[Added 8-20-1985; amended in its entirety 11-21-2017]
This district is designated to implement the objectives of the
Comprehensive Plan of the Town of Islip along the roadways intended
for quality industrial development but which are threatened by strip
commercial development. These objectives are to:
A.
Function as the gateway to the Town of Islip MacArthur Airport.
B.
Maximize roadway efficiency while minimizing traffic hazards, accidents
and congestion through the consolidation of building parcels and curb
cuts.
C.
Enhance the aesthetics of the roadways by means of landscaping, lot
area, frontage, architectural quality and use requirements.
D.
Provide reasonable support services for industrial development which
would be functionally and architecturally integrated into these developments,
or located at service nodes at existing signalized intersections along
Veterans Highway that permit land uses which provide goods and services
to the businesses and employees that work along the corridor.
E.
Prevent the establishment of a strip commercial character along the
corridor.
A.
In an Industrial Corridor District, no building, structure or premises
shall be used or occupied and no building or part thereof or other
structure shall be so erected or altered, except for one or more of
the following purposes:
(1)
Office, including medical office.
(2)
Manufacturing and assembly uses, provided that the operation does
not involve the outdoor storage of vehicles, except those uses prohibited
in an Industrial 1 District or Industrial 2 District.
(3)
Laboratories for scientific and industrial research, testing and
development.
(4)
Municipal and public facilities, excluding retail off-track betting
and casino facilities.
(5)
Freestanding retail bank, subject to the following criteria:
(a)
Any property or structure used for a freestanding bank shall
meet the specific dimensional requirements contained within this article.
(b)
A deed covenant establishing a permanent vehicular cross access,
formalized by a reciprocal easement, to any adjacent property shall
be filed with the Suffolk County Clerk prior to the issuance of any
building permits for a freestanding bank.
(c)
Any separate bank drive-through shall be subject to a Planning Board special permit pursuant to § 68-466.1.
(d)
There shall be no more than one freestanding bank on a single
parcel.
(6)
Retail bank, located within an existing multi-unit structure containing
other permitted uses, provided that it does not occupy more than 30%
of the gross floor area of any such structure.
(7)
Funeral parlor/home.
(9)
Adult day-care facility.
(10)
Veterinarian, provided that all activities take place within
the building.
(11)
Child day-care center.
(12)
Public school.
(13)
Private or parochial school, including preschool programs, elementary
and secondary schools, vocational schools and other non-degree-granting
schools, including self-defense, dance, swimming, gymnastics and similar
instruction/programs, except those associated with manufacturing or
truck driving.
(14)
Health club.
(15)
Job training (including, but not limited to, those associated
with manufacturing, but not including truck driver schools or schools
with similar associated traffic impacts).
(16)
Hotel, provided the development meets the following criteria:
(a)
Each hotel unit must have a bathroom with at least a shower
and/or bathtub, toilet, and sink.
(b)
Within the building, the hotel must have a lobby from which
all rooms are accessible (via hallways, elevators). No exterior doors
to hotel rooms are permitted.
(c)
All hotels shall be equipped with sprinkler and fire alarm systems.
(d)
Adequate off-street parking and loading space(s) as required.
(e)
Off-street parking shall be adequately lit but shall not be
located, installed, or maintained so as to create a traffic hazard
or nuisance for motorists or adjacent properties.
(17)
A multiple use incorporating permitted uses in this section
with up to 25% of the floor area utilized by one or more of the following
retail or service uses integrated into the principal building or as
a separate building with pedestrian connections to the principal building
which do not exceed a total of 15,000 square feet as a single use:
B.
Nothing herein contained shall be construed to permit the erection, alteration, addition, maintenance or use of any premises which shall provide outdoor storage, outside service, outside display, or outside counter or window service, except as provided in § 68-465A(6).
The following uses are permitted by special permit from the
Town Board after a public hearing:
A.
Showroom.
B.
Warehouse use, provided no overhead doors shall face any street,
and further provided that any overhead doors are properly screened
from view with fencing and/or landscaping pursuant to the satisfaction
of the Planning Board.
C.
Industrial/business service use involving office support services,
including printing, document reproduction, storage facilities, provision
of building retail/wholesale/office and business-related supplies,
and similarly related functions.
D.
Private or parochial college or university, excluding dormitories
and other college or university residential uses.
E.
Businesses which involve the outdoor or overnight parking of registered
vehicles as an accessory use to a permitted principal use, provided
that all vehicles shall be properly screened from view pursuant to
the direction of and in the discretion of the Planning Board.
F.
Bank drive-through.
G.
