The general requirements affecting the use of buildings, structures and land for each of the districts established by Article
II are hereby established and set forth in this article.
The following sections specify all uses permitted by right as
well as all special permit uses and accessory uses.
Any use not identified as a permitted use, special permit use
or accessory use shall be deemed prohibited. Any use indicated as
special permit use shall be deemed prohibited unless approved in a
manner specified by this chapter. Where special permit uses are identified
by generic word or description, the Planning Board shall determine
whether a specific use shall be construed to be part of such generic
class. In making such determination, the Planning Board shall consider
to what extent the proposed use is like, in land use impacts, the
class of use indicated in the list.
The uses which are listed in this section are specifically prohibited in the Village, subject to the qualifications set forth in Article
II, §
210-7D.
A. Manufacturing uses involving primary production of the following
products from raw materials:
(1) Asphalt, cement, charcoal and fuel briquettes.
(2) Chemicals: aniline dyes, ammonia, carbide, caustic soda, cellulose,
chlorine, carbon black and bone black, creosote, hydrogen and oxygen,
industrial alcohol, nitrates (manufactured and natural) of an explosive
nature, potash, plastic materials and synthetic resins, pyroxilin,
rayon yarn and hydrochloric, nitric, phosphoric, picric and sulfuric
acids.
(3) Coal, coke and tar products, including gas manufacturing; explosives;
fertilizers; gelatin, glue and size.
(4) Linoleum and oilcloth; matches; paints, varnishes and turpentine.
(5) Rubber (natural or synthetic); soaps, including fat rendering; starch.
B. The following processes: nitrating of cotton or other materials;
milling or processing of flour, feed or grain; magnesium foundry;
reduction, refining, smelting and alloying of metal or metal ores;
refining secondary aluminum; refining petroleum products, such as
gasoline, kerosene, naphtha, lubricating oil; distillation of wood
or bones; and reduction and processing of wood pulp and fiber, including
paper mill operations.
C. Operations involving stockyards and slaughterhouses, grain elevators,
slag piles and keeping, breeding and raising of pigs or cattle for
commercial purposes.
D. Storage of explosives, except under license from the State of New
York and in a manner and place conforming to the laws of the State
of New York and the American Table of Distances and provided that
no more than 5,000 pounds is stored in any one magazine.
E. Bulk or wholesale storage of gasoline above ground.
F. Dumps, sanitary landfills, recycling centers, resource recovery facilities
and junkyards, except those operated by the Village or operated under
contract to the Village.
G. Quarries, stone crushers, screening plants and storage of quarry
screenings.
H. Incineration of waste materials except in a plant owned and operated
by the Village.
I. Disposal of septic or sewage wastes.
J. Any other use, whether specified above or not, that is of such a
nature as to be detrimental to neighboring properties by reason of
emission of odor, dust, refuse matter, garbage, smoke, vibration,
gas, radiation, noise or any other factor that is dangerous to the
comfort, peace, enjoyment, health or safety of the area or the community.
K. Freestanding water towers and freestanding water tanks, located below,
on or above ground are not permitted, except that such a tower or
tank owned and operated by a public utility shall be allowed, as a
special permit use of the Planning Board, on plots of three acres
or more, subject to approval of the Village Board.
L. Contractors' storage yards, except in the PI District.
N. Bus storage and repair facilities.
O. Refuse or garbage truck maintenance or storage facilities.
P. Roadside mobile lunch wagons.
Q. Truck or bus body repair and painting.
Minimum 50,000 square feet per lot.
A. Uses permitted by right:
(1) The following agriculture operations, provided that there shall be
no structures or storage of odor- or dust-producing substance within
a distance of 200 feet from any lot line:
(a)
Nurseries, greenhouses and other enclosed structures for growth
and production of plants.
(b)
Open field agriculture, including orchards, truck gardening,
vineyards and other field crops.
(2) One-family detached residences, with not more than one principal
residential building on a lot.
(3) Community residence facilities, subject to Village Board approval
as to site selection, pursuant to § 41.34 of the Mental
Hygiene Law.
(4) Residential
place of worship.
