Special permit uses are listed in Articles V and VI of this Zoning Law. The special permit uses for which conformance to additional standards is required by this Zoning Law are deemed to be permitted uses in their respective districts, subject to the satisfaction of the requirements and standards set forth herein, in addition to all other requirements of this Zoning Law. All such uses are declared to possess such unique and special characteristics that each specific use shall be considered as an individual case. All such uses require site plan approval under the Village of Suffern Site Plan Regulations,[1] except that the Planning Board may waive site plan approval for special permits where no changes to site elements are necessary. The reason for waiving site plan approval shall be included in the minutes.
[1]
Editor's Note: See Ch. 228, Site Plan Regulations.
[Amended 9-25-1996 by L.L. No. 6-1996]
The Board of Trustees shall be the approving agency for all special permits.
[Amended 9-25-1996 by L.L. No. 6-1996]
A. 
Applicants are encouraged to submit an informal application to discuss with the Board of Trustees prior to formal submission of a complete and detailed special permit application. The informal application shall include a schematic plan with the information listed for such a plan in the Village of Suffern Site Plan Regulations.[1]
[1]
Editor's Note: See Ch. 228, Site Plan Regulations.
B. 
The schematic plan shall be submitted to the Board of Trustees not less than two weeks prior to the date of the Board of Trustees meeting at which it is to be considered.
C. 
At the Board of Trustees meeting, the Board of Trustees shall review the schematic plan and may schedule a field inspection of the site. The Board of Trustees shall notify the applicant of any changes recommended prior to the preparation of a complete site plan.
[Amended 9-25-1996 by L.L. No. 6-1996]
A. 
Submission.
(1) 
Formal application for a special permit shall be made in 10 copies to the Board of Trustees. The formal application shall include the following items:
(a) 
A completed special permit application form.
(b) 
A written statement describing the nature of the proposed use and how it will serve to implement the purposes of this Zoning Law (narrative summary).
(c) 
A site plan with the information required in the Village of Suffern Site Plan Regulations.
(d) 
Completed General Municipal Law 809 Affidavit.
(e) 
Completed owner's consent affidavit.
(f) 
Long environmental assessment form, Part I with appropriate fee.
(g) 
Application fee: a certified check payable to the "Village of Suffern" in accordance with the Village of Suffern Fee Schedule.[1]
[1]
Editor's Note: See Ch. A275, Fees.
(h) 
Such other forms as the Planning Board may require.
(2) 
A complete special permit application, including the information listed above, shall be submitted not less than three weeks in advance of the Board of Trustees meeting at which the site plan is to be reviewed.
B. 
Referral to Village Planning Board. Upon receipt of a complete special permit application, the Village Clerk shall refer the same to the Village Planning Board for its review and written recommendations, including recommended conditions, which recommendation shall be rendered within 62 days after receipt of the referral from the Village Clerk. If such recommendation is not received by the Board of Trustees within 62 days after receipt of said referral, the Board of Trustees may act without the recommendation of the Village Planning Board.
[Amended 11-29-2010 by L.L. No. 9-2010]
C. 
Referrals. The Board of Trustees shall refer to the Rockland County Commissioner of Planning for its recommendation all matters within the provisions of §§ 239-1 and 239-m of the General Municipal Law, which includes real property lying within 500 feet of the boundary of any City, Village or Town, or from the boundary of any existing or proposed County or state park or recreation area; or from the right-of-way of any existing or proposed County or state parkway, thruway, expressway, road or highway; or from the existing or proposed right-of-way of any stream or drainage channel lines; or from the existing or proposed boundary of any County or state owned land on which a public building or institution is situated. The Rockland County Commissioner of Planning shall render a decision within 30 days of referral or within an extended period if agreed upon. If the Rockland County Commissioner of Planning shall fail to report within such period of 30 days or such longer period as has been agreed upon, the Board of Trustees may act without such report. If the Rockland County Commissioner of Planning disapproves the proposal or recommends modification thereof, the Board of Trustees shall not act contrary to such disapproval or recommendation except by a vote of a majority plus one of all members thereof and after the adoption of a resolution fully setting forth the reasons for such contrary action. Within seven days after final action by the Board of Trustees, a report of the final action as has taken shall be filed with the Rockland County Commissioner of Planning.
D. 
Public hearing. The Board of Trustees shall hold a public hearing on the special permit within 62 days of the date of receipt of a complete application. An application shall not be considered complete until a draft environmental impact statement (DEIS) has been accepted or a negative declaration approved by the Planning Board. No public hearing may be held until all required recommendations have been received by the Board of Trustees, or the applicable periods specified in § 266-27B and C above of this chapter have elapsed, whichever is first.
E. 
Public hearing notice. Notice of the public hearing shall be published once in the official newspaper, not less than 10 or more than 30 days prior to the date of the hearing. The applicant shall cause notice to be mailed not less than 10 days prior to the hearing to owners of property abutting or across the street from the subject property. The applicant shall cause signs to be posted on such property on each street frontage indicating the date and purpose of such hearing. The form of such notices shall be prescribed by the Board of Trustees, and the cost of such notices shall be paid by the applicant.
F. 
