[Added 5-27-2009]
A.
The intent of this district is to encourage superior mixed-use development
in accordance with a concept plan for the Great River Planned Development
District (hereinafter the "concept plan"), approved by the Town Board,
which shall specify the location of land uses and the ultimate scale
and density of development. Development in this district shall be
in accordance with the approved concept plan, which shall contain
specific guidelines in terms of height, architecture, landscaping,
streetscape, traffic mitigation and drainage.
The following subdistricts shall be spatially defined on the
concept plan and shall be so designated on the Official Map of the
Town of Islip:
Office-Industrial
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(PDD-GR:OI)
|
Residential
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(PDD GR:RES)
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A.
Office and industrial.
(1)
Permitted uses.
(a)
Office buildings.
(b)
Laboratories for scientific and industrial research, testing
and development.
(c)
Manufacturing and assembly, with all activities entirely contained
within enclosed buildings, excluding any use prohibited in an Industrial
2 District.
(d)
Medical centers and dental clinics, excluding psychiatric or
drug treatment clinics.
(e)
Child day-care centers.
(f)
Health clubs.
[Added 2-28-2017]
(g)
Public, private or parochial school, including preschool programs,
elementary, secondary schools, colleges and universities, 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.
[Added 9-15-2020 by L.L.
No. 2-2020]
(3)
Permitted accessory uses. The following uses shall be permitted within
a building:
(a)
Power plants or facilities for the cogeneration of electricity
and/or steam.
(c)
Cafeteria and other restaurant uses, provided they are located
within a permitted building.
(d)
Banks provided they are located within a permitted building.
(e)
Drug stores or pharmacies, provided they are located within
a permitted building.
(f)
Other customary accessory uses, structures and buildings, provided
that such uses are clearly incidental to the principal use and do
not include any activity commonly conducted as a business.
(g)
Parking structures, subject to Planning Board approval.
(4)
Height.
(a)
No structure shall be erected to a height in excess of 35 feet.
(b)
Exceptions. Permitted buildings may be erected to a height of
60 feet, provided that any portion of any building in excess of 35
feet is set back one additional foot for each one foot of additional
height beyond the required setbacks from public streets, planned public
streets or district boundary lines.
(5)
Percentage of lot occupancy.
(a)
The total lot occupancy of any building on a lot in this subdistrict
shall not exceed 35%.
(b)
The total floor area ratio of all buildings on any lot in this
subdistrict shall not exceed 0.35.
(c)
The Planning Board may modify the lot area and FAR for individual sites, provided that the aggregate lot area and FAR for the entire subdistrict do not exceed the limits set forth in Subsection A(5)(a) and (b) of this section, and provided that such modifications are consistent with the concept plan.
(6)
Lot area.
(a)
All lots have a minimum lot area of one acre.
(b)
The location of all lots within this subdistrict shall be consistent
with the concept plan and approved by the Planning Board.
(c)
The requirements set forth above may be modified by the Planning
Board by up to 25%, provided that such modifications are consistent
with the concept plan and reasonably necessary to permit appropriate
development in the PDD.
(8)
Setbacks.
(a)
Front yard setbacks from Sunrise Highway shall be 125 feet,
the entire extent of which shall be landscaped, except for driveways,
parking areas and sidewalks.
(b)
A setback of 25 feet shall be maintained along all common boundary
lines with adjacent parcels to the east of the PDD.
(c)
Rear yard setbacks shall be a minimum of 25 feet.
(d)
All buildings shall have a minimum twenty-five-foot setback
from Wheeler Road.
(e)
All buildings located adjacent to the western lot line abutting
single-family residentially zoned property shall have a minimum setback
of 125 feet from said lot line.
(f)
A minimum distance of 15 feet shall be provided between adjoining
unconnected buildings or as approved by the Planning Board and consistent
with the concept plan.
(g)
The Planning Board may reduce or modify the setback requirements
by up to 25%, provided that the same is consistent with the concept
plan and reasonably necessary to permit appropriate development in
this subdistrict.
B.
Residential.
(1)
Permitted uses.
(a)
Multiple-family dwellings (MF): attached one- and-two-family
and multiple townhouse or condominium-type dwelling units maintained
by associations of owners approved by the Attorney General of the
State of New York or apartments. Some of said units may be especially
designed for senior citizens and their immediate families or caregivers.
A "senior citizen" is defined as a person 55 years of age or older.
The senior citizen's immediate family is limited to the senior citizen's
spouse, children and grandchildren 19 years of age or older and caregivers.
(b)
Congregate care facilities, assisted living facilities, or nursing
homes.
[Amended 2-28-2017]
(c)
Athletic fields.
(d)
Fire substations.
(2)
Accessory uses. The following uses shall be permitted within the
subdistrict but must be clearly incidental to the principal use:
(3)
Density. The maximum density shall not exceed 360 residential units.
[Amended 7-25-2017]
(4)
Height. No structure shall be erected to a height in excess of three
stories.
(5)
Floor area ratio and percentage of lot occupancy shall be calculated
based upon the area of the subject property prior to any dedications
and noninclusive of the fire substation.
(a)
The percentage of lot occupancy for all structures shall not
exceed 25%, and combined floor area ratio for all structures in this
subdistrict shall not exceed 0.40.
(b)
The percentage of lot occupancy for residential structures shall
not exceed 20%, and floor area ratio shall not exceed 0.35.
[Amended 9-19-2017]
(6)
Subdivision of property. Authorization is granted to the Planning
Board to approve subdivisions of property in this district pursuant
to a cluster plan. Said cluster shall be in conformance with the provisions
of the Town of Islip Subdivision and Land Development Regulations
as modified by the Planning Board.
