---
title: "Putnam Valley NY Short-Term Rental (STR) Permit Law"
url: https://stacklist.com/card/2c179bb3-ca57-48e9-a69c-e8746ddecab8
source_url: "https://ecode360.com/9475947"
summary: "Putnam Valley NY Short-Term Rental Permit Law establishes criteria and conditions for converting single-family dwellings to include accessory apartments, including requirements for owner residency, parcel size, fire safety, and utility compliance. The law specifies bedroom limits, parking requirements, and building restrictions to regulate accessory apartment development in residential zoning districts."
tags: "accessory-apartments, short-term-rental, zoning-regulations, special-use-permit, residential-housing, putnam-valley"
key_entities: "Putnam Valley (location), County of Putnam (location), Planning Board (organization), Zoning Board of Appeals (organization), special-use-permit (concept), accessory-apartment (concept), Sanitary Code (concept)"
classification: "reference"
content_hash: "sha256:ac5550f6d554bd71904cfae1149f372c31d320f4720fd84ea92aa8c2506e97a9"
acp_version: "0.2"
token_counts_approximate: 7219
visibility: public
agent_accessible: true
status: "final"
---

# Putnam Valley NY Short-Term Rental (STR) Permit Law

A. Accessory apartments. (1) Eligibility for conversion. The following criteria shall be applied by the Planning Board in considering the conversion of an existing single-family dwelling to an existing single-family with an accessory apartment. (a) The Planning Board may consider granting a special use permit for the conversion of a single-family dwelling to a single-family dwelling with an accessory apartment in any residential zoning district, except where enforceable deed covenants prohibit the same. (b) A special use permit shall not be granted for any parcel with an area of less than 1/2 acre. (c) A special use permit may be granted for the conversion of a one-family dwelling, provided that the certificate of occupancy was issued at least five years prior to the date of application, and provided that no additional living space exceeding 10% of the prior living space was added within the last five years, and provided that no additions have been made without appropriate building permits. (2) Conditions for approval. (a) The owner shall reside in one of the two dwelling units, which shall be the owner's principal residence. The owner's dwelling unit may not be seasonally rented to another person or used for any other purpose. (b) There shall be no more than two dwelling units on a single parcel of land. (c) The conversion shall be limited to one building, which shall be the principal building on the property. If an addition is proposed, the addition may not exceed 10% of the square footage of the existing single foundation, and the 10% may not be exceeded while an accessory apartment permit is in effect for the premises. After a special use permit has been granted, no building permit may be issued for additional living space unless a variance has been granted by the Zoning Board of Appeals. Other provisions of this chapter permitting the expansion of nonconforming structures shall not apply to properties with special use permits for accessory apartments. (d) Smoke detectors shall be hard-lined installed in each dwelling unit, and each detector shall be wired so that all detectors in the structure shall sound when one detector is activated. The Planning Board may require additional fire safety measures recommended by the Fire Inspector. (e) The accessory unit shall be self-contained, with a separate entrance and separate cooking, sanitary and sleeping facilities for the exclusive use of the occupant(s). (f) Only one entrance shall be in the front of the building, if practical. (g) Number of bedrooms: [1] Where a parcel is one acre or more, the two dwelling units shall not contain a total of more than five bedrooms, unless the existing single-family dwelling has more than five bedrooms and is assessed as such, in which case the existing number of bedrooms may not be exceeded as the total for both units. [2] On parcels of more than 1/2 acre and less than one acre, the two dwelling units shall not contain a total of more than four bedrooms. (h) Off-street parking spaces or garages for a minimum of four cars shall be provided and maintained within the applicant's property for the term of the special use permit. (i) Unless a parcel is served by a year-round central community/municipal water supply and by a central community/municipal sewer system, the following conditions shall be met: [1] The septic system shall comply with the present requirements of the Sanitary Code of the County of Putnam. Where records are inadequate to demonstrate this compliance, certification of a licensed engineer or architect attesting to said compliance shall be required. [2] The application shall be accompanied by proof that the septic tank on the premises has been pumped out and cleaned by a licensed septic tank cleaner within the previous 