Decision of Board of Trustees. The Board of Trustees shall approve, approve with modifications or disapprove the special permit within 62 days of the close of the hearing. The Board of Trustees approval, approval with modifications or disapproval shall be in written form and shall include specific findings with respect to the standards as contained in § 266-28 and, if applicable, § 266-33 of this chapter. The decision of the Board of Trustees shall be filed in the office of the Village Clerk within five business days after the decision is rendered and a copy thereof shall be mailed to the applicant. The time within which to appeal an Article 78 proceeding commences to run upon filing of the Board of Trustees decision with the Village Clerk.
G. 
Extensions of time periods. The applicant may grant extensions of any of the above stipulated time limits; provided, however, that any extension of time granted to an official or agency making a report to the Board of Trustees shall equally extend any subsequent time limit for the Board of Trustees.
H. 
Waiver of requirements for live entertainment. Notwithstanding anything contained herein to the contrary, when an application is made for a special permit for live entertainment, the Village Board may waive the requirement for review by the Planning Board and the provisions of §§ 266-27A(1)(c), (f), A(2), C and 266-31. Upon receipt of an application for a special permit for live entertainment, the Village Clerk shall deliver a copy of same to the Building Inspector for review. The matter shall then be referred to the Village Board for review and consideration in accordance with the provisions of § 266-33K. It shall be the responsibility of the applicant to provide sufficient information in order for the Village Board to make its determination in accordance with that section. The Village Board may waive the requirements of Planning Board review and approval as set forth herein and otherwise in this article if it determines that the provisions of § 266-33K have been adequately addressed and that issuance of a special permit is appropriate.
[Added 6-4-2018 by L.L. No. 9-2018]
[Amended 9-25-1996 by L.L. No. 6-1996]
All special permit uses shall comply with the following standards, in addition to the site plan standards of the Village of Suffern Site Plan Regulations[1] and the specific standards for each use listed in § 266-33 of this chapter. The Board of Trustees shall attach such additional conditions and safeguards to any special permit as are, in its opinion, necessary to ensure initial and continued conformance to all applicable standards and requirements. In reviewing a special permit application, the Board of Trustees may take into consideration the following:
A. 
The location and size of the special permit use, the nature and intensity of the operations involved in it or conducted in connection with it, the size of the site in relation to it and the location of the site with respect to streets giving access to it are such that it will be in harmony with the appropriate and orderly development of the area in which it is located.
B. 
The location, nature and height of buildings, walls and fences and the nature and extent of existing or proposed plantings on the site are such that the special permit use will not hinder or discourage the appropriate development and use of adjacent land and buildings.
C. 
Operations in connection with any special permit use will not be more objectionable to nearby properties by reason of noise, traffic, fumes, vibration or other characteristics than would be the operations of permitted uses not requiring a special permit.
D. 
Parking areas will be of adequate size for the particular special permit use, properly located and suitably screened from adjoining residential uses, and the entrance and exit drives shall be laid out so as to achieve maximum convenience and safety.
E. 
Any additional consideration which relates to the public health, safety or welfare of the neighborhood, surrounding area, community or general populace.
[1]
Editor's Note: See Ch. 228, Site Plan Regulations.
A. 
A special permit shall be deemed to authorize only the particular use specified in the permit and shall expire if said use shall cease for more than 12 months for any reason or if construction, in accordance with the special permit, has not been completed within 18 months from the date of issue or if all such required improvements are not maintained and all conditions and standards complied with throughout the duration of the special permit use.
B. 
The approving agency may issue a special permit for a specific period of time.
C. 
In connection with issuance of a special permit, the approving agency may establish a schedule of inspection by the Building Inspector of a special permit use to determine continued compliance with this Zoning Law.
D. 
Any change in use or reduction in lot size requires amendment to the special permit, following the application and review requirements of this section.
No special use permit shall be issued for property where the Building Inspector has found a violation of this Zoning Law and where such violation has not been corrected, unless the granting of such special use permit and concomitant site plan approval and implementation thereof will cure such violation.
Except as provided for herein, special use permit applications require site plan approval in accordance with the requirements of the Village of Suffern Site Plan Regulations.[1]
[1]
Editor's Note: See Ch. 228, Site Plan Regulations.
Application for a special use permit shall be accompanied by a fee as listed in the fee schedule adopted by the Board of Trustees.[1]
[1]
Editor's Note: See Ch. A275, Fees.
The following individual standards and requirements are hereby established for special permit uses. They must, if applicable, be met before issuance of a special permit.
A. 
Automobile washing establishment.
(1) 
Each establishment shall provide a queuing area equal in length to 10 times the maximum capacity. Four times the maximum capacity shall be provided for automobiles beyond the exit of the equipment so situated as to be usable for the hand finishing of the washing process. This finishing area shall be no closer than 50 feet to any street right-of-way line. The maximum capacity shall be determined by dividing the equipment line by 20 feet.
(2) 
The Planning Board shall determine that the proposed water supply and disposal system is adequate for the proposed use. The Planning Board may require water conservation measures to minimize water consumption. The proposed use shall also comply with Chapter 220, Sewers, of the Code of the Village of Suffern.
B. 
Automotive repair.
(1) 
The site shall have frontage of at least 100 feet on a public road and shall have a depth of at least 100 feet.
(2) 
Ingress and egress points shall be defined by the use of poured-in-place concrete curb sections and radii and shall be designed to provide for safe and convenient travel without the potential for traffic backing onto the public travel way.
(3) 
No outside display of products shall be permitted, including vehicles for sale.
