Village of Briarcliff Manor, NY: zoning for new construction

Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 65 ft front, 40 ft on one side, 80 ft on both sides combined and 60 ft rear are required.

• An accessory building not connected to the main building needs at least 12 ft from it, 40 ft from the street line, 25 ft from a side line and 14 ft from the rear line.
• A senior care community needs a special permit on at least 50 acres and is capped at 6 units per acre of independent living, with 10 people per acre counting staff (§ 220-6J(15)).
• That permit also carries a floor area ratio of 0.35, building coverage of 10%, a 125 ft setback from every public street line, 75% of the land left open and a height of up to 10 stories.
• No cap on the percentage of the lot that buildings may occupy is published for this district, so house size is governed by the gross floor area limits instead.
• A single-family house is capped at 3,000 sq ft plus 10% of the lot area over 10,000 sq ft on lots under 20,000 sq ft, and at 4,000 sq ft plus 7% of the area over 20,000 sq ft up to 65,000 sq ft.
• On lots above 65,000 sq ft the limit is 7,150 sq ft plus 8% of the lot area over 65,000 sq ft, and site plan approval is required where all buildings together exceed 10,000 sq ft.

Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 50 ft front, 25 ft on one side, 55 ft on both sides combined and 40 ft rear are required.

• An accessory building not connected to the main building needs at least 10 ft from it, 40 ft from the street line, 13 ft from a side line and 9 ft from the rear line.

Single-Family Residence District, Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 55 ft front, 30 ft on one side, 60 ft on both sides combined and 45 ft rear are required.

• An accessory building not connected to the main building needs at least 10 ft from it, 40 ft from the street line, 15 ft from a side line and 10 ft from the rear line.

Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 65 ft front, 40 ft on one side, 80 ft on both sides combined and 60 ft rear are required.

• An accessory building not connected to the main building needs at least 12 ft from it, 40 ft from the street line, 25 ft from a side line and 12 ft from the rear line.
• A senior care community needs a special permit on at least 50 acres and is capped at 6 units per acre of independent living, with 10 people per acre counting staff (§ 220-6J(15)).
• That permit also carries a floor area ratio of 0.35, building coverage of 10%, a 125 ft setback from every public street line, 75% of the land left open and a height of up to 10 stories.

Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 40 ft front, 14 ft on one side, 30 ft on both sides combined and 32 ft rear are required.

• An accessory building not connected to the main building needs at least 10 ft from it, 40 ft from the street line, 5 ft from a side line and 6 ft from the rear line.

Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 40 ft front, 18 ft on one side, 39 ft on both sides combined and 32 ft rear are required.

• An accessory building not connected to the main building needs at least 10 ft from it, 40 ft from the street line, 11 ft from a side line and 6 ft from the rear line.

Single-Family Residence District, Single-Family Residence District - The yards shown apply only where the buildings' gross floor area is 3,500 sq ft or less. Above 3,500 sq ft, at least 45 ft front, 20 ft on one side, 45 ft on both sides combined and 35 ft rear are required.

• An accessory building not connected to the main building needs at least 10 ft from it, 40 ft from the street line, 12 ft from a side line and 8 ft from the rear line.

Multifamily Residence District - The figures shown are for multifamily use, at 5,000 sq ft of lot per dwelling unit. A single-family house here instead needs at least 40 ft front, 16 ft on one side, 35 ft on both sides combined and 30 ft rear, on a lot of at least 12,000 sq ft and at least 100 ft wide.

Single-Family Residence District - An accessory building not connected to the main building must be at least 35 ft from it, 50 ft from the street line and 10 ft from the side and rear lines.

Eldercare Community Residence District - Density here is written in people rather than dwelling units: counting residents and every staff member on duty at any time, the total may not exceed 25 people per acre, so how many units a site holds depends on how it is staffed.

• The five acres must be one contiguous lot or an assemblage held in common ownership as of January 1, 1994, and must be served by public water and sanitary sewer.
• The site must front a state or county highway with access to a major road and sit within 500 ft of existing retail shopping, by a walking route the Planning Board accepts as safe.
• The code publishes no lot width, no building height, no coverage cap and no floor area ratio for this district.
• On site plan review the Planning Board may require buffer screening inside these setbacks where they adjoin or face residential property.
• Land mapped at 25% slope or steeper may not be disturbed, and land at 15% to 25% needs a steep slope permit (§ 220-15).