12 months. [3] The application shall be accompanied by a water quality report attesting to a satisfactory potable untreated water sample. The water sample shall have been collected and analyzed by an accredited laboratory, and the analysis shall include testing for disinfectants as well as coliform bacteria. [4] No part of any septic system shall be located within the controlled area of any lake, pond, stream, brook or source of water supply. (j) No home business or trade or any other nonresidential use shall be permitted in either dwelling. (k) The accessory unit shall not endanger the health, safety or general welfare of the community. (3) Term of accessory apartment temporary special use permits. [Amended 6-26-2002 by L.L. No. 7-2002 ] (a) A special use permit shall be granted for a period of three years and may be renewed every three years thereafter. (b) A temporary special use permit for an accessory apartment and any renewal of such permit shall terminate on the transfer of title to the premises or upon the failure of the permittee(s) to continue to occupy the premises as a principal residence. (c) Upon the transfer of title of a residence whose previous owner held a valid special use permit, the permit shall terminate. Thereafter, the tenant shall have 90 days to relocate. The second kitchen shall be removed by the owner within 60 days after the tenant leaves, and the house shall revert to single-family status. Should the new owner intend to live in the structure and to continue to maintain a second dwelling unit therein, the new owner shall apply to the Code Enforcement Officer for a special use permit within 90 days of the transfer of property. The Code Enforcement Officer may issue a new permit as if it were a renewal of an existing permit without interruption. (4) Renewal of temporary special use permits. (a) At least 30 days prior to the expiration of the special use permit, the owner shall apply to the Code Enforcement Officer for renewal of the permit, which the Code Enforcement Officer may grant, provided that: [1] The Inspector finds that the owner has continued to adhere to every required condition laid down in the granting of the expiring permit. [2] The applicant has submitted a satisfactory water quality test performed in the same manner as the initial testing required. [3] The applicant has submitted proof that the septic tank on the premises has been cleaned by a licensed septic tank cleaner during the term of the expiring permit, and the Code Enforcement Officer has found no evidence of a defective septic system. (b) Where an owner fails to apply for a renewal or, in the case of a transfer of property, the new owner fails to apply for a new permit within the time limits specified herein, the special use permit shall terminate, and any new application for a special permit on the same premises shall conform to all conditions set forth in this article for an original application. B. Adult day care, nursing homes and rest homes. (1) The lot area shall be a minimum of five acres with a minimum frontage applicable to the specific base zoning district but in no case less than 100 feet of road frontage. (2) The maximum total coverage of all principal and accessory buildings combined shall not exceed 15% of the total area of the lot. (3) A minimum distance of 60 feet shall be provided between all buildings as measured from the points where such buildings are nearest to one another. (4) There shall be provided a minimum of 1,600 square feet of lot area for each patient bed. (5) All facilities shall be accessible to the physically challenged. (6) The facility shall be operated in full compliance with all requirements of the State of New York. (7) A special use permit for an adult day care, nursing home or rest home shall be valid for a period of four years. C. [1] Antiques stores. (1) The Planning Board may restrict outdoor display of merchandise. (2) No furniture stripping shall be permitted on the premises. [1] Editor's Note: Former Subsection C, Animal husbandry, was repealed 8-19-2009 by L.L. No. 8-2009. This local law also redesignated former Subsections D through OO as Subsections C through NN , respectively. D. Artistic studio. (1) A schedule of activities and maximum capacity must be submitted at the time of application. (2) A detailed exterior and interior layout plan shall be submitted at the time of application. (3) The Planning Board may restrict hours of operation. E. Assembly of component parts. (1) There shall be no manufacturing of goods from raw materials. (2) Assembly shall entail no noise, dust, odors, vibrations, fumes or smoke that would degrade air quality or create a nuisance for neighboring properties. F. Athletic clubs, health clubs and health spas. (1) A detailed exterior and interior layout plan shall be submitted at the time of application. (2) A schedule of activities and maximum capacities must be submitted at the time of application. (3) Demonstration by the applicant that potential