(4) 
Landscaped areas.
(a) 
A ten-foot-wide landscaped area shall be provided along all property lines, excluding points of ingress and egress, and property lines adjacent to existing commercial uses. The Planning Board may require that the landscaped area be densely planted with a mixture of shrubs, trees and/or a fence to create an opaque screen.
(b) 
All landscaped areas along property lines which are crossed by access drives may be planted with low shrubs no greater than three feet high and trees with a branching habit not less than eight feet high. No planting shall cause a hazardous condition by interfering with the line of sight needed for safe entering and exiting maneuvers by motor vehicles.
(5) 
Due to the extent of land use impacts resulting from exterior operations, the following requirements shall apply and shall be noted upon the site plan:
(a) 
At no time shall any unregistered or dismantled automobiles, trucks, tractors, trailers or accessories thereof be outside of a building or a totally enclosed and fully screened outdoor adjunct thereto. No car and truck rentals shall be permitted. No vehicles may be sold or advertised for sale on the premises.
(b) 
There shall not be outside storage or display of accessories or portable signs.
(c) 
Rubbish, oil cans, tires, discarded motor vehicle parts and components and any other waste materials shall be stored in a totally enclosed concrete block dumpster adjacent to the building in which repairs occur. The area of such enclosure shall not exceed 200 square feet. There shall be no storage at any time of any of the above-mentioned items outside of or above the height of such enclosure. The dumpsters shall be emptied in a timely manner.
(d) 
No repair work may be performed out-of-doors.
(e) 
Wrecks or damaged vehicles brought in for repairs shall remain visible from off premises for no more than 30 minutes.
(f) 
All landscaped areas designated on the site plan and landscaping plan shall be maintained in a neat and healthy condition.
(6) 
Automotive repair establishments existing as legal nonconforming uses on the effective date of this Zoning Law may continue indefinitely only upon submission of a site plan and special use permit application and subsequent approval of the plan and application by the Planning Board. Approvals must be obtained within one year of the date a notice of said requirement is sent from the Building Inspector or such other person as may be designated by the Board of Trustees. Notice shall be sent by certified mail to the owner of said establishment.
(7) 
The right to continue the nonconforming use of a property as an automotive repair establishment that does not receive site plan and special use permit approval in accordance with the provisions of this section shall expire five years from the date of the notice given pursuant to the preceding subsection.
C. 
Betting parlors.
(1) 
Only betting parlors authorized by the State of New York shall be authorized.
(2) 
No such use shall be located within 200 feet of a public or private school, public recreation area, religious use or hospital. This distance shall be measured in a straight line from the closest lot line of same to the closest lot line of a lot containing a public or private school recreation area, religious use or hospital.
(3) 
Each such facility shall contain at least 800 square feet and shall contain rest room facilities adequate for its anticipated patronage.
(4) 
Outdoor trash receptacles shall be provided and maintained around the betting parlor.
(5) 
Either a salaried employee or a contract service shall be required to restore the exterior cleanliness of the premises daily upon the close of business.
D. 
Bulk storage of fuel oil; bottled gas.
(1) 
Such use shall comply with all federal, state or local regulations regarding use, storage and handling.
(2) 
The Planning Board shall request written recommendations from the Suffern Fire Department regarding such use.
E. 
Bus terminal.
(1) 
The Planning Board shall determine whether anticipated traffic may be accommodated by the surrounding street system.
(2) 
The Planning Board shall consider the use of the facility and require design elements to minimize disturbance to nearby properties from noise, light, odor and exhaust fumes.
(3) 
Sufficient parking shall be provided on the property to serve the needs of employees and patrons.
F. 
Dormitories. Dormitories are permitted only as accessory uses to schools of general or religious instruction, subject to the following supplemental requirements:
(1) 
There shall be a minimum lot area of 3,600 square feet provided per dormitory bed, exclusive of the lot area allocated and devoted to the principal and other accessory buildings on any site, including the required yards and/or setbacks, buffers and parking facilities for said buildings.
(2) 
No more than 20% of the contiguous lot shall be allocated and devoted to such use, including the required yards, setbacks and parking facilities for said use.
(3) 
The Planning Board, in its approval of the site plan, may permit up to 1/3 of the parking requirement to be provided in overflow parking areas to be graded and seeded and conveniently situated on the approved site plan so that they will be accessible if needed.
(4) 
The minimum distance between the dormitory and any other building on the lot shall be 50 feet.
(5) 
The minimum distance between any dormitory and any interior driveway shall be 25 feet.
(6) 
The minimum distance of any such building from any property line of any lot shall be 100 feet.
(7) 
The maximum height of any dormitory shall be 2 1/2 stories or 28 feet, whichever is less.
(8) 
No dormitory room or dwelling unit shall be permitted in any cellar.
(9) 
All dormitories shall be equipped with sprinkler and fire alarm systems approved by the Fire Inspector.
G. 
Excavation of mineral resources.
(1) 
The following applies to special permit applicants who propose to mine over 1,000 tons or 750 cubic yards, whichever is less, of minerals from the earth within 12 successive calendar months or who mine or propose to mine over 100 cubic yards of minerals from or adjacent to any body of water not subject to the jurisdiction of Article 15 of the Environmental Conservation (DEC) Law or to the Public Lands Law:
(a) 
The applicant shall submit a copy of the mining permit issued by the New York State Department of Environmental Conservation and all supporting documentation.