Outside seating as an accessory use to a permitted bar, tavern, nightclub,
restaurant, minor restaurant, or fast-food restaurant use, provided
the site otherwise complies with all applicable Code requirements
and subject to the following requirements:
(1)
Outside seating shall be permitted for dining purposes only.
The service and consumption of alcohol shall only be permitted as
clearly accessory and incidental to the service of food. No outside
bar shall be permitted. In no case shall the service of alcohol be
permitted off site.
(2)
Outdoor loudspeakers, exterior live entertainment or dancing
of any kind shall not be permitted.
(3)
Outside seating shall only be permitted to operate between the
hours of 8:00 a.m. and 11:00 p.m.
(4)
Outside seating shall be permitted on the subject parcel adjacent
to the building only, provided it does not encroach onto any sidewalk
adjacent to a parking lot by more than 50%, and further provided there
is a minimum unobstructed sidewalk area of eight feet. If on-street
parking is permitted adjacent to the sidewalk, then a minimum unobstructed
sidewalk area of five feet shall be required.
(5)
The outdoor area shall be located a minimum of 150 feet from
any single-family residence.
H.
Indoor recreational use.
I.
Taxi office, when adjacent to a residential use or zone.
J.
Animal care center.
K.
A multiple use incorporating permitted uses in § 68-465 with up to 25% of the remaining floor area utilized by one or more of the following retail or service uses integrated into the principal building or as a separate building with pedestrian connections to the principal building and which do not exceed a total of 15,000 square feet as a single use:
L.
The following service and limited retail uses will be considered by the Planning Board for parcels with frontage on Veterans Memorial Highway that are located at the signalized intersections along Veterans Memorial Highway (those established as of the date of adoption of this section and as referenced in the associated corridor study), subject to the conditions provided in § 68-466.3 and if in conformance with the density requirements provided in § 68-470:
(1)
Restaurant.
(2)
Fast-food restaurant (with drive-through).
(3)
Pharmacy (with drive-through).
(4)
Specialty food market.
(5)
Bars, taverns, nightclubs.
(6)
Retail fuel service stations with a convenience market component,
subject to the following conditions:
(a)
Must be located at least 1/4 mile from an existing fuel station
or former station which continues to have related improvements in
place (i.e., tanks, fuel pump, canopy) that is located on the same
side of Veterans Memorial Highway.
(b)
Shall include a food market component which has a minimum of
50% of the interior floor area dedicated to food service, including
prepared foods/beverages and optional customer seating.
(c)
If an outdoor seating area for dining purposes is proposed,
such area shall be accessible only between the hours of 8:00 a.m.
and 11:00 p.m. No consumption of alcohol shall be permitted on the
site. If included, the area provided as outdoor seating with canopy
shall not be counted towards floor area in calculation of maximum
floor area ratio.
(d)
No gasoline service station premises shall be permitted to locate
within 200 feet of a school, playground, recreation center, public
library, or church.
(f)
No vehicle repair or storage shall be permitted.
A.
The following uses are permitted after the review and approval of the Planning Board without complying with the notice requirements of § 68-32, subject to compliance with the following criteria:
(1)
A parking relaxation of no greater than 20%.
(2)
A landscaping relaxation of no greater than 20%.
(3)
Approval will not result in any on- or off-site traffic impacts,
as determined by the Planning Board.
(4)
The use is consistent with the spirit and intent of the Town
Code and Comprehensive Plan.
(5)
The site is not adjacent to any residential use or zone.
B.
Uses:
(1)
Showroom.
(2)
Warehouse use, provided no overhead doors shall face any street,
and further provided that any overhead doors are properly screened
from view with fencing and/or landscaping pursuant to the satisfaction
of the Planning Board.
(3)
Industrial/business service use involving office support services,
including printing, document reproduction, storage facilities, provision
of building/office and business-related supplies, and similarly related
functions.
A.
For applications involving a fast-food restaurant, pharmacy with
drive-through, retail fuel station with convenience market, or when
otherwise deemed necessary by the Planning Board, a traffic and roadway
analysis prepared by a professional engineer specializing in transportation
shall be submitted with the application for review by the Town and
shall include analysis of access and provision of appropriate deceleration
lane and turning lane as well as analysis for need for modification
of signal timing and additional intersection improvements.
B.
The subject property shall execute a cross-access agreement to allow
for future cross access between adjoining parcels.
The following uses shall be permitted when located on the same lot as the uses permitted in §§ 68-465 and 68-466:
B.
Other customary accessory uses and structures, provided that such
uses are clearly incidental to the principal use, do not include any
activity commonly conducted as a business and do not require a separate
building.
C.
