A.
The intent of the mapping of a district of this nature
is to:
(1)
Provide suitable locations for selected establishments
of highway-related functions, which are independent of primarily local
use and proximity to other establishments. These are functions which
require high mobility characteristics, i.e., prime accessibility conditions,
ample off-street parking, desirable transient travel facilities and
location within easy view of motorists on the major highway or parkway.
(2)
Provide a suitable location for large, planned combination
local and regional uses which require high local and regional accessibility
and large tracts of land not usually available in the Central Business
District. However, where the development of such uses would pervert
or subvert the goals of the Town Development Plan, or would promote
urban sprawl, it should be discouraged.
(3)
Provide for the orderly development of the instant
land in a proper use, while maintaining smooth and continuous traffic
flow on the interchange and major roadways, without producing congestion
on the local roads, thus protecting the proper functioning of the
interchange and the local road net.
(4)
Promote the uses and types of development suitable
to enhance the economic value and visual aspect of the gateway areas
of the community without detracting from the neighboring areas.
(5)
To avoid cluttered, indiscriminate and mixed uses
and to promote development which will visually be in harmony with
and relate to the scale and function of the interchange.
(6)
Provide ample buffering and separation of these intended interchange uses from the existing or zoned surrounding development (further defined in § 300-154A(6) and (7).)
B.
It is not the intent of this district to provide for
shopping centers, amusement parks, motion-picture theaters or any
use of the magnitudes covered in the other listed commercial or business
districts.
All uses permitted under this district shall
conform to the following general regulations:
A.
Site standards.
(1)
Minimum lot size and frontage. The site for each planned
interchange district use shall be not less than 10 acres in area.
Such site shall have a minimum frontage of at least 100 feet on a
roadway whereupon entrance may be obtained from the appropriate jurisdictional
authority.
(2)
When an applicant wishes to phase a condominium office
project processed pursuant to these regulations, the subdivision of
the interchange district site into lots smaller than 10 acres shall
be permitted, provided that a plan of development for the total site
has been conceptually approved by the Town Board prior to the processing
of said subdivision, and provided that the development of the lots
thus created shall not in any way substantially diverge from said
approved plan of development. The road frontage of 100 feet shall
not be required for lots created as above.
[Added 8-15-1989 by L.L. No. 18-1989]
(3)
Site coverage and floor area ratio. All principal and accessory buildings and structures on such site shall not cover more than 15% of the site. Outdoor swimming pools, outdoor restaurants, cabana areas and outdoor recreation sites, etc., shall be included in the site coverage computation, but not in the floor area ratio computation. Floor area ratio shall not exceed 0.4. The coverage and floor ratios defined herein shall not apply to lots created pursuant to Subsection A(2) above.
[Amended 4-17-1984 by L.L. No. 4-1984; 8-15-1989 by L.L. No. 18-1989]
(4)
Building height. No building or structure shall be more than three stories nor exceed 35 feet in height measured from the average level of the finished grade adjacent to the exterior walls of the building. Building height shall be measured to the level of the highest point of the roof if the roof is flat or to the mean level between the eaves and the highest point if the roof is of any other type. Chimneys and/or fire bulkheads may rise above this height as required by applicable regulations. For other exceptions to this height restriction, see Subsection A(5) below.
(5)
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.
(6)
Building, structure and paved-area setbacks.
(a)
No building or structure, except sign posts,
directional signs, etc., shall be located closer than 100 feet to
any property line.
(b)
No paved area, except for entrances or exits,
shall be located closer than 50 feet to any property line, nor within
10 feet of any building or structure, except for entrances or service
platforms thereto.
(7)
Buffering for adjacent properties.
(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, initially disruptive and eventually
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.
(8)
Application of and computation of site coverage and
floor area ratio.
(a)
Computation of the zoning-permitted 15% site
coverage and the 0.4 floor area ratio shall be made based on the gross
acreage of the total parcel under consideration.
[Amended 9-7-1999 by L.L. No. 17-1999]
(b)
The prepared plan shall include the delineation
of conservation easements and floodplain construction limitations
as established by regulations, ordinance and/or resolutions of the
Town Board at the time of the review of the plan.