(b) 
The Planning Board, in issuing a special permit, shall consider and, if necessary, impose limitations on the following:
[1] 
Ingress and egress to public thoroughfares controlled by the Village.
[2] 
Routing of mineral transport vehicles on roads controlled by the Village.
[3] 
Requirements and conditions as specified in the permit issued by the Department of Environmental Conservation including, but not limited to: setback from property boundaries and public thoroughfare rights-of-way, natural or man-made barriers to restrict access, dust control and hours of operation.
(2) 
The Planning Board shall consider the following for applicants proposing to mine less than 1,000 tons or 750 cubic yards, whichever is less, of minerals from the earth within 12 successive calendar months or who mine or propose to mine less than 100 cubic yards of minerals from or adjacent to any body of water not subject to the jurisdiction of Article 15 of the Environmental Conservation Law or to the Public Lands Law:
(a) 
The proposed operation shall not contribute to soil erosion by water and/or wind, nor shall it adversely affect soil fertility, drainage and lateral support of abutting land or other properties. Noise, smoke, dust, odor and other potential hazards shall be controlled.
(b) 
Within 1,000 feet of residence districts, there shall be no operations between 6:00 p.m. and 8:00 a.m., nor on Saturdays, Sundays or legal holidays.
(c) 
When any open excavation will have a depth of 10 feet or more and create a slope of more than 30° there shall be a substantial fence, at least six feet high with suitable gates, where necessary, effectively blocking access to the area in which such excavation is located. Such fence shall be located at least 50 feet from the edge of the excavation.
(d) 
The slope of material in any excavation shall not exceed the normal angle of repose or 45°, whichever is less.
(e) 
That portion of access roads within the area of the permit and located within 500 feet of a lot line shall be provided with a dustless surface.
(f) 
Existing topography shall remain undisturbed within 50 feet of any property line. Any mechanical equipment shall not be less than 50 feet from any lot line.
(g) 
Before a special permit is granted, a plan for rehabilitation, showing both existing and proposed final contours, cross sections which illustrate the final physical state of the reclaimed land and a schedule showing the order in which the areas of the site are to be worked, shall be submitted and approved. Prior to submitting the plan, the applicant shall submit the plan for a review by the local office of the United States Soil Conservation Service for its report, which shall be submitted with the plan. Where topsoil is removed, sufficient arable soil shall be set aside and shall be respread after the operation with a layer of earth two feet deep or the original thickness, whichever is less and capable of supporting vegetation. Fill shall be of a suitable material approved by the Planning Board.
(h) 
Before the issuance of a special permit, the owner shall execute a surety sufficient, in the opinion of the Planning Board, to secure the aforesaid rehabilitation of the site in accordance with the plan specified in Subsection G(2)(g) above. Such surety shall also be approved by the Board of Trustees and Village Attorney as to form, sufficiency and manner of execution and shall run for the same term as the term of the special permit, plus nine months. The surety company shall be licensed to do business in the State of New York.
H. 
Helipads in nonresidential districts.
(1) 
Helipads shall be set back at least 500 feet from any street, property line or occupied building. Helipads are not permitted in residential districts.
(2) 
If a helipad is to be located within 1,000 feet of any residence building in a residence district, the applicant shall be required to submit noise tests conducted on the property by an independent acoustical consultant utilizing approved sound detection equipment and relating his findings to the Farnborough Intrusiveness Scale or other similarly recognized standard.
(3) 
All landings and takeoffs shall be during the daylight hours only and shall be carried out in accordance with Visual Flight Rules weather conditions.
(4) 
The use of a helipad shall be limited to persons occupying or employed on the premises and their visitors and guests.
(5) 
The landing surface shall be paved and maintained free from dust, dirt and other loose material which could be blown onto adjoining properties by the air wash.
(6) 
All federal and/or state licenses or approvals which are necessary for the operation of such a facility shall be obtained by the applicant and shall be maintained throughout the duration of the use, and all applicable federal and/or state rules and regulations shall be strictly complied with.
(7) 
In connection with its action on a special permit application, the Planning Board may require submission of any additional studies and/or other information which it determines appropriate and may impose any additional standards and requirements as it deems necessary to promote the health, safety and general welfare of the community, including, but not limited to, limitations on the number and/or frequency of flights and the location of ingress and egress routes under various wind conditions.
I. 
Home occupations.
(1) 
The use shall be conducted solely within the dwelling unit and not in a detached accessory building, and the use shall be clearly incidental and secondary to the use of the dwelling unit for living purposes.
(2) 
There shall be no external display or advertising of services or other external evidence of such use other than one internally illuminated identification sign. Such sign shall not be more than two square feet in area for each face and may show only the name, address and occupation of the occupant. Internally illuminated signs shall be turned off at 10:00 p.m.
(3) 
The establishment of such occupation shall not require internal or external alterations or involve construction features not customarily found in dwelling units.
(4) 
The occupation shall not utilize an area exceeding 300 square feet or an area exceeding 25% of the interior floor area of the residence, whichever is less.
(5) 
The appliances and equipment required for such use shall be operated in such a manner that they do not produce and emit, beyond the boundaries of the premises on which the use is located, dust, glare, heat, light, noise, nuisance, odor, radiation, radio or television interference, smoke or vibration, and are in no other manner obnoxious, offensive or detrimental to the immediate neighborhood.
