The intent of this district is to allow for the continued and
future use, expansion, and new development of professional offices
and similar less intensive business uses. The regulations are designed
to be more compatible with residential areas of the Town and are intended
to be less traffic-generating than retail businesses. Professional
office development is encouraged along the Sheridan Drive corridor,
northern Transit Road, and small sections of Wehrle Drive and Bergtold
Road. As most of the restricted business districts are located outside
of areas serviced by public sewers, designs should reflect a more
open character.
[Amended 3-11-2020 by L.L. No. 1-2020]
The following list of uses are allowed as vested rights in structures
measuring up to 10,000 square feet in area or a cumulative total of
30,000 square feet of building area on an individual property:
I. Public utility facilities.
All principal buildings, accessory structures, and impervious
surfaces located on a restricted business district property may not
exceed 70% of the gross area of the lot. Where a property owner has
shared access and shared parking arrangements with adjoining property
owners in perpetuity (for example, via a permanent easement recorded
in the deed), the lot coverage requirements may be increased to 80%
of the lot.
It is the intent of these standards and provisions to prevent,
reduce or eliminate the problems created by improperly designed and
installed outdoor lighting. Specifically, glare, light trespass, excessive
energy usage and financial burden are all negative effects of poor
site lighting design standards. The purpose of careful site lighting
approaches is to ensure that outdoor lighting does not interfere with
the reasonable use and enjoyment of property. These regulations are
also designed to increase safety for both pedestrian and vehicular
traffic.
A. Lighting design shall not create a nuisance to adjacent residences.
(1)
All external lighting sources shall be designed and shielded
to avoid hazardous interference and direct glare onto adjacent streets
and properties.
(2)
The lenses in pole and wall-mounted lighting shall be recessed
to control the adverse impacts of light spillout and glare.
(3)
Parking area lighting fixtures shall not be illuminated after
11:00 p.m.
(4)
Security lighting and other building lighting will be allowed
to operate as long as it does not create a nuisance to adjacent residences.
B. Design standards should be utilized which accent existing community
character and styling.
(1)
Pole-mounted lighting shall not exceed a total height of 15
feet from finished grade to the top of the fixture.
(2)
A mixture of lamp types on the same site shall be avoided.
(3)
To provide optimum color rendition, lamps are preferred in the
following order: high-pressure sodium, metal halide, low-pressure
sodium.
C. Lighting plans shall be submitted and must include illumination footprints.
The appearance and placement of lighting will be recommended on by
the Planning Board as part of the site plan approval process.
Access management standards are put in place in an effort to
reduce logistical traffic conflicts, particularly along roads with
heavy traffic volume. Logical design standards assist with the strategic
placement of access points along traffic avenues and thus reduce the
number of conflict points. Achieving proper access management standards
will allow for transportation components to be properly integrated
into various land use arrangements. Projects which consider access
management help to improve both safety and efficiency within the community.
A. The site layout, location and design of driveways and parking areas
should be based on full buildout of the parcel. Future subdivision
of the parcel or any future action that is contrary to an already
approved plan cannot occur without prior Planning Board approval.
Furthermore, site plans are a crucial component for understanding
a site and project; they must illustrate the building location, elevation
of all buildings and structures, building materials to be utilized
on all facades, and the location of site lighting, signage, and traffic
control features.
B. Access with properties having two or more road frontages should be
determined by the body having final approval authority, either the
Town Board or Planning Board.
[Amended 12-1-2010 by L.L. No. 5-2010]
C. Curb cuts and driveway spacing for new development or redevelopment
will be evaluated on a case-by-case basis to reduce conflicts and
ensure traffic safety and efficiency.
(1)
Driveways should be located so as to provide shared access and/or
cross access with an abutting parcel or properties, wherever practical.
(2)
Shared driveways and/or cross-access driveways shall be of sufficient
width (minimum 20 feet) to accommodate two-way travel for automobiles
and for service and loading vehicles.
(3)
Driveways should be located outside of the functional area of
the intersection, or if this is not possible, driveways should be
placed as far as possible from the intersection.
D. Driveway location.
(1)
Driveway location will be based on a site plan that has been
agreed upon by the Planning Board in consultation with the Town Engineer
and, where appropriate, the Town Highway Superintendent.
(2)
The Planning Board may allow the location of driveways outside
of conventional standards if:
(a)
A dual-driveway system, cross-access driveway system or shared
driveway is proposed and this improves the safe and efficient movement
of traffic between the parcel and the road;
(b)
A driveway or driveways could be located so as to meet conventional
standards, but the characteristics of the parcel or the physical or
operational characteristics of the road are such that a change of
location will improve the safe and efficient movement of traffic between
the parcel and the road; or
(c)
Conformance with conventional standards imposes undue and exceptional
hardship on the property owner.