B. Special permit uses by Planning Board, subject to Articles
XI and
XII:
(1) Public utility buildings or structures not elsewhere identified,
excluding power generation and distribution centers, equipment storage
and crew facilities and transmission towers.
(2) Reservoirs and standpipes on lots of three acres or more.
(3) Outdoor recreation facilities, including golf courses, tennis courts, ice-skating rinks, swimming pools, parks, playfields and ski areas, subject to Article
XII, §
210-101, but excluding miniature golf courses, batting cages, driving ranges and tennis ranges.
(4) Accessory to outdoor recreation facilities, uses such as restrooms,
locker rooms, shelters and clubhouses for membership clubs.
(5) Accessory to an agricultural use, buildings or stands for the display
and sale of agricultural products, the majority of which are grown
on the same premises.
(8) One-family detached residences subject to § 7-738 of the Village Law pursuant to Article
IV, §
210-30, Average density.
(9) Accessory home professional offices.
(10)
Libraries, museums and art galleries.
(11)
Family and group care facility (non-Padavan).
(12)
Keeping, breeding, and raising of cattle, including dairies,
sheep, goats and horses on lots of 20 acres or more, but not within
100 feet of any lot line.
(a)
None of the foregoing shall be construed to permit the commercial
raising of pigs or agricultural industries, such as cage-type poultry
operations or processing of animal products not raised on premises.
(13)
Accessory home occupations.
(14)
Schools of general or religious instruction and buildings for
religious instruction without accessory housing, other than a guard's
or caretaker's dwelling.
(15)
Underground, surface or overhead utilities, including gas, electrical
and water transmission systems, including appurtenances thereto except
transmission towers; telephone lines, call boxes and other similar
equipment and accessories necessary for furnishing of adequate service
by public utilities; substations, pumping stations and other unmanned
structures that harmonize with the neighborhood having adequate fences
and other safety devices, screening and landscaping.
(16)
Public and private hospitals and sanatoriums for general medical
care. Accessory to such uses, the Planning Board may permit such outpatient
clinics and office facilities, provided that in sum such facilities
do not exceed 30% of the total floor area of the facility.
(17)
Nursing homes and convalescent facilities licensed by the State
of New York.
(18)
Stables and riding academies subject to Article
XII, §
210-99.
(19)
Volunteer ambulance service facilities.
(20)
Educational institutions with accessory housing subject to §
210-119 herein.
(21)
Freestanding places of worship subject to Article
XII, §
210-89.
(22)
Neighborhood places of worship subject to Article
XII, §
210-89.
(23)
Cemeteries on lots adjacent to an established cemetery or place
of worship.
(24)
Accessory residential places of assembly.
C. Accessory uses permitted by right:
(1) Accessory to a one-family residence or agricultural use, the following
private structures: greenhouses, barns, silos, sheds, garages, tennis
courts, swimming pools and other similar structures.
(2) Accessory to a one-family residence, storage of not more than one unoccupied trailer, recreational vehicle, boat trailer or boat not exceeding 35 feet in length, subject to Article
VII, §
210-53.
(3) Keeping domestic animals as follows: not more than a total of five
cats or dogs over one-year old, not more than two horses over six
months old, not more than 10 fowl, not more than two of any other
species of domestic animals; excluding, however, all pigs and cattle.
Domestic animals, except for cats and dogs, shall be maintained in
an enclosure or fenced area not less than 75 feet from any plot line.
(6) Accessory to agriculture operations, storage of goods, equipment,
raw materials or products, screened from all property lines.
(7) For any residence, home occupation or home professional office, if any on the premises, one announcement sign in accordance with Article
VIII herein.
(8) For any structure for sale or rent, one temporary nonilluminated "for sale" or "for rent" sign in accordance with Article
VIII herein.
(9) Accessory to any permitted nonresidential establishment, identification signs in accordance with Article
VIII herein.
D. Additional use requirements. A landscaped buffer with a minimum dimension
of the respective required setback shall be required as condition
of approval for any special permit use where such uses may adversely
affect the residential character of the neighborhood. The buffer,
if required, shall be provided between the proposed special permit
use and any lot in a residential district. Such buffer area may be
reduced where local conditions warrant and substitute measures are
prescribed for the protection of neighboring properties or where adjacent
use is similar to that proposed special permit use approval.