(6) 
The use itself shall be conducted in such a manner and during such hours that it is in no way obnoxious, offensive or detrimental to the immediate neighborhood. As a condition of the special permit, the Planning Board may establish permitted hours of operation based upon the type of home occupation proposed and the frequency of client visitations so as to ensure that the proposed use is not disruptive to the residential neighborhood in which it is to be located.
(7) 
No more than one additional employee, exclusive of family members residing in the dwelling unit, shall be employed.
(8) 
No service involving the repair of devices powered by electricity, gasoline, diesel fuel, kerosene or other fuels shall be permitted.
(9) 
The use shall not result in the parking of more than three client vehicles at one time on the property. Existing driveways shall not be expanded to accommodate client vehicular parking without the approval of the Planning Board. To discourage excessive paving, client parking is encouraged in existing driveways or on-street unless otherwise prohibited.
(10) 
Not more than five clients shall be permitted on the property at one time.
(11) 
Parking shall be provided on the property as determined by the Planning Board. The Planning Board may require additional landscaping or screening to buffer parking areas from adjoining dwellings.
(12) 
Sounds shall not be heard emanating from a home occupation.
(13) 
Notice of the home occupation use shall be given to the local fire department.
(14) 
A site plan shall be submitted and shall include, but not be limited to the following:
(a) 
The lot, existing structures and a delineation and description of the location of the home occupation within the proposed structure.
(b) 
Distances to adjacent residences.
(c) 
Existing driveways and proposed paved areas submitted as a part of the application.
(15) 
Upon review of the special permit application, a site plan may be waived by the Planning Board, so long as proof of § 266-33I(4) and (14)(a) through (c) is provided in the form of a scaled drawing identifying all applicable dimensions.
J. 
Kennel; veterinary office; animal hospital.
(1) 
Where the subject property abuts a residence district, buildings, structures and outdoor animal runs shall be located at least 50 feet from such district boundary.
(2) 
The Planning Board may require fencing or other suitable enclosures for any facilities located outside of a building and, in addition, may require buffer landscaping for screening purposes.
(3) 
In issuing the special permit for animal kennels, the Planning Board shall stipulate the maximum number and type of animals to be boarded or trained.
K. 
Live entertainment.
(1) 
Accessory to a permitted use, live entertainment conducted within a wholly enclosed structure and subject to occupancy limitations established by the Village Building Inspector or Fire Inspector may be allowed as a special permit use.
(2) 
In reviewing a special permit application for live entertainment, the Planning Board shall consider the following:
(a) 
The type of entertainment proposed, so that it is not detrimental to the health and safety of other occupants within the structure.
(b) 
The effect of the proposed live entertainment on residential dwelling units on the site or adjacent lots.
(c) 
There are no residential districts within 250 feet of the proposed use.
(d) 
Sound generated by such entertainment must be inaudible beyond the premises. Live entertainment must take place within a fully enclosed, sound-resistant building with closed windows.
(e) 
Adequate parking is available to accommodate patrons of the establishment.
(3) 
Upon reviewing the special permit application, a site plan may be waived by the Planning Board.
L. 
Microwave, radio, television, cellular phone and other electromagnetic antennas.
(1) 
The term "antenna," as used herein, means any system of wires, poles, rods, reflecting discs or similar devices used for the transmission or reception of electromagnetic waves, which system is external to or attached to the exterior of any building. Antennas shall include devices having active elements extending in any direction and directional beam-arrays having elements carried by and disposed from a generally horizontal boom that may be mounted upon and rotated through a vertical mast or tower interconnecting the boom and antenna support, all of which elements are deemed to be a part of the antenna. The height of an antenna shall be the total maximum to which it is capable of being raised and shall be measured from the highest point of the finished grade adjacent to the structure if ground-mounted or from the peak of the roof if roof-mounted.
(2) 
All antennas shall be located, designed, constructed and maintained in accordance with the following standards.
(a) 
Antennas shall be installed and maintained in compliance with the Building Code.
(b) 
Antennas that are roof-mounted shall not extend higher than 15 feet above the peak of the roof; except that a single-vertical pole antenna may extend to 20 feet above the peak of the roof. Disc antennas exceeding 24 inches in diameter shall not be permitted on the roof.
(c) 
Not more than one ground-mounted antenna meeting the height requirements of the zoning district in which it is located shall be permitted as a principal use on a lot.
(d) 
Antennas shall be erected or maintained to the rear of a main building, except in those instances when the subject property is a cul-de-sac or a corner lot where the side yard is larger than the rear yard, in which case the antenna may be located in the side yard. Antennas shall not be located in any required yard. No portion of an antenna array shall extend beyond the property lines or into any required yard area. Guy wires shall not be anchored within any front yard area but may be attached to the building.
(e) 
The antenna, including guy wires, supporting structures and accessory equipment, shall be located and designed so as to minimize the visual impact on surrounding properties and from public streets. Antennas should be screened through the addition of architectural features and/or landscaping that harmonizes with the elements and characteristics of the property. The materials used in constructing the antenna shall not be unnecessarily bright, garish, shiny or reflective.