traffic generation shall be within the reasonable capacity of the existing or planned road or street providing access and that traffic circulation, exit and entrance drives are laid out to minimize traffic hazards and nuisances. (4) Demonstration by the applicant that the club and/or spa will be appropriate in the proposed location and will have no material adverse effect on existing or prospective conforming development, and the proposed site is adequate in size for the use. G. Automotive rentals, sales, repairs, service, gas station and detailing. (1) Detailed plans for the disposal of all petroleum products, solvents, radiator fluid and the like shall accompany the application to the Planning Board for a special use permit. (2) Drive-through car washes are prohibited. H. Bed-and-breakfast establishments and boardinghouses. (1) A detailed exterior and interior layout plan shall be submitted at the time of application. (2) Bed-and-breakfast establishments and boardinghouses in residential zoning districts may display an advertising sign in conformity with Article XII of this chapter. (3) Putnam County Health Department and any other required licenses, permits or approvals. (4) A special use permit for a bed-and-breakfast establishment or boardinghouse shall be valid for a period of four years. I. Camp. (1) Any camp shall have a minimum size adequate for the facilities proposed. (2) No building, structure, temporary shelter, parking or loading area shall be located within 200 feet from any street or adjoining property line. (3) In order to minimize noise, the Planning Board may require buffers around property lines and landscaping or sound-absorbing structures. J. Catering. See "restaurants, general/fast-food." K. Child day care, nurseries and preschools. (1) Child day care, nurseries and preschools shall be duly licensed as required by the State of New York and the County of Putnam. (2) Such facilities shall include an outdoor play area of a size, design and location suitable for the specific use of and for the number of children attending the facility. (3) A special use permit for child day care, nurseries and preschools shall be valid for a period of four years. L. Clubhouse or lodge. (1) Hours of operation may be restricted to minimize nuisances in the neighborhood where such clubhouse or lodge is situated. (2) When situated in a residential neighborhood, landscaping and structures may be required to baffle noise. M. Cocktail lounges and bars. The Planning Board may restrict hours of operation and hours of entertainment in a cocktail lounge or bar. N. Commercial kennels. (1) Commercial kennels are permitted, provided that the runs are a minimum of 400 feet from any property line. (2) Runs or pens shall be a minimum of 200 feet from any watercourse, body of water, wetland or source of drinking water. (3) The Planning Board may require the planting of vegetation or the erection of sound-absorbing structures to minimize any noise nuisance in the neighborhood. (4) A special use permit for a commercial kennel shall be valid for a period of four years. O. Commercial stables and riding academies. (1) Commercial stables and riding academies are permitted, provided that such use is on a lot that is two times the area required in the base zoning district. (2) No building or pens for the housing of livestock are located within 100 feet of any property line, street line, body of water, watercourse, wetland or drinking water source. (3) The Planning Board may further regulate the following: (a) Number of animals maintained in relation to the size of the lot and the kind of animals kept. (b) Fencing required. (c) Storage of feed. (d) Storage and disposal of animal waste. (4) Lot coverage of all structures shall not exceed 10% of the lot with the exception of the Preservation District (PD) where the lot coverage of all structures shall not exceed 2% of the lot. P. Communication tower (excluding ham/amateur radio). (1) The location and construction of any communication tower shall be such as not to endanger the public or surrounding property. A right-of-way of sufficient width shall be required to permit the safe construction and maintenance of the antennae line and to prevent any hazard to the surrounding property. (2) Suitable fencing or landscaping around the tower base may be required when, in the opinion of the approving authority, it is necessary to protect the public or conserve the values of surrounding property. (3) Said facility shall comply with all setback regulations for a principal structure. (4) No tower, excluding ham/amateur radio, shall exceed 100 feet in height, except when the required front, rear and side setbacks are each increased by two feet for each one foot of the antennae excess. Q. Community residential facilities. In accordance with the purposes of this article and in furtherance of the policy of the State of New York to deinstitutionalize those who cannot be cared for in their natural homes by placing