Minimum 40,000 square feet per lot.
A. Uses permitted by right:
(1) The following agriculture operations, provided that there shall be
no structures or storage of odor- or dust-producing substance within
a distance of 250 feet from any lot line:
(a)
Nurseries, greenhouses and other enclosed structures for growth
and production of plants.
(b)
Open field agriculture, including orchards, truck gardening,
vineyards and other field crops.
(2) One-family detached residences, with not more than one principal
residential building on a lot.
(3) Community residence facilities, subject to Village Board approval
as to site selection, pursuant to § 41.34 of the Mental
Hygiene Law.
(4) Residential
place of worship.
B. Special permit uses by Planning Board, subject to Articles
XI and
XII:
(1) Public utility buildings or structures not elsewhere identified,
excluding power generation and distribution centers, equipment storage
and crew facilities and transmission towers.
(2) Reservoirs and standpipes on lots of three acres or more.
(3) Accessory to an agricultural use, buildings or stands for the display
and sale of agricultural products, the majority of which are grown
on the same premises.
(5) One-family detached residences subject to § 7-738 of the Village Law pursuant to Article
IV, §
210-30, Average density.
(6) Accessory home professional offices.
(7) Libraries, museums and art galleries.
(8) Family and group care facility (non-Padavan).
(9) Accessory home occupations.
(10)
Camps legally existing under the Town of Ramapo Zoning Code as of January 1, 1993, pursuant to §
210-101.
(11)
Schools of general or religious instruction and buildings for
religious instruction without accessory housing, other than a guard's
or caretaker's dwelling.
(12)
Underground, surface or overhead utilities, including gas, electrical
and water transmission systems, including appurtenances thereto except
transmission towers; telephone lines, call boxes and other similar
equipment and accessories necessary for furnishing of adequate service
by public utilities; substations, pumping stations and other unmanned
structures that harmonize with the neighborhood having adequate fences
and other safety devices, screening and landscaping.
(13)
Public and private hospitals and sanatoriums for general medical
care. Accessory to such uses, the Planning Board may permit such outpatient
clinics and office facilities, provided that in sum such facilities
do not exceed 30% of the total floor area of the facility.
(14)
Nursing homes and convalescent facilities licensed by the State
of New York.
(15)
Stables and riding academies subject to Article
XII, §
210-99.
(16)
Volunteer ambulance service facilities.
(17)
Educational institutions with accessory housing subject to §
210-119 herein.
(18)
Freestanding places of worship subject to Article
XII, §
210-89.
(19)
Neighborhood places of worship subject to Article
XII, §
210-89.
(20)
Cemeteries on lots adjacent to an established cemetery or place
of worship.
(21)
Accessory residential places of assembly.
C. Accessory uses permitted by right:
(1) Accessory to a one-family residence or agricultural use, the following
private structures: greenhouses, barns, silos, sheds, garages, tennis
courts, swimming pools and other similar structures.
(2) Accessory to a one-family residence, storage of not more than one unoccupied trailer, recreational vehicle, boat trailer or boat not exceeding 35 feet in length, subject to Article
VII, §
210-53.
(3) Keeping domestic animals as follows: not more than a total of five
cats or dogs over one-year old, not more than two horses over six
months old, not more than 10 fowl, not more than two of any other
species of domestic animals; excluding, however, all pigs and cattle.
Domestic animals, except for cats and dogs, shall be maintained in
an enclosure or fenced area not less than 75 feet from any plot line.
(6) Accessory to agriculture operations, storage of goods, equipment,
raw materials or products, screened from all property lines.
(7) For any residence, home occupation or home professional office, if any on the premises, one announcement sign in accordance with Article
VIII herein.
(8) For any structure for sale or rent, one temporary nonilluminated "for sale" or "for rent" sign in accordance with Article
VIII herein.
(9) Accessory to any permitted nonresidential establishment, identification signs in accordance with Article
VIII herein.