(f) 
Antennas shall meet all manufacturer's specifications. The mast or tower shall be of noncombustible and noncorrosive hardware. Equipment such as brackets, turnbuckles, clips and similar type equipment subject to rust or corrosion shall be protected with a zinc or cadmium coating by either galvanizing or sherardizing process after forming. These finishes are selected against corrosion and to protect the elements against electrolytic action due to the use of dissimilar metals.
(g) 
Whenever it is necessary to install an antenna near power lines or where damage would be caused by falling, a separate safety wire must be attached to the antenna mast or tower and secured in a direction away from the hazard. Transmission lines must be kept at least 24 inches clear of telephone or electric wires.
(h) 
Every antenna must be adequately grounded with an adequate ground wire for protection against a direct strike of lightning.
(3) 
Any application for a special permit required by this section shall include the following, in addition to all other required contents:
(a) 
A site plan showing adjacent properties, possible views and all screening features.
(b) 
Affected exterior elevations and architectural features and the texture and color of all materials to be used.
(c) 
A map and list showing property owners' names and addresses, as shown on the last assessment roll, within 500 feet from the boundaries of the subject property.
(d) 
A statement of proposed measures to mitigate electromagnetic frequency interference shall be included in case such interference should result from the operation of the proposed antenna.
M. 
Private membership clubs.
(1) 
In residence districts, such a club shall be located on a lot not less than twice the area required for the district.
(2) 
In residence districts, all buildings, structures and recreational facilities shall be set back from adjacent residential lot lines at least twice the minimum yard requirement for residential buildings in said district, except that the Planning Board may permit a reduction of this additional setback requirement where, because of topography, the installation of additional buffer landscaping or fencing or the particular nature of the use, any potential adverse external effect of such use will be minimized.
(3) 
Outdoor public address systems are not permitted.
(4) 
No club shall be operated so as to create a nuisance to surrounding properties. The Planning Board shall attach such conditions to the permit and may require such fencing or equivalent landscaping or such other facilities as are required to protect neighbors from excessive light or noise or stray balls or other nuisances and hazards which would be inherent in the operation of the club. Any use of a clubhouse or club site which involves the discharge of firearms, bow and arrow or any other dangerous weapons shall be permitted only upon compliance with all applicable state and zoning laws. The Planning Board shall establish such facilities as are necessary to protect neighboring properties from stray missiles and excessive noise.
(5) 
The Planning Board may reduce the parking requirements with respect to the number of members or family memberships in any case where the maximum anticipated number of cars at the club, because of its particular type, location, hours of operation, capacity of club facilities or other reason, would be less than the requirements of this Zoning Law, but not less than one space for each three memberships, provided that the club facilities are so laid out that there are lawn areas or other spaces of ample size that could accommodate temporary overflow parking equivalent to the amount of reduction of the requirements.
(6) 
The requirements of this Zoning Law shall not be construed to prevent the occasional utilization or rental of such club or parts thereof for benefits or performances for a recognized charity or for meetings of other organizations on a regular or occasional basis.
(7) 
In issuing a special permit for a private membership club, the Planning Board shall specify the specific use or purpose of the club and the maximum number of members, seating capacity or facility capacity for which the approval is given.
N. 
Private elementary or secondary schools; nursery school; day-care center.
(1) 
Such school shall comply with all licensing, site area and dimensional requirements established for such schools by New York State Board of Regents or Department of Social Services. Nursery schools shall be registered with the Education Department of the State of New York.
(2) 
If located in a residence district, the minimum lot area and all yard setbacks shall be equal to twice those required in the district.
(3) 
A buffer area of at least 25 feet in width, containing evergreen landscaping and/or fencing as, in the judgment of the Planning Board, will be adequate to screen the use from the neighboring residential area, may be required along all adjoining residential property boundaries or across the street from residential properties, except where driveway access is required.
O. 
Professional office or studio.
(1) 
In the MR-15 and MR-50 Districts, not more than one professional office or studio shall be permitted for each 16 dwelling units in a single building.
(2) 
All professional offices and studios shall be located on the ground floor of the building.
(3) 
Not more than 10% of the gross floor area of the building shall be occupied by professional offices and studios.
(4) 
Upon reviewing the special permit application, a site plan may be waived by the Planning Board, so long as proof of § 266-33O(1) through (3) of this Zoning Law is provided on a scaled drawing identifying all applicable dimensions.
P. 
Public and private hospitals and sanatoriums, convalescent and nursing homes.
(1) 
A minimum lot area of five acres is required for the development of a public or private hospital, sanitarium, convalescent or nursing home.
(2) 
All bulk requirements of § 266-23 of this Zoning Law shall be met.
(3) 
A fifty-foot-wide buffer shall be provided between parking or loading areas and adjoining property in residence districts. No parking and loading shall be permitted within the buffer. Within the buffer area, a ten-foot-wide planted screen shall be provided as follows:
(a) 
Evergreen planting of such type, height, spacing and arrangement as, in the judgment of the Planning Board, will screen the activity involved from an adjacent residence or residential zoning district. Nonevergreen planting may seasonally supplement evergreen planting, but not take its place.
(b) 
The plan and specifications for such planting shall be shown on the site plan.
(c) 
A wall or fence, of location, height, design and materials approved by the Planning Board as providing equivalent screening, may be substituted for part or all of the required planting.
(d) 
Required planting shall be properly trimmed, and fencing and wall materials shall be kept in good condition at all times.
