Lot coverage limits in Orange County NY residential zones typically run 20-40% for building coverage and 50-60% for total impervious surface. Town of Wallkill R-1 caps building coverage at 25%; Town of Newburgh R-3 at 30%. Hudson River and Moodna Creek watershed towns enforce stricter impervious limits to protect water quality under NYSDEC SPDES requirements.
Lot coverage is set by each municipality's zoning bylaw. Typical Orange County residential standards: Town of Wallkill Ch. 249 R-1 (25% building / 50% impervious); Town of Newburgh §185 R-3 (30% / 60%); Town of Warwick §164 RU district (20% / 50%); Town of Goshen RU district (25% / 50%). Commercial zones allow 50-70% coverage. Steep-slope towns (Cornwall, Highlands) tighten limits to 15-20% on slopes exceeding 15%. Hudson Valley Greenway and Moodna Watershed Intermunicipal Council provide non-binding coverage recommendations. Variances require Zoning Board of Appeals (ZBA) approval and show practical difficulty under NY Town Law §267-b.
Exceeding coverage without variance: stop-work order, removal of non-compliant structures, fines up to $250/day per NY Town Law §268. Impervious over limit may also trigger SPDES stormwater permit violation ($500+/day to NYSDEC).
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See how Middletown's lot coverage limits rules stack up against other locations.
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