A single accessory retail or showroom use, provided the use is completely
contained within the industrial building and sells only goods being
manufactured, processed, or warehoused in the principal industrial
building. The area devoted to this accessory retail use, including
all storage, stocking, and business space, shall not exceed 10% of
the gross floor area of the industrial building or exceed a maximum
of 2,000 square feet, whichever is less, and separate exterior signage
for this use shall be prohibited.
E.
Spray booth, provided the booth has received a permit from the New
York State Department of Environmental Conservation or evidence is
submitted demonstrating exemption from said permit.
F.
Parking garage as an accessory use to a permitted principal use,
unless adjacent to a residential use or zone, in which case it is
prohibited.
G.
Hotel accessory uses. The following accessory uses shall be permitted
within the hotel building:
(1)
One apartment, with or without kitchen facilities, for the use of
the hotel manager or caretaker and his/her family.
(2)
Minor restaurant, dining room, and vending area permitted for hotels
with fewer than 60 rooms.
(3)
Meeting/conference rooms and banquet facilities.
(4)
Laundry facilities for use by hotel guests and staff only.
(5)
Business center.
(6)
Recreational facilities for the exclusive use of hotel guests.
(7)
Dining facility/restaurant within the building for hotels with 60
or more hotel rooms. Note that a separate entrance is permitted for
a restaurant within the hotel, but that access must also be provided
from within the hotel.
(8)
Bar, tavern or nightclub within the building for hotels with 60 or
more hotel rooms.
A.
No building or structure shall be erected to a height in excess of 60 feet or four stories, except under the provisions of § 68-468B, except as otherwise restricted by the Federal Aviation Administration.
B.
Any portion of a building may be erected to a height in excess of
60 feet if such portion of such building is set back two additional
feet for each one foot of additional height beyond the required setbacks
from public streets, planned public streets or the district boundary
lines.
C.
Flagpoles shall not exceed 35 feet in height.
A.
The total buildable area, including all buildings, shall not exceed
a floor area ratio of 0.35.
B.
The installation of covered patios that do not exceed 400 square
feet which provide outdoor seating areas for employees to gather shall
not be included in the floor area calculation for the purpose of calculating
FAR.
C.
The floor area of parking structures/garages and subsurface parking
is not to be included in the calculation for maximum floor area ratio.
D.
Indoor amenity space (e.g., lobbies, atria, etc.) that occupies more
than 1.5% of the building floor space for offices and industrial buildings
may be provided, and this area shall not be counted towards allowable
FAR.
A.
(Reserved)
B.
A hotel room shall have an area of at least 300 square feet, and
there shall be a minimum of 1,250 square feet of site area for each
hotel room. In no case shall a hotel use have a lot area less than
120,000 square feet.
D.
Density requirements for uses permitted only at existing signalized intersections (per § 68-466 or 68-466.1) are provided in the table below.
|
Use
|
Mini- mum Lot Area Dedi- cated to the Use
(square feet)
|
Maxi- mum Building Gross Floor Area
(square feet)
|
Mini- mum Frontage on Veterans Memor- ial Highway
(feet)
|
Mini- mum Frontage on Second- ary Road
(feet)
|
Mini- mum Separa- tion from Same Use on Same Side of
Veterans Highway
|
|---|---|---|---|---|---|
|
Restaurant (no drive-through)
|
40,000
|
—
|
100
|
100
|
N/A
|
|
Fast-food restaurant (with drive-through)
|
60,000
|
—
|
150
|
150
|
N/A
|
|
Pharmacy (with drive-through)
|
80,000
|
15,000
|
200
|
200
|
N/A
|
|
Specialty food market
|
80,000
|
8,000
|
200
|
100
|
N/A
|
|
Retail fuel service stations with a convenience market
component
|
80,000
|
—
|
150
|
150
|
1/4 mile (see § 68-466.1L for details)
|
A.
All buildings shall have a primary front yard setback of 100 feet
along Veterans Memorial Highway and a minimum secondary front yard
setback of 50 feet along any other roadways. A minimum of 40 feet
of that portion of said yard bordering Veterans Memorial Highway shall
be landscaped in accordance with Town of Islip Subdivision and Land
Development Regulations. A maximum of 10 feet of this requirement
can be located in the Veterans Memorial Highway right-of-way. A minimum
of 25 feet of that portion of the front yard bordering streets intersecting
Veterans Memorial Highway shall be similarly landscaped.
[Amended 12-17-2019; 7-20-2021]
B.
No structure shall be permitted within any front yard.
[Amended 7-12-2022]
All buildings shall have a minimum side yard of 25 feet. Where
the side yard abuts a residential district or use, a minimum side
yard of 50 feet shall be required.
All buildings shall have a minimum rear yard of 25 feet. Where
the rear yard abuts a residential district, a minimum rear yard of
not less than 50 feet shall be required.