(7)
Setbacks.
(a)
All buildings located in the subdistrict shall have the following
setbacks:
[1]
A minimum of 40 feet on the north side of the property.
[2]
A minimum of 125 feet on the west side of the property, except
that a fire substation may encroach on the buffer area in accordance
with an approved site plan.
[3]
A minimum of 30 feet on the south side of the property.
[4]
A minimum of 30 feet on the east side of the property.
[5]
A minimum of 15 feet from private roads.
Prior to the issuance of any building permits or the commencement
of the construction of any building or exterior building renovations,
representative exterior architectural drawings shall be submitted
to the Planning Commissioner. The Planning Commissioner shall review
the plans for architectural consistency with the concept plan in terms
of overall building design, materials, colors, encroachments and other
architectural considerations. No building permit shall be issued until
written architectural approval has been granted by the Planning Commissioner.
A denial of architectural approval by the Commissioner of Planning
may be appealed to the Planning Board within 30 days.
A.
A minimum of 2.2 parking stalls per residential unit shall be provided.
Driveway spaces and on-street parking may count towards this requirement.
Garage space shall not be counted towards this requirement.
B.
Parking for office uses shall be provided at a ratio of 3.5 stalls
per 1,000 square feet of gross floor area.
C.
Parking for all other uses shall be provided pursuant to the requirements
of the Town of Islip Subdivision and Land Development Regulations
as modified by the Commissioner of Planning.
All landscaping shall be in conformance with the recommendations
of the concept plan and the Town of Islip Subdivision and Land Development
Regulations. Prior to the issuance of any building permit for a new
building, a landscape plan for each subdivision or site plan shall
be subject to the approval of the Planning Division. The Planning
Board shall have the power to modify landscaping, provided such modifications
are consistent with the concept plan.
A.
All properties located within the Office-Industrial Subdistrict shall
be buffered from adjacent residentially used property, except that
no buffer shall be required for any adjacent parcel that is located
east of the PDD. The buffer shall be a minimum of 125 feet in width
along the western boundary line of the Office-Industrial Subdistrict
and 25 feet in width along the southern property line of the Office-Industrial
Subdistrict.
B.
Buffers shall be constructed pursuant to the Islip Subdivision and
Land Development Regulations with such additional planting as may
be determined by the Planning Division and a six-foot chain link fence
with stockade attached along residentially used property lines. Said
fencing may be waived by the Planning Commissioner if the installation
of such fencing would adversely alter naturally wooded areas.
C.
The location of new loading and unloading areas shall be subject
to the review of the Planning Division. There shall be no loading
docks or new truck loading areas within 25 feet of a buffer area,
except by approval from the Planning Board upon a finding of practical
difficulty or hardship that precludes said loading area from being
located in another area of the site and with such other mitigating
measures as may be determined by the Planning Board. Nothing contained
herein shall operate to prohibit utility deliveries to any existing
buildings.
D.
Doors located adjacent to a buffer area shall be designed and constructed
solely for pedestrian use, except by approval from the Planning Board
upon a finding of practical difficulty or hardship that precludes
said door from being located in another area of the site and with
such other mitigating measures as may be determined by the Planning
Board.
E.
Exterior public address systems or loudspeakers shall be prohibited
within the Office-Industrial Subdistrict.
The following encroachments are hereby permitted:
A.
Cornices, eaves, gutters, chimneys or bay windows projecting not
more than 48 inches.
B.
One-story open porches and terraces not exceeding five feet in height
and projecting not more than 10 feet.
C.
One-story enclosed vestibules not greater than 12 feet wide.
D.
Guard booths, flagpoles, identification signs, sculptures, seatings,
bus shelters or gazebos.
E.
Shielded mechanical systems.
F.
Antennas as part of a permitted use, subject to the approval of the
Planning Board.
G.
All encroachments existing on the date of the adoption of this article.
All uses regulated by special permit from the Planning Board
after a public hearing shall provide the following form of notification:
A.
Advertisement of public notice in the official newspaper of the Town
of Islip at least 10 days prior to the public hearing.
B.
Posting of public notice signs every 200 feet on that portion of
any public or private road contiguous to the subject parcel at least
10 days prior to the public hearing.
A.
The Planning Board may amend the road layouts and location of any
structures or other improvements in all subdistricts of the concept
plan without a public hearing, provided that the same is reasonably
consistent with the concept plan and reasonably necessary to permit
appropriate development.
B.
This PDD Ordinance may be amended by the Town Board after a public
hearing and upon a report of the Planning Board or the Commissioner
of Planning. For the purposes of this subsection, notice of such public
hearing shall be published at least once in the official Town newspaper
no fewer than 10 days prior to the public hearing.
Except as otherwise provided herein, all matters referred to the Planning Board in this Article LI may be determined without a public hearing, pursuant to Town Law § 274-a, Subdivision 2. In making such determinations, the Planning Board shall give consideration to the following: the effect and compatibility of the proposed modification on the overall concept plan and planned development district design, criteria and standards.
Pursuant to § 280-a of the Town Law, the Town Board
hereby declares this zoning district an open development area within
the Town, wherein building permits may be issued for the erection
of structures to which access is given by right-of-way or easement,
upon such conditions or regulations as may be prescribed by the Planning
Board or its designee.
[Amended 7-25-2017]
All residential development within the PDD shall provide that
a minimum of 10% of the total dwellings in the approved plan be deemed
affordable housing. The schedule of affordable housing provision shall
be approved by the Town of Islip Department of Planning and Development
prior to the issuance any certificate of occupancy.