[Added 9-18-1990 by L.L. No. 17-1990]
It is the intent of this legislation to provide
for suitable nonresidential developments on remaining vacant large
properties located on major roads in the low-density residential neighborhoods
of the Town. The proposed uses and standards of this district are
designed to protect the sensitive lands usually found in these areas
and to promote developments compatible with and protective of neighboring
residential uses.
A.
The following uses are permitted main uses:
(1)
Offices for professional or business use, including
executive, engineering, accounting, scientific, educational statistical
and financial purposes (provided that the occupancy shall generally
have limited contact with the general public and infrequent visits
from clients or customers).
(2)
Research and development, provided that laboratories
do not exceed 25% of floor area.
(3)
Laboratories devoted exclusively to research, product
development and testing, engineering development and sales development,
provided that public water and public sewers are available; and provided
further that pilot plants for the testing of manufacturing, processing
or fabrication methods, or for the testing of products or materials,
shall be permitted only as an accessory to a research laboratory and
in no case shall be more than 25% of the total floor area be devoted
to such uses. No materials or finished products shall be manufactured,
processed or fabricated on said premises for sale, except such as
are incidental to said research, design or experimental work. Nothing
herein contained shall, however, prohibit construction of pilot or
experimental models which may later be sold.
(4)
Accessory uses, including garages for storage of vehicles,
parking facilities, maintenance and utility shops for the upkeep and
repair of other buildings and structures on the site and equipment
used on the site, water drainage, sewerage, fire-protection and other
utility facilities, educational facilities storage of documents, records,
testing and research equipment, experimental models and personal property
and communication facilities, including antenna masts and clinics,
day-care centers, cafeterias, recreation facilities, banks, a company
service store, living quarters for custodians or caretakers and guest
facilities for the temporary accommodation of company employees and
of visitors to the office as an integral part of the office building
development and which are located on the same site. The use of outdoor
recreation facilities shall be limited to the hours between sunrise
and sunset.[1]
B.
No use permitted hereunder shall be so conducted as
to cause a harmful discharge of waste materials into the ground, water
or atmosphere or which constitutes a menace to persons, surrounding
properties or plant growth by reason of fire, explosion or other physical
hazard.
Medical and dental offices shall be permitted
by special permit, provided that there will be no undue impacts on
neighboring residences resulting from client visits.
Each lot devoted to an office use or a research
laboratory shall have an area of at least 20 acres and shall have
at least 500 feet of frontage on an existing public street or road
or on a street approved by the Town Planning Board in the same manner
as is prescribed by state law for the approval of plats of subdivisions
and in accordance with the requirements applicable to streets herein.
In addition, such streets shall be of adequate capacity to handle
safely and without undue congestions the traffic associated with the
use to which access is given.
A.
No building shall be located at a distance less than
150 feet from the street on which such building fronts, except that
gatehouses, bus stop shelters and security offices one story in height
may be located a distance not less than 25 feet from the street. No
building shall be located at a distance less than 150 feet from all
other boundaries of the lot, except that where a laboratory and/or
office building exists or is subsequently erected on a contiguous
lot, such distance may be reduced to no less than 100 feet on each
side where such lots adjoin.
B.
All buildings on any lot shall not cover in the aggregate a total of more than 10% of the lot area, and no building shall exceed 45 feet in height, and the floor area ratio shall not exceed 0.3. Chimneys may rise above the height limitation. If the space of any building is partly below grade, for the purposes of this article it shall not be considered usable floor area if more than 1/2 of the total space is located below the adjoining finished grade. Coverage and floor area ratio shall be calculated on the basis of net lot area, i.e., gross area less wetlands and wetlands control area, as defined by Chapter 178, Freshwater Wetlands.
C.
Concealed electromechanical installations. There shall
be no exposed electromechanical installations. Transformer banks shall
be installed in belowground, ventilated vaults, to power company specifications,
with all electrical and telephone lines underground to the various
components of the site. All normally roof-mounted equipment shall
be concealed in the roof structure. Additional heights of a structure
may be allowed for this purpose, if necessary, in keeping with the
proportions and architectural design of the total structure. Concealed
equipment in this consideration includes, but is not limited to, ventilators,
air conditioners, cooling towers, skylights, water tanks or master
TV and/or radio antennas. The design of the concealment shall be completely
integrated with the appearance of the structure. The floor area of
installation covered under this section shall not be included in the
computation for floor area ratio (it shall be listed separately),
but such area shall be limited to 25% of the roof area of any individual
structure.
A.
Parking space shall be provided on the lot to accommodate
company, employee and visitor motor vehicles with at least one car
space for each employee on duty at the peak employment period and
one space per 10 employee spaces for visitor parking and one space
for each company vehicle for which the buildings on the lot are designed.
No parking area shall be located within 100 feet of property lines,
except that, in passing on a plan of development, the Planning Board
may approve a lesser distance between parking areas of adjoining office
or laboratory building developments.
[Amended 7-5-1994 by L.L. No. 21-1994]
B.
Parking areas shall be permanently improved and landscaped.
Landscaped strips between parking spaces shall be at least 10 feet
wide and planted with trees at a maximum distance of 30 feet off center.
For each 10 spaces in a row, a landscaped island at least 15 feet
wide shall be provided. No parking area shall exceed 250 cars. Substantial
landscaped separations shall be provided for each such area.
A.
All uses in this district shall only be permitted
with ample on-site landscape buffering provided for adjacent properties.
A landscape plan shall be submitted to the approving board before
final approval is made. This plan shall show an arrangement and method
of natural growth trees, shrubs and plantings, landscaped earth berms,
etc., which shall afford all-season and major screening of the installation
from any adjacent, residentially zoned properties.
B.
A requirement of the final approval of the site plan
shall be the bonding of the buffer area landscaping and also that
such landscaping shall be satisfactorily established before the construction
of any above-grade structures are permitted to commence.
Except during construction, no outside storage
areas for equipment and materials shall be permitted. All equipment
and materials used in connection with any permitted use shall be stored
in fully enclosed buildings.
[Amended 7-5-1994 by L.L. No. 21-1994]
No building permit or certificate of occupancy
for any building designed for office or laboratory use within the
OB-2 shall be issued except in accordance with a plan of development
or amendment thereof approved by the Planning Board.
In the event that any provisions of this article
shall be inconsistent or conflict with the other provisions of this
chapter, then the provisions of this article shall prevail and be
complied with.
