall be 12 feet by 40 feet.

C. The minimum required size of each loading berth shall be 12 feet by 50 feet and shall have a vertical clearance of 14 1/2 feet.

§ 138-1007 Additional requirements for off-street parking and loading facilities serving commercial and industrial uses.

A. In addition to each required parking space, regular loading space, loading berth and aisle, all other interior driveways and vehicular accessways shall be adequately designed, provided and maintained.

B. All off-street parking and loading areas shall have adequate and self-contained drainage and shall be constructed of an all-weather material assuring a surface resistant to erosion.

C. Adequate lighting facilities shall be provided and shall be arranged so as not to reflect or cause glare onto abutting properties or streets.

D. Each parking space, regular loading space and loading berth shall be clearly marked, and pavement directional arrows or signs shall be provided to indicate entrances, exits and the proper flow of traffic.

E. No parking space, regular loading space or loading berth shall be located within any required front yard or within five feet of any side or rear lot line. Further, where any business district premises abuts or adjoins property in a residential district, the requirements and restrictions relating to buffer areas shall apply.[1]

[1] Editor's Note: See §§ 138-816 and 138-917.

F. Bumpers, wheel guards and pedestrian islands may be required if, in the determination of the Planning Board during its site plan review, such facilities will afford greater safety for vehicles and pedestrians or protection to abutting properties and streets.

G. Concrete curbs and sidewalks shall be provided along all street frontages.[2]

[2] Editor's Note: See also Ch. A153, Standards and Conditions for Sidewalk, Drain, Curb, Gutter and Curb Cut Construction.

H. For properties used for nonresidential purposes, no curb cut shall be greater than 25 feet in width, closer than 25 feet to any street intersection or closer than 15 feet to any property line or other curb cut.

[Amended 1-12-2009 by L.L. No. 1-2009; 5-11-2020 by L.L. No. 5-2020]

I. No curb cut, entrance, exit or access driveway shall be less than 15 feet in width for one-way traffic flow or less than 25 feet in width for two-way traffic flow.

§ 138-1008 Relief provisions.

A. All required parking spaces, regular loading spaces, loading berths and aisles shall be located on the same lot with the use served. However, if an applicant for a building permit or certificate of occupancy finds that he is unable to comply with this provision, he may be granted relief in the form of a variance by the Zoning Board of Appeals, but only to the extent that:

(1) The applicant can himself provide the required number of parking spaces within 500 feet of the lot; or

(2) The applicant can demonstrate that there are available to his particular use certain private off-street parking facilities within 500 feet of the lot which are intended to serve other uses but during different hours of operation from that of the applicant, and provided that a properly executed agreement, to ensure the permanent and uninterrupted use of such parking lot area during the applicant's hours of operation, is filed with the Zoning Board of Appeals; or

(3) The applicant can demonstrate that he is unable to comply with the provisions of Subsection A(1) and (2) above, and he agrees to pay to the Village an amount of money equal to the cost of construction of the number of spaces he is required to provide. Such cost shall be computed in accordance with the amounts most recently set by resolution of the Board of Trustees, and all moneys collected shall be deposited to a special account for the purpose of acquiring, constructing or improving municipal parking facilities in the Village.

[Amended 3-14-2005 by L.L. No. 1-2005]

B. If an applicant for a building permit or certificate of occupancy is able to provide the required number of off-street parking or loading spaces but can show to the satisfaction of the Zoning Board of Appeals that such number is in excess of the anticipated demand, the said Zoning Board of Appeals may reduce the number of off-street parking or loading spaces to be immediately improved, but only upon finding that any proposed modification shall be sufficient to serve the demand and no hazard or traffic congestion will result. All required but unimproved spaces shall be improved upon a finding by the Building Inspector that such improvement is needed as a result of increased demand.

§ 138-1009 Specific requirements relating to subdivision of improved lots.

A. No improved lot containing sufficient open area to provide the required minimum number of off-street parking and loading spaces for the use of the improvement thereon, whether or not such open area is presently used for off-street parking and loading spaces, shall be subdivided or reduced in size in any manner so as to reduce the open area available on such lot to less than that required for the minimum number of off-street parking and loading spaces.

B. No improved lot lacking sufficient open area to provide the required minimum number of off-street parking and loading spaces for the use of the improvement thereto, whether or not such open area is presently used for off-street parking and loading spaces, shall be subdivided or reduced in size in any manner so as to reduce the open area available on such lot for off-street parking and loading spaces.

§ 138-1010 Restriction on use of residential property.

No lot or portion thereof in a residence district shall be used for off-street parking, loading spaces, loading berths, aisles, interior driveways or vehicular accessways required in connection with a use other than one permitted in a residence district.