D. Additional use requirements. A landscaped buffer with a minimum dimension
of the respective required setback shall be required as condition
of approval for any special permit use where such uses may adversely
affect the residential character of the neighborhood. The buffer,
if required, shall be provided between the proposed special permit
use and any lot in a residential district. Such buffer area may be
reduced where local conditions warrant and substitute measures are
prescribed for the protection of neighboring properties or where adjacent
use is similar to that proposed for special use permit approval.
Minimum 35,000 square feet per lot.
A. Uses permitted by right:
(1) The following agriculture operations, provided that there shall be
no structures or storage of odor- or dust-producing substance within
a distance of 250 feet from any lot line:
(a)
Nurseries, greenhouses and other enclosed structures for growth
and production of plants.
(b)
Open field agriculture, including orchards, truck gardening,
vineyards and other field crops.
(2) One-family detached residences, with not more than one principal
residential building on a lot.
(3) Community residence facilities, subject to Village Board approval
as to site selection, pursuant to § 41.34 of the Mental
Hygiene Law.
(4) Residential
place of worship.
B. Special permit uses by Planning Board, subject to Articles
XI and
XII:
(1) Public utility buildings or structures not elsewhere identified,
excluding power generation and distribution centers, equipment storage
and crew facilities and transmission towers.
(2) Reservoirs and standpipes on lots of three acres or more.
(3) Accessory to an agricultural use, buildings or stands for the display
and sale of agricultural products, the majority of which are grown
on the same premises.
(5) One-family detached residences subject to § 7-738 of the Village Law pursuant to Article
IV, §
210-30, Average density.
(6) Accessory home professional offices.
(7) Libraries, museums and art galleries.
(8) Family and group care facility (non-Padavan).
(9) Accessory home occupations.
(10)
Camps legally existing under the Town of Ramapo Zoning Code as of January 1, 1993, pursuant to §
210-101.
(11)
Schools of general or religious instruction and buildings for
religious instruction without accessory housing, other than a guard's
or caretaker's dwelling.
(12)
Underground, surface or overhead utilities, including gas, electrical
and water transmission systems, including appurtenances thereto except
transmission towers; telephone lines, call boxes and other similar
equipment and accessories necessary for furnishing of adequate service
by public utilities; substations, pumping stations and other unmanned
structures that harmonize with the neighborhood having adequate fences
and other safety devices, screening and landscaping.
(13)
Public and private hospitals and sanatoriums for general medical
care. Accessory to such uses, the Planning Board may permit such outpatient
clinics and office facilities, provided that in sum such facilities
do not exceed 30% of the total floor area of the facility.
(14)
Nursing homes and convalescent facilities licensed by the State
of New York.
(15)
Stables and riding academies subject to Article
XII, §
210-99.
(16)
Volunteer ambulance service facilities.
(17)
Educational institutions with accessory housing subject to §
210-119 herein.
(18)
Freestanding places of worship subject to Article
XII, §
210-97.
(19)
Neighborhood place of worship subject to Article
XII, §
210-97.
(20)
Cemeteries on lots adjacent to an established cemetery or place
of worship.
(21)
Accessory residential places of assembly.
C. Accessory uses permitted by right:
(1) Accessory to a one-family residence or agricultural use, the following
private structures: greenhouses, barns, silos, sheds, garages, tennis
courts, swimming pools and other similar structures.
(2) Accessory to a one-family residence, storage of not more than one unoccupied trailer, recreational vehicle, boat trailer or boat not exceeding 35 feet in length, subject to Article
VII, §
210-53.
(3) Keeping domestic animals as follows: not more than a total of five
cats or dogs over one-year old, not more than two horses over six
months old, not more than 10 fowl, not more than two of any other
species of domestic animals; excluding, however, all pigs and cattle.
Domestic animals, except for cats and dogs, shall be maintained in
an enclosure or fenced area not less than 75 feet from any plot line.
(6) Accessory to agriculture operations, storage of goods, equipment,
raw materials or products, screened from all property lines.
(7) For any residence, home occupation or home professional office, if any on the premises, one announcement sign in accordance with Article
VIII herein.
(8) For any structure for sale or rent, one temporary nonilluminated "for sale" or "for rent" sign in accordance with Article
VIII herein.
(9) Accessory to any permitted nonresidential establishment, identification signs in accordance with Article
VIII herein.