them in small, dispersed group-living facilities, which are designed to give an outwardly similar appearance to other family dwelling units in the community, the following special use permit regulations shall be applied: (1) Said facility shall be set up in size, appearance and structure to bear the general character of a family unit in a relatively permanent household. As such, it shall not permit transients or transient living, nor shall it be established in an institutional-type arrangement. Said facility shall be headed by a full-time sleep-in householder or householders, who provide on-site supervision for the residents and any other supervision provided by applicable law or governmental regulations. (2) Said facility shall have a maximum occupancy of 14 persons, excluding full-time, sleep-in householders(s) or supervisors. (3) For purposes of furthering the state's dispersal and deinstitutionalization policy, to prevent the concentration of community residential facilities in any one area and to preserve the social as well as the physical character of the residential living environment of the town, no community residential facility shall be established if any portion of the lot in which said facility is situated is within 2,000 feet of any portion of any other lot whether said lot is within or without the Town of Putnam Valley, on which another group-living type use is situated. Moreover, in no event shall more than one such facility be located in any structure or in any group of structures on a given lot. (4) Said facility shall conform with and shall be maintained in accordance with the overall character and appearance of the surrounding residential area. No sign that advertises the use or occupancy of said home shall be erected. (5) Any applicant for a special use permit for a community residential facility shall submit the following information to the Planning Board along with the application for the special use permit: (a) The governmental authorization to operate said facility. (b) A description of the proposed facility, the number of and approximate ages and, if applicable, the disability of persons to be accommodated and the number and qualifications of resident adult supervisory personnel. (c) A vicinity map indicating the location of the proposed facility in relation to other existing community residential facilities or other similar types of care facilities within a radius of one mile of the subject site, as made after reference from and a review of the Code Enforcement Officer's registry of community residential facilities. (6) The Code Enforcement Officer shall maintain an up-to-date register of all community residential facilities in the town. (7) Any change in the nature, size or type of the operation of any approved facility shall be subject to a complete new application for a special use permit, in accordance with the same standards and procedures as required for the original application. (8) A special use permit for a community residential facility shall be valid for a period of four years. R. Delivery/messenger service. There shall be a sufficient portion of the lot area devoted to on-site parking and loading facilities. S. Driving ranges (golf). (1) Any golf driving range shall have a minimum size of 15 acres. (2) No building, structure or temporary shelter shall be located within 100 feet from any street or adjoining property line. Golf tees shall be located no less than 100 feet from the project property line. (3) No storage of fertilizer shall be within 100 feet of any street line or property line or within 100 feet from any body of water, watercourse, wetland or drinking water source. (4) Suitable screening, landscaping or fencing shall be provided to protect adjacent properties from physical damage, noise, glare of lights or other similar nuisances. (5) Signs announcing the name of the facility shall be subject to the regulations contained in Article XII of this chapter. T. On-site dry-cleaning establishments. (1) The applicant shall submit the following information: cleaning process to be done on site, cleaning process to be done off site and storage of chemicals to be used on site. (2) The applicant shall also submit details on estimated water usage, water conservation measures, water purification and disposal of waste. (3) The Code Enforcement Officer must, as part of the special use permit conditions, require yearly reviews of the dry-cleaning establishment operations. (4) A special use permit for a dry-cleaning establishment shall be valid for a period of four years. U. Storefront dry-cleaning establishments. Any on-premise dry cleaning shall result in the immediate suspension of a special use permit pending a public hearing on its revocation. V. Educational or philanthropic uses by nonprofit organizations and houses of worship. [Amended 4-19-2006 by L.L. No. 3-2006 ] (1) Such use shall be located on a lot having an area that is at least two times the minimum lot area in the base zoning