Q. 
Public utility buildings and substations; utility lines, poles and facilities serving 25 kilowatts or greater; standpipes and water towers.
(1) 
When proposed in a residential district, these uses shall be subject to a finding, in addition to the standards of § 266-28 of this Zoning Law, that a public necessity exists for such use and that use of the particular site for which application is made is necessary from the public standpoint.
(2) 
The Planning Board may require that such use be enclosed by protective fencing with a gate which shall be closed and locked except when necessary to obtain access thereto.
(3) 
The installation shall be so designed, enclosed, painted and screened with evergreens that it will be harmonious with the area in which it is located. The entire property shall be suitably landscaped and maintained in reasonable conformity with the standards of property maintenance of the surrounding neighborhood.
(4) 
Adequate parking areas shall exist or be provided for maintenance, service or other vehicles. Parking areas must be off-street.
R. 
Wholesaling, warehousing distribution in the PO-15 District.
(1) 
The minimum lot size shall be 35,000 square feet. All other dimensional requirements shall be those applicable to all other permitted uses in the PO-15 District.
(2) 
The lot shall not adjoin, abut or be located across the street from any residential district.
(3) 
When proposed adjacent to existing residential uses, screening shall be provided and shall be designed subject to the approval of the Planning Board. Generally, evergreen planting shall be provided of such type, height, spacing and arrangement as, in the judgment of the Planning Board, will screen the activity involved.
(4) 
A wall or fence, of location, height, design and materials approved by the Planning Board as providing equivalent screening, may be substituted for part or all of the required planting.
(5) 
The applicant shall provide a list of all materials to be stored on the site. The Planning Board shall consider the potential flammable/hazardous nature of said materials and may impose controls for their appropriate storage.
(6) 
All vehicles associated with said use shall be parked on-site and shall not rely on any public street for parking.
(7) 
The Planning Board shall consider the hours of operation of the use, the potential increases in noise that may result and its potential effect on adjacent residential uses. The Planning Board may impose such controls as, in its judgment, are necessary to protect nearby residences.
(8) 
The location and hours of operation of all lighting equipment shall be approved by the Planning Board. Said lighting shall be screened from adjacent residential uses.
S. 
Wholesaling of food products in the CB District as an accessory use to a primary permitted use.
[Added 5-22-1995 by L.L. No. 3-1995]
(1) 
The minimum lot size shall be 35,000 square feet.
(2) 
The lot shall not abut, adjoin or be located across the street from any residential district.
(3) 
The applicant shall provide a list of all materials to be stored on the site. The Planning Board shall consider the potential flammable/hazardous nature of said materials and may impose controls for their appropriate storage.
(4) 
All vehicles associated with said use shall be parked on-site and shall not rely on any public street for parking. The Planning Board shall determine the requirements for adequate loading, maneuvering and parking spaces for all pickups and deliveries, including building access for pedestrian pickup and delivery.
(5) 
The Planning Board shall consider the proposed hours of operation of the use, the potential increases in noise that may result and its potential effect on adjacent residential uses. The Planning Board may impose such controls, restrictions, limitations and conditions as, in its judgment, are necessary to ameliorate the impact of such use on nearby residences.
(6) 
The location and hours of operation of all equipment shall be approved by the Planning Board. Said lighting shall be screened from adjacent residential uses.
(7) 
The area of the building used for wholesaling shall not exceed 20% of the area to which the principal use is devoted and shall be located on the same floor as the principal use.
(8) 
The Planning Board may establish requirements for the disposal of waste material.
(9) 
The Planning Board may require information on employee staffing, working hours and other information relating to the intensity of the special permit use.
T. 
Adult establishments.
[Added 11-16-1998 by L.L. No. 12-1998]
(1) 
Adult establishments are permitted in the GB District subject to the following requirements:
(a) 
No more than one adult establishment shall be located on any lot.
(b) 
No adult establishment shall be established closer than 500 feet from the lot line of any other adult establishment.
(c) 
No adult establishment shall be established closer than 1,000 feet from the lot line of any house of worship or school or 400 feet from the lot line of any residence district or day-care center.
(d) 
An adult establishment must comply with the parking requirements for restaurants as set forth in the Zoning Law in a GB District.
(2) 
Termination. Any adult establishment in existence at the time of this amendment[1] that fails to conform to the requirements of this section shall terminate within one year from the date of this amendment except that such adult establishment may continue for a limited time period established by the Zoning Board of Appeals pursuant to Subsection T(3) below.
[1]
Editor's Note: This refers to L.L. No. 12-1996, adopted 11-16-1998.
(3) 
Amortization of adult establishments.
(a) 
The Zoning Board of Appeals may permit any nonconforming adult establishment to continue for a limited period of time beyond the period set forth in Subsection T(2) above, provided that:
[1] 
An application is made by the owner of such establishment to the Zoning Board of Appeals at least 120 days prior to the date on which such establishment must terminate.
[2] 
The Board shall find, in connection with such establishment, that:
[a] 
The applicant had made, prior to the nonconformity, substantial financial expenditures related to the nonconformity; and
[b] 
The applicant has not recovered substantially all of the financial expenditures related to the nonconformity; and
[c] 
The period for which such establishment or sign may be permitted to continue is the minimum period sufficient for the applicant to recover substantially all of the financial expenditures incurred related to the nonconformity.
