Ardsley City Zoning Code
ARTICLE VIII
B-2 District: Special Business District
§ 200-73 Permitted uses.
[Amended 3-18-1996 by L.L. No. 1-1996]
A.
All plans for the use, erection, enlargement or alteration of any building or property in a B-2 District shall be subject to site plan approval by the Board of Trustees. In addition, any proposed change of use which would increase the requirement for off-street parking or loading spaces shall be similarly subject to site plan approval by the Board of Trustees.
B.
The following uses are permitted in all B-2 Districts: All uses not otherwise prohibited by law, except that no residential use shall be permitted, other than one apartment in each building for occupancy by custodial personnel only.
§ 200-74 Prohibited uses.
A.
The following trades, industries or uses are specifically prohibited:
Acetylene gas manufacture and/or storage |
Acid manufacture (hydrochloric, nitric, picric, sulphuric, sulphurous, carbolic, etc.) |
Alcohol manufacture |
Ammonia, bleaching powder or chlorine manufacture |
Amusement area, pony ride, baseball or golf driving ranges, etc. |
Arsenal |
Asphalt manufacture or refining |
Auto wrecking |
Blast furnace |
Boiler or tank works |
Brewery or malt house |
Brewing or distilling of beverages |
Brick, pottery, tile or terra-cotta or masonry block manufacture |
Camps |
Car wash |
Cement, lime, gypsum or plaster of paris manufacture |
Central mixing plant for cement, mortar, plaster or paving materials |
Coal distillation |
Coal yard |
Coke ovens |
Commercial garage |
Creosote treatment or manufacture |
Cutting, curing, tanning or storage of raw hides and skins |
Dead animal and offal reduction |
Diner (lunchwagon) |
Disinfectant, insecticide or poison manufacture |
Distillation of bones, petroleum, refuse, grain, tar, coal or wood |
Explosives, fireworks and gunpowder manufacturing or storage |
Fat rendering and grease, lard or tallow manufacture or refining of fats |
Fertilizer manufacture |
Fish smoking or curing |
Flour or feed mill |
Forge plant |
Foundry or metal fabricating plant |
Freight terminal or freight yard |
Gas (illuminating or heating) manufacture or storage |
Gasoline station (See Supplementary Regulations)[1] |
Glass manufacture |
Glucose manufacture |
Glue, size or gelatin manufacture |
Hog farm |
Hotel |
Hydrocarbon or material, reclaiming, distilling and refining |
Incineration, reduction, storage or dumping of slaughterhouse refuse, rancid fats, garbage, dead animals or offal |
Insecticide manufacture |
Laundry plant, steam or wet wash |
Lime, cement or plaster of paris manufacture |
Linoleum manufacture |
Linseed oil, paint oil, shellac, turpentine or varnish manufacture |
Livery stable, corral, riding academy or livestock barn |
Manufacture, development or operation of any kind that may tend to produce atomic or ionizing radiation |
Meatpacking |
Milk bottling or central distributing station |
Motel |
Oilcloth or linoleum manufacture |
Oiled or rubber goods manufacture |
Ore reduction |
Outdoor drive-in theatre[2] |
Paint, oil shellac, turpentine, varnish or enamel manufacture |
Paper or pulp manufacture |
Petroleum or kerosene refining, distillation or derivation of byproducts and/or storage |
Pickles, sauerkraut or vinegar processing |
Planing mill |
Plaster manufacture |
Plastics manufacture |
Potash works |
Poultry killing or dressing |
Power forge (riveting, hammering, punching, chipping, drawing, rolling or tumbling of iron, steel, brass or copper, except as a necessary incident of manufacture of which these processes form a minor part, and which are carried on without objectionable noise outside the plant) |
Pyroxylin plastic manufacture or manufacture of products thereof |
Railroad yards |
Reduction, canning, processing or treatment of fish or animal products |
Residences |
Rock crusher |
Rolling mill |
Scrap iron or junk storage |
Scrap paper or rag storage, sorting, processing or baling |
Slaughtering of animals |
Smelting |
Soap manufacture |
Soda and washing compound manufacture |
Stable |
Starch, glucose or dextrine manufacture |
Steam plant |
Steel furnace, blooming or rolling mill |
Stock yards |
Stone cutting or monument works |
Stone quarry, mill or crusher |
Storage yards |
Structural steel or pipe works |
Swimming pool |
Tar distillation or manufacture |
Tar roofing, waterproofing or treatment |
Trailer |
Tourist home |
Yeast plant |
Any other trade, business purpose or use that is declared by the Zoning Board of Appeals to be noxious or offensive by reason of hazard or the emission of odor, dust, refuse matter, wastes, smoke, gas or noise, or to be detrimental to the comfort, peace, enjoyment, health or safety of the community, or to tend to become so, is prohibited and shall cease forthwith upon notice of such declaration, if already in operation or existence. |
B.