district. (2) Recreation areas may be required based upon the nature of the school and the ages, needs and numbers of the students. (3) Setbacks greater than those in the base zoning district may be required. (4) Special attention shall be paid to internal traffic controls, vehicular circulation and to the hazards created by the movement of school buses. (5) The total lot coverage of all buildings shall not exceed 15% of the lot area. W. Exterminating services. (1) Applications for a special use permit shall be accompanied by complete plans for the safe storage of chemicals to be used. (2) A complete listing of all chemicals stored on the premises and any hazards associated with their exposure to heat, fire or water shall be kept on file in the office of the Fire Inspector. X. Forestry management and timber harvesting. Special conditions for forestry practices and timber management are as laid down in Chapter 140 , Forestry, of the Code of the Town of Putnam Valley. Y. Golf courses and country clubs, including driving ranges, recreational facilities and accessory buildings: (1) Lot size: (a) Any country club or recreational establishment having a golf course shall have a minimum size of 100 acres. (b) Any country club or recreational establishment without a golf course shall have a minimum size adequate for the facilities proposed. (2) No building, structure, temporary shelter, parking or loading area shall be located within 200 feet from any street or adjoining property line. Golf tees shall be located no closer than 100 feet from the project property line. (3) No fertilizer shall be stored within 100 feet of any street line or property line or within 100 feet from any body of water, watercourse, wetland or drinking water source. (4) The clubhouse shall be subject to a site plan and architectural review and shall be compatible with the surrounding area. (5) The maximum coverage of the site by all buildings or structures shall be no greater than 5% of the gross site area, except in Preservation (PD) District. (6) There shall be no more than one sign facing each public street, announcing the name of the facility. Such sign shall be nonmoving and, if lighted, shall be indirectly lit. Z. Home business or trade. (1) Home business or trade shall occupy not more than 25% of the floor area of the principal structure on the site. (2) Advertising signs shall be subject to the regulations in Article XII of this chapter. (3) Merchandise, products and other materials shall not be stored or displayed outside. (4) Parking for said home business or trade shall comply with Article X of this chapter. (5) Home business or trade shall be incidental to the residential use of the premises and shall be carried on by a resident therein with not more than three nonresident assistants. (6) Home business or trade shall not create noise, dust, odors, vibrations, fumes or smoke readily discernible at the exterior boundaries of the parcel on which such home business or trade is situated, nor create any electrical disturbance adversely affecting the operation of any equipment located in any dwelling unit or on property not owned by the person conducting such home business. (7) No more than two commercial vehicles may be parked or stored on the premises and shall be garaged or screened from the property lines. However, if such storage will not detract from the residential character of the neighborhood, the Planning Board may permit the parking or storage of a greater number of commercial vehicles. (8) Home business or trade shall be permitted without a special use permit, provided that all of the following conditions are met: (a) No nonresident is employed on the premises. (b) No more than one commercial vehicle is used, garaged or parked on the premises. (c) No equipment, tools or materials used in the business are stored outside. (d) The business does not create noise, odors or traffic problems. AA. Hospital. (1) No hospital shall be operated within the Town unless it is in full compliance with all of the requirements of the State of New York. (2) Special attention shall be paid to internal traffic controls, vehicular circulation, delivery entrances and to the hazards created by the movement of emergency vehicles. (3) A plan for the disposal of all hospital waste shall be submitted to the Planning Board, which may require regular reports of its continued compliance with the approved plan. BB. Hotels, motels and inns. (1) Hotels, motels and inns are permitted for the accommodation of transient overnight guests for stays of not more than 30 consecutive days. (2) The owner or operator shall hold a valid license issued annually by the Town Clerk and shall be in full compliance with the regulations of the Putnam County Department of Health. (3) A detailed exterior and interior layout plan shall be submitted at the time of application. CC. On-site laundromats and laundries. (1) The Planning Board may require well-yield testing to demonstrate the availability of