No loading areas shall be located within a front yard or within
100 feet of a residential district.
A.
High-quality architecture proportionate to the property size is required.
Applications for development within the ICD shall include representative
architectural elevation drawings for all proposed structures to be
reviewed and approved by the Planning Division. Elevations shall include
the following information: height, building design, color, materials,
signs and exposed exterior mechanical equipment. All exterior walls
shall be completed with finished quality building materials that shall
provide for architecturally compatible building design.
(1)
Windows and openings shall be provided in each facade of any new
building unless deemed technically or programmatically infeasible.
Where infeasible, spandrel glass (faux windows) shall be utilized.
Windows shall be appropriately sized to the scale of the building.
Utilizing natural light into interior spaces to offset use of artificial
lighting, along with photo sensor control, is encouraged.
(2)
Incorporation of a minimum number of architectural features into
building facades visible from roadways. This may include porticos
over doorways, cornices, decorative ornament appropriate for the architecture,
window wall framing, or an atrium. No building facade shall exceed
50 feet in length without interruption of the horizontal plane by
one or more of the following architectural features:
(3)
Building materials/finishes. All new buildings, of any building type,
shall be designed and constructed using quality building materials
appropriately applied to create aesthetically pleasing and enduring
structures that contribute positively to the overall character of
the corridor. Efface and decorative concrete block shall be limited
to accent bands not to exceed 10% of all facades. Aluminum siding
shall be prohibited.
(4)
Architectural finishes for rooflines. Exposed coping edge shall be
incorporated as a design element proportionate to the facade material,
visually reinforced with a proportionate horizontal banding of the
facade starting at the coping.
B.
Screening. Rooftop equipment, mechanical equipment, dumpsters, loading
areas, parking garages etc., shall be screened consistent with the
building style or, for ground-level features, with fencing and/or
landscaping.
C.
Franchise architecture shall be modified to achieve the highest architectural
standard for the use.
With the exception of the following, all provisions of the Sign
Ordinance[1] shall be complied with. In addition, in the case of multitenant
structures, a plan shall be submitted for Planning Division approval
showing all signs. They shall be uniformly compatible in terms of
design, color and materials and shall not be distracting to motorists.
A.
For multitenant properties with a minimum frontage on Veterans Highway
of 300 linear feet or greater, the maximum ground sign area may be
increased to 64 square feet.
B.
Additional facial signs are permitted for multiple-use buildings
where multiple establishments are permitted; maximum of one per establishment.
C.
A second facial sign, installed on the secondary facade, may be permitted
for any buildings with dual street frontage (corner lots) within the
ICD.
A permitted use may occupy any lot which was separately owned
prior to March 5, 1985, and which has not come into common ownership
with adjoining property, and which conforms to the area, density or
width of lot requirement of this chapter prior to this enactment and
conforms to all other minimum requirements of this article.
Lots in this district which have legal nonconforming status pursuant to § 68-480 shall be subject to all other provisions of this article.
A.
Parking, curbing, sidewalks, drainage, screen planting, buffers,
street trees, dumpster enclosures, lighting, public improvements and
all other applicable requirements of the Town Code and the Subdivision
and Land Development Regulations shall be maintained unless otherwise
modified or waived by the Planning Board or Town Board.
B.
The exterior site improvements and improvement of property shall be regulated under Article XXXI of this chapter.
C.
A minimum buffer area of 50 feet in width in accordance with Town
standards shall be provided and maintained adjacent to any residential
zone or use. As an alternative, a minimum thirty-foot vegetated buffer
may be provided with a sound-attenuation wall and new evergreen plantings
on both sides of the wall.
D.
Landscaping shall be required around the perimeter of buildings to
the greatest extent practicable pursuant to the direction of the Planning
Board.
E.
Pedestrian connections shall be made between adjacent sites when
feasible and appropriate. Pedestrian connections are to be placed
away from vehicular drives/aisles and be attractive, adequately lit,
and constructed of high-quality materials to connect plazas where
appropriate to encourage walking between properties.
F.
Vehicular cross-access easements shall be reviewed/approved and recorded
between adjacent sites when feasible and appropriate.
G.
At signalized intersections where a restaurant or fast food is proposed
as part of an existing development, a pedestrian connection shall
be provided that is separate from vehicular access between the existing
office/industrial use and the restaurant use.
H.
At signalized intersections where a restaurant, fast food or pharmacy
is proposed as a single use, a pedestrian connection to neighboring
sites shall be incorporated into the site design.
I.
For multiple-use properties at midblock locations that include a
new restaurant developed apart from the existing office/industrial
use, a solely pedestrian plaza connection shall be provided (with
no vehicular access) to the restaurant building.