(b) 
For the purpose of this section, "financial expenditures" shall mean the capital outlay made by the applicant to establish the adult establishment or sign, exclusive of the fair market value of the building in which such use or sign is located and exclusive of any improvements unrelated to the nonconforming adult establishment or nonconforming accessory business sign for the adult establishment.
U. 
Artists' dwellings.
[Added 12-7-1998 by L.L. No. 14-1998]
(1) 
No building shall be occupied for an artists' dwelling prior to the issuance of a special permit by the Board of Trustees certifying the resident as an artist and compliance with other applicable requirements. In this determination, the Board of Trustees shall rely upon the opinion of those experts it wishes to consult and upon the definition of a "artist" contained herein. All applications for a permit shall include the following information:
(a) 
The name and address of the applicant and whether the applicant is the owner or the lessee of the premises; additional family members must be indicated.
(b) 
A description of the type of art to be created within the premises, together with a description of the relevant art work history of the applicant, together with references.
(2) 
The issuance of a special permit does not obviate the necessity for the applicant to obtain all other approvals or permits as may be required by any other agency.
(3) 
The Board of Trustees may determine to waive a public hearing on such a special permit application.
(4) 
Permits shall be valid for one calendar year and shall terminate on December 31 of each year or upon the occupant of an artists' dwelling either vacating such dwelling unit or ceasing to operate a gallery or studio in the same building. A renewal application for occupancy of the same dwelling area by the same artist shall contain a certification by the applicant as to the applicable facts, including the nature of the artist's activities, the number and relationship of occupants of the dwelling, the location of the gallery or studio to which the Artists' Dwelling is accessory, the days and hours of operation of said gallery or studio and any other relevant information or information which may be requested by the Board of Trustees. A public hearing shall not be required for renewal applications unless the Board of Trustees deems a public hearing to be desirable.
(5) 
No boarders are permitted to reside in an artists' dwelling and the occupants thereof are restricted to the artist and his "family." No home occupation may be conducted in an artists' dwelling except the studio or gallery of the artist residing thereof.
(6) 
An artist dwelling is subject to the requirements of the Uniform Fire Prevention and Building Code and the provisions of Chapter 96 of the Code of the Village of Suffern.
V. 
Hospital heliports.
[Added 7-15-2002 by L.L. No. 5-2002]
(1) 
The minimum setback from the lot line of any residential use shall be 250 feet. The Board of Trustees, in reviewing a hospital heliport special permit application, may increase the setback from the boundary of any residential use as it deems appropriate for the purposes of safety, convenience and to minimize disturbances.
(2) 
All federal and state licenses, approvals and permits shall be obtained prior to approval of a special permit and shall be continuously maintained.
(3) 
The use of the heliport shall be limited to emergency use and transport.
(4) 
The landing area shall be a dedicated landing area which will not be used for parking or any use other than as a heliport landing site. No vehicular or pedestrian traffic is permitted at the site of a hospital heliport.
(5) 
No helicopters may be stored at the site or maintained thereat for longer than necessary to make a pickup or delivery.
(6) 
No fuel, parts or material for the servicing of helicopters may be stored or maintained on the site.
(7) 
Lighting for the heliport shall not disturb adjoining residential uses.
(8) 
An application shall be accompanied by the flight paths for the approach and take-off of helicopters, which shall not pass over residential uses.
(9) 
An applicant shall provide as a part of its application the manner in which it proposes to ensure that helicopters approaching or leaving the site shall not pass over residential uses and only helicopters engaged in emergency activities will land at the heliport.
(10) 
In determining whether to grant a special permit use for a hospital heliport, the Board of Trustees may consider whatever additional facts or consideration which it, in its sole discretion, deems to be appropriate to protect and promote the interests of the residents of the Village of Suffern and to promote the public health, safety and general welfare.
(11) 
A special permit for a hospital heliport may be limited in duration. A special permit to operate a heliport may be revoked by the Board of Trustees upon notice for violation of this provision, the terms and conditions of a special permit or site plan approval or if the use of the same produces loud or disturbing noises or other disturbing effects. If Board of Trustees deems it to be desirable to review the terms, conditions or restrictions upon which a special permit has been granted, it may do so upon due notice to the holder of a special permit and the public.
W. 
Medical office building.
[Added 2-12-2004 by L.L. No. 4-2004]
(1) 
A medical office building shall only be permitted where it is associated with a public or private hospital. Except as noted below, the medical office building shall be required to meet all special use requirements set forth in § 266-33P, which regulates public and private hospitals.
(2) 
All bulk requirements of § 266-23 of this Zoning Law shall be met, except that the maximum permitted height of a medical office building shall be a maximum of four stories and no higher than 55 feet and the maximum combined development coverage for the hospital and medical office building shall be 60%. Off-street parking and loading requirements shall be the same as those in § 266-22 for professional offices in the PO-40 District.
(3) 
Where a medical office building is proposed adjacent to a hospital building, the Planning Board may provide for a waiver from the requirements of § 266-15A relative to the minimum distance between two buildings. In providing such waiver, the Planning Board shall consider the extent to which separation between the buildings is necessary to ensure access for public safety purposes.
(4) 
Where the Planning Board finds that the buffer requirements of this section are sufficient to protect adjoining residential properties, the Board may waive the requirement for a side yard for parking areas and driveways.