Complementary Use Transition 1 - Lot size and yards here are set per principal use. The figures shown are for office use (100/100/200/100), and several other uses owe different yards.

• Private institutions of higher learning owe 200/200/400/200.
• Research laboratory or biotech uses, conference centers and solar farms owe 150/150/300/150.
• Short-term executive housing owes 150/100/200/150, and light manufacturing 100/100/100/100.
• Most other listed uses, including clubs, data storage, fitness clubs, hotels, medical office and museums, match office use.

Complementary Use Transition 2 - Yards here are set per principal use. The figures shown are for office use (50/100/150/100), which fitness clubs, light manufacturing and retail or shopping centers share.

• Hospitals, hotels, self-storage and research labs owe 100/100/200/100.
• Short-term executive housing and solar farms owe different yards; confirm them with the Building Department.
• Private institutions of higher learning owe 75/100/100/100.

Complementary Use Transition 3 - The figures shown are for office use, and most other listed uses, including clubs, conference centers, data storage, fitness clubs, light manufacturing, hotels and private institutions of higher learning, share the same yards.

Complementary Use Transition 4 - The figures shown are for office use, and every other listed use here shares the same yards, including clubs, conference centers, hospitals, hotels, light manufacturing, medical office, retail, self-storage and short-term executive housing.

Retail Business - The 4,000 sq ft lot minimum and the 40 ft of width apply per building rather than per lot. No accessory buildings are permitted here.

• No side, rear or combined side yard figure is published for this district, so confirm what applies with the building department before siting a building.
• Where a business lot adjoins a residence district, a yard of at least 20 ft runs along the shared lot lines, which the Planning Board may cut to 10 ft for a blank wall (§ 220-14E(1)).
• On a corner lot the side yard facing the street is at least 10 ft.
• Height is governed in feet; the story count is printed only for readability.

Central Business District 1 - The front yard is 10 ft on the east side of Pleasantville Road and 12 ft on the west side, and for those properties the minimum front yard is also the maximum, which the Planning Board may vary by up to 5 ft to meet an adjacent building’s line.

• Residential use is confined to the upper floors and no unit may hold more than two bedrooms, while office and professional uses may sit on the ground floor alongside them.
• The 4,000 sq ft lot minimum and the 40 ft of width apply per building rather than per lot. No accessory buildings are permitted.
• No side or combined side yard figure is published for this district, so confirm what applies with the building department.
• Where a business lot adjoins a residence district, a yard of at least 20 ft runs along the shared lot lines, which the Planning Board may cut to 10 ft for a blank wall (§ 220-14E(1)).
• On a corner lot the side yard facing the street is at least 10 ft.

Complementary Use Transition 5 - The yards shown are the office-use standards; most other uses here, including clubs, a conference center, a hospital, hotels, research labs and self-storage, share the same yards.

• A retail or shopping center use has tighter yards, at 50/100/100/100.

General Business, including light industry - The minimum lot of 4,000 sq ft and 40 ft of width applies per building rather than per lot, and no accessory buildings are permitted in B2.

• No side, rear or combined side yard figure is published for this district, so confirm what applies with the building department before siting a building.

Central Business District 2 - The minimum lot of 4,000 sq ft and 40 ft of width applies per building rather than per lot, and no accessory buildings are permitted in CB2.

• No side or combined side yard figure is published for this district, so confirm what applies with the building department before siting a building.

Retail Business and Residential - Dwelling units must average at least 750 sq ft of livable floor area, and the 4,000 sq ft lot minimum and the 40 ft of width apply per building rather than per lot.

• Multifamily dwellings are allowed alongside the retail uses provided the residential part stays under 80% of the building's gross floor area, or 85% where every unit is an affordable AFFH unit.
• No ground floor unit may front a public right of way.
• A mixed-use building whose dwelling units are all affordable AFFH units may rise to three stories rather than two.
• No side, rear or combined side yard figure is published for this district, so confirm what applies with the building department before siting a building.
• Where a business lot adjoins a residence district, a yard of at least 20 ft runs along the shared lot lines, which the Planning Board may cut to 10 ft for a blank wall (§ 220-14E(1)).
• No accessory buildings are permitted, and on a corner lot the side yard facing the street is at least 10 ft.