adequate water supply and ensure that water usage and disposal by the proposed facility will not adversely impact the water supply of water users in the vicinity. (2) The Planning Board may limit the hours of operation. DD. Storefront laundromats and laundries. Any on-premises dry cleaning or laundering shall result in the immediate suspension of a special use permit pending a public hearing on its revocation. EE. Photography studios and printing establishments. (1) An application for a special use permit for a photography studio or printing facility shall be accompanied by full disclosure of the anticipated use of toxic substances and solvents in the operation as well as a plan for their disposal. (2) The Planning Board may limit the hours of operation of a printing establishment. FF. Recreation, sports and entertainment facilities. (1) In order to minimize noise, the Planning Board may require buffers around property lines and landscaping or sound-absorbing structures. (2) Trails or racing tracks for motorized vehicles of any kind are prohibited. (3) "War games" are prohibited. Paintball and airsoft activities are permitted with special use permit on parcels that are a minimum of 10 contiguous acres in size, excluding Town wetlands or sensitive habitat areas. [Amended 10-19-2022 by L.L. No. 5-2022 ] GG. Research laboratories and facilities. (1) The Planning Board may require well-yield testing to demonstrate the availability of adequate water supply and ensure that water usage and disposal by the proposed facility will not adversely impact the water supply of water users in the vicinity. (2) An application for a special use permit shall be accompanied by full disclosure of the anticipated use of toxic substances and solvents in the operation as well as a plan for their disposal. (3) A complete listing of all chemicals stored on the premises and any hazards associated with their exposure to heat, fire or water shall be kept on file in the office of the Fire Inspector. HH. General and fast-food restaurants. (1) The Planning Board may limit the hours of operation and the hours of entertainment of any restaurant located in a residential zoning district. (2) Restaurants shall be certified by the Fire Inspector as being in full compliance with firesafety regulations. (3) The applicant shall submit a plan for the maintenance and disposal of all waste. II. Roadside stands. (1) The Planning Board may require the removal of roadside structures when not in use. (2) The location of a roadside stand shall not create traffic hazards, shall have adequate sight distance and shall allow adequate and safe parking for customers on the site. (3) A special use permit for a roadside stand shall be valid for a period of four years. JJ. Sales of construction and building materials. (1) The outdoor storage area shall not be located within 20 feet from any residence. (2) Material stored outdoors shall not be stored more than 15 feet high. (3) There shall be a sufficient portion of the lot area devoted to on-site parking and loading facilities in accordance with Article X of this chapter. KK. Schools and educational institutions. (1) Schools shall be certified by the Fire Inspector as being in compliance with firesafety regulations. (2) Recreation areas may be required based upon the nature of the school and the ages, needs and numbers of the students. (3) Setbacks greater than those in the base zoning district may be required. (4) Special attention shall be paid to internal traffic controls, vehicular circulation and to the hazards created by the movement of school buses. (5) New York State and Putnam County Health Department's approval and other required licenses. LL. Shopping center or mini mall. (1) The Planning Board may require special measures to assure groundwater recharge. (2) Outdoor display of merchandise may be limited. (3) Hours of operation may be regulated by the Planning Board. MM. Local utility service. See Article XIII . NN. Veterinary hospitals. (1) Veterinary hospitals are permitted, provided that the runs or pens are a minimum of 400 feet from any property line. (2) Runs or pens shall be a minimum of 200 feet from any watercourse, body of water, wetland or source of drinking water. (3) The Planning Board may require the planting of vegetation or the erection of sound-absorbing structures to minimize any noise nuisance in the neighborhood. (4) New York State, Putnam County Health Department and other required licenses, permits or approvals shall be required. (5) A plan for the disposal of all hospital waste shall be submitted to the Planning Board, which may require regular reports of its continued compliance with the approved plan. (6) A special use permit for a veterinary hospital shall be valid for a period of four years. [2] [2] Editor's Note: Former Subsection PP, Senior citizen multifamily residential, added 6-5-2002 by L.L. No. 3-2002, which immediately followed this subsection, was repealed 11-17-2004 by L.L. No. 6-2004.