If it can be proved to the satisfaction of the Zoning Board of Appeals that any of the foregoing uses is neither objectionable, noxious or offensive by reason of hazard or the emission or creation of odor, dust, fumes, smoke, gas, noise, glaring lights, vibration or similar substances or conditions equal in aggregate amount to that of any use specified, nor detrimental to the comfort, peace, enjoyment, health or safety of the community, then, upon the posting of an adequate bond, that proposed use, at the discretion of the Zoning Board of Appeals and after a public hearing, may be granted a special permit to operate upon such terms and conditions as the Zoning Board of Appeals shall deem reasonable, provided that the special permit shall be revoked, such bond forfeited and occupancy of said structure shall immediately cease in the event of violation of any of the terms and conditions upon which such permit was granted.
C.
Quick service eating and drinking establishments.
[Amended 3-18-1996 by L.L. No. 1-1996]
(1)
No quick service eating and drinking establishment shall be permitted without first obtaining a special permit from the Zoning Board of Appeals.
(2)
Quick service eating and drinking establishments shall be permitted only when located in multitenanted buildings, and no such establishment shall be located closer than 1,000 feet to another such establishment.
(3)
The Zoning Board of Appeals shall, in each individual case, consider the potential traffic impact of the proposed quick service eating and drinking establishment on the adjoining road system. Where said Board determines that such traffic may have a significant, adverse impact, it may deny the application or it may allow the applicant to improve the road system or require such reduction in scale or other modification of the size and nature of the proposed use as, in the opinion of said Board, will be adequate to reduce the estimated traffic impact to an acceptable level.
(4)
All waste materials shall be stored in rodentproof containers which shall be kept in a screened or enclosed location and shall be removed from the premises daily, with the exception of Sundays and holidays.
(5)
In addition to all other applicable standards and requirements, the Zoning Board of Appeals may, as a condition of approval of the special permit, establish any other additional standards, conditions and requirements, including limitations on hours of operation, signage, lighting and so forth, as it may deem necessary or appropriate to promote the public health, safety and welfare and to otherwise implement the intent of this chapter.
(6)
The off-street parking requirement for quick service eating and drinking establishments shall be a minimum of one parking space for each 35 square feet of floor area.
(7)
Prior to scheduling a public hearing, the Board of Appeals shall refer any application for the establishment of a quick service eating and drinking establishment to the Planning Board for its report and recommendation thereon. The Planning Board shall report said recommendation within 45 days of the date of its referral, unless such time limit is extended by the Zoning Board of Appeals, in which case it may be extended to not more than 90 days without the consent of the applicant.
§ 200-75 Building height.
[Amended 11-21-2005 by L.L. No. 6-2005]
No building or structure shall be erected to a height in excess of 45 feet nor shall it exceed three stories above the grade plane.
§ 200-76 Lot area.
The minimum lot area for the principal building in a B-2 District shall not be less than 5,000 square feet.
§ 200-77 Yard requirements.
A.
Each lot shall have a front yard not less than 25 feet in depth.
B.
There shall be a side yard along the sides of every lot in a B-2 District of not less than 10 feet; provided, however, that any lot bordering a residence district on a side yard shall have a side yard of a width not less than the minimum width as required in said adjacent resident district.
C.
There shall be a rear yard on every lot in a B-2 District of not less than 25 feet in depth.
§ 200-78 Access to buildings.
Access to any lot or building in a B-2 District shall be had only from a business street. As used herein, "business street" means a public highway, road, street or thoroughfare entirely within or abutting on one side upon a B-2 District and, in either event, not extending into or through any residential district within 300 feet of any part of the lot or building, access to which is in question, and which public highway, road, street or thoroughfare provides or forms part of a route from the boundary line of the Village to the lot or building, access to which is in question, without passing through any residential district of the Village.
§ 200-79 Off-street parking and loading.
[Amended 3-18-1996 by L.L. No. 1-1996]
Off-street parking and loading facilities shall be provided as required in § 200-71.
§ 200-80 Uses subject to approval.
[Amended 12-17-1990 by L.L. No. 16-1990]
All plans, uses and conditions permitted in a B-2 District shall be subject to the approval of the Board of Trustees after public hearing. The criterion to be used by the Board of Trustees are the same as those used by the Zoning Board in § 200-97.