D. Additional use requirements. A landscaped buffer with a minimum dimension
of the respective required setback shall be required as condition
of approval for any special permit use where such uses may adversely
affect the residential character of the neighborhood. The buffer,
if required, shall be provided between the proposed special permit
use and any lot in a residential district. Such buffer area may be
reduced where local conditions warrant and substitute measures are
prescribed for the protection of neighboring properties or where adjacent
use is similar to that proposed for special use permit approval.
Minimum 25,000 square feet per lot.
A. Uses permitted by right:
(1) The following agriculture operations, provided that there shall be
no structures or storage of odor- or dust-producing substance within
a distance of 250 feet from any lot line:
(a)
Nurseries, greenhouses and other enclosed structures for growth
and production of plants.
(b)
Open field agriculture, including orchards, truck gardening,
vineyards and other field crops.
(2) One-family detached residences, with not more than one principal
residential building on a lot.
(3) Community residence facilities, subject to Village Board approval
as to site selection, pursuant to § 41.34 of the Mental
Hygiene Law.
(4) Residential
place of worship.
B. Special permit uses by Planning Board, subject to Articles
XI and
XII:
(1) Public utility buildings or structures not elsewhere identified,
excluding power generation and distribution centers, equipment storage
and crew facilities and transmission towers.
(2) Accessory to an agricultural use, buildings or stands for the display
and sale of agricultural products, the majority of which are grown
on the same premises.
(4) One-family detached residences subject to § 7-738 of the Village Law pursuant to Article
IV, §
210-30, Average density.
(5) Accessory home professional offices.
(6) Libraries, museums and art galleries.
(7) Family and group care facility (non-Padavan).
(8) Accessory home occupations.
(9) Schools of general or religious instruction and buildings for religious
instruction without accessory housing, other than a guard's or caretaker's
dwelling.
(10)
Underground, surface or overhead utilities, including gas, electrical
and water transmission systems, including appurtenances thereto except
transmission towers; telephone lines, call boxes and other similar
equipment and accessories necessary for furnishing of adequate service
by public utilities; substations, pumping stations and other unmanned
structures that harmonize with the neighborhood having adequate fences
and other safety devices, screening and landscaping.
(11)
Public and private hospitals and sanatoriums for general medical
care. Accessory to such uses, the Planning Board may permit such outpatient
clinics and office facilities, provided that in sum such facilities
do not exceed 30% of the total floor area of the facility.
(12)
Nursing homes and convalescent facilities licensed by the State
of New York.
(13)
Stables and riding academies subject to Article
XII, §
210-99.
(14)
Volunteer ambulance service facilities.
(15)
Educational institutions with accessory housing subject to §
210-119 herein.
(16)
Freestanding places of worship subject to Article
XII, §
210-97.
(17)
Neighborhood places of worship subject to Article
XII, §
210-97.
(18)
Cemeteries on lots adjacent to an established cemetery or place
of worship.
(19)
Accessory residential places of assembly.
C. Accessory uses permitted by right:
(1) Accessory to a one-family residence or agricultural use, the following
private structures: greenhouses, barns, silos, sheds, garages, tennis
courts, swimming pools and other similar structures.
(2) Accessory to a one-family residence, storage of not more than one unoccupied trailer, recreational vehicle, boat trailer or boat not exceeding 35 feet in length, subject to Article
VII, §
210-53.
(3) Keeping domestic animals as follows: not more than a total of three
cats or dogs over one-year old.
(6) Accessory to agriculture operations, storage of goods, equipment,
raw materials or products, screened from all property lines.
(7) For any residence, home occupation or home professional office, if any on the premises, one announcement sign in accordance with Article
VIII herein.
(8) For any structure for sale or rent, one temporary nonilluminated "for sale" or "for rent" sign in accordance with Article
VIII herein.
(9) Accessory to any permitted nonresidential establishment, identification signs in accordance with Article
VIII herein.
D. Additional use requirements. A landscaped buffer with a minimum dimension
of the respective required setback shall be required as condition
of approval for any special permit use where such uses may adversely
affect the residential character of the neighborhood. The buffer,
if required, shall be provided between the proposed special permit
use and any lot in a residential district. Such buffer area may be
reduced where local conditions warrant and substitute measures are
prescribed for the protection of neighboring properties or where adjacent
use is similar to that proposed for special use permit approval.
Minimum 15,000 square feet per lot.
A. Uses permitted by right:
(1) The following agriculture operations, provided that there shall be
no structures or storage of odor- or dust-producing substance within
a distance of 250 feet from any lot line:
(a)
Nurseries, greenhouses and other enclosed structures for growth
and production of plants.
(b)
Open field agriculture, including orchards, truck gardening,
vineyards and other field crops.
(2) One-family detached residences, with not more than one principal
residential building on a lot.
(3) Community residence facilities, subject to Village Board approval
as to site selection, pursuant to § 41.34 of the Mental
Hygiene Law.
(4) One-family semiattached residences, with not more than one principal
residential building on a lot; such use shall be limited to vacant
land only and shall not be permitted on land which is occupied by
existing construction.
(5) Residential
place of worship.
B. Special permit uses by Planning Board, subject to Articles
XI and
XII:
(1) Public utility buildings or structures not elsewhere identified,
excluding power generation and distribution centers, equipment storage
and crew facilities and transmission towers.
(3) One-family detached residences subject to § 7-738 of the Village Law pursuant to Article
IV, §
210-30, Average density.
(4) Accessory home professional offices.
(5) Libraries, museums and art galleries.
(6) Family and group care facility (non-Padavan).
(7) Accessory home occupations.
(8) Schools of general or religious instruction and buildings for religious
instruction without accessory housing, other than a guard's or caretaker's
dwelling.
(9) Underground, surface or overhead utilities, including gas, electrical
and water transmission systems, including appurtenances thereto except
transmission towers; telephone lines, call boxes and other similar
equipment and accessories necessary for furnishing of adequate service
by public utilities; substations, pumping stations and other unmanned
structures that harmonize with the neighborhood having adequate fences
and other safety devices, screening and landscaping.
(10)
Public and private hospitals and sanatoriums for general medical
care. Accessory to such uses, the Planning Board may permit outpatient
clinics and office facilities, provided that in sum such facilities
do not exceed 30% of the total floor area of the facility.
(11)
Nursing homes and convalescent facilities licensed by the State
of New York.
(12)
Stables and riding academies subject to Article
XII, §
210-99.
(13)
Volunteer ambulance service facilities.
(14)
Educational institutions with accessory housing subject to §
210-119 herein.
(15)
Freestanding places of worship subject to Article
XII, §
210-97.
(16)
Neighborhood places of worship subject to Article
XII, §
210-97.
(17)
Cemeteries on lots adjacent to an established cemetery or place
of worship.
(18)
Accessory residential places of assembly.
C. Accessory uses permitted by right:
(1) Accessory to a one-family residence or agricultural use, the following
private structures: greenhouses, barns, silos, sheds, garages, tennis
courts, swimming pools and other similar structures.
(2) Accessory to a one-family residence, storage of not more than one unoccupied trailer, recreational vehicle, boat trailer or boat not exceeding 35 feet in length, subject to Article
VII, §
210-53.
(3) Keeping domestic animals as follows: not more than a total of three
cats or dogs over one-year old.
(6) Accessory to agriculture operations, storage of goods, equipment,
raw materials or products, screened from all property lines.
(7) For any residence, home occupation or home professional office, if any on the premises, one announcement sign in accordance with Article
VIII herein.
(8) For any structure for sale or rent, one temporary nonilluminated "for sale" or "for rent" sign in accordance with Article
VIII herein.
(9) Accessory to any nonresidential establishment, identification signs in accordance with Article
VIII herein.
D. Additional use requirements. A buffer with a minimum dimension of
the respective required setback may be required as condition of approval
for any special permit use where such uses may adversely affect the
residential character of the neighborhood. The buffer, if required,
shall be provided between the proposed special permit use and any
lot in a residential district. Such buffer area may be reduced where
local conditions warrant and substitute measures are prescribed for
the protection of neighboring properties or where adjacent use is
similar to that proposed for special permit use approval.