(c)
Areas delineated or designated as above shall
not be considered for the construction of buildings, structures, parking
facilities or outdoor recreational or restaurant facilities or any
use not suitable for construction in the restrictive areas. If the
construction, although in conformance with the computations for site
coverage allowance, cannot be located and plotted without violating
the above-mentioned restrictive areas and/or the required buffer areas,
the proposed coverage shall be reduced until the integrity of the
reserved and/or buffer areas shall be preserved.
B.
Access and parking. Access and service roads from existing public streets and highways shall be properly related to those streets and highways so as to avoid unsafe conditions and traffic congestion and should be designed so as to provide for the storage of a minimum of 15 cars (or 300 feet) lined up at the intersection with the feeder road. Depending upon the existing and projected traffic conditions, the accesses shall be designed to include improvements to the existing streets at the point of access and for such distances as required by the controlling jurisdiction and the Town Board. These improvements may include, but are not limited to, widening, turning lanes, signs and traffic lights, all at the expense of the applicant. Parking for each use shall be provided as set forth in § 300-155.
C.
Signs and exterior lighting.
(1)
The signs permitted in the planned interchange district shall be shown on the site plan and supporting material, approved by the Town Board, and shall generally conform to the requirements set forth in Article XX of this chapter. However, the Town Board, in approving such site plan, may allow variances to the standards set forth in Article XX.
[Amended 5-18-1999 by L.L. No. 7-1999]
(2)
Exterior lighting shall be appropriate for the illumination
levels recommended for the various components of the use. Design of
the luminants shall be appropriate to the architectural appearance
and landscaping of the installation. Luminants shall be shielded to
prevent annoyance and spill over to adjacent properties or to highway
users.
The following are the permitted main uses in
this district:
A.
Motel and hotel use. Motels and hotels, as defined
in this chapter, under the following conditions and standards:
[Amended 2-3-2011 by L.L. No. 1-2011]
(1)
Use.
If a site is to be used for a motel or hotel, use of the site and
any buildings or structures on the site shall be limited to the usual
motel and hotel activities, as defined in this chapter, and accessory
uses incidental to the operation of a motel or hotel and uses of the
same general character, such as the following, provided that all accessory
uses shall be planned as an integral part of the motel or hotel, located
on the same site with the motel or hotel and be of the same architectural
treatment:
(a)
A dwelling unit with or without kitchen facilities for the use of
the manager or caretaker and his family.
(b)
Restaurants, coffee shops and/or cafeterias providing food and drink
and serving either guests exclusively and/or the general public.
(c)
Amusement and sport facilities for the exclusive use of guests, including
swimming pools, tennis or other game courts, children's playgrounds
and game or recreation rooms.
(d)
Automobile parking garages or carports for the exclusive use of guests
and off-street parking spaces.
(e)
Office and lobby, the provisions of which shall be mandatory for
each motel and hotel.
(f)
Dining room and/or meeting room facilities available for either the
guests or the general public under contractual agreement.
(2)
Occupancy.
Occupancy for any guest shall be limited to not more than 30 days
in any ninety-day period. In no case are motel or hotel units to be
used as apartments for nontransient tenants.
(3)
Site
density. There shall be not more than one motel/hotel dormitory unit
for each 2,500 square feet of site area, and in no case shall there
be fewer than 100 units nor more than 200 units on each site. The
total interior floor area of each motel or hotel dormitory unit, inclusive
of bathrooms and closet space, shall be not less than 300 square feet.
(4)
Parking
requirements. Parking spaces for motel or hotel use shall be provided
at the rate of 1.1 space for each motel/hotel dormitory unit. For
a restaurant permitting nonresident guest use, an additional space
per 50 square feet of total floor area plus 20 spaces per restaurant
shall be provided. For a place of assembly, an additional space for
each four seats of capacity, plus 10 parking spaces per place of assembly,
shall be provided.
(5)
Accessory
uses to motel or hotel use. The following additional or similar uses
may be allowed, provided that such uses are maintained as part of
a planned motel or hotel complex: drugstore, gift shop, refreshment
stand, florist shop or newsstand, and also provided that all are within
an enclosed building physically a part of the main structure.
C.
Regional center uses.
(1)
Convention centers, including meeting rooms, conference
rooms and similar-type uses, provided that parking is provided on
the basis of the maximum number of employees and users at any one
time. One space per four seats capacity, plus 10%, plus one space
per two employees shall be provided.
D.
Greenbelt uses.
(2)
Public open space and recreation facilities, including
buffering areas.
(3)
Private open space and recreational facilities, provided
that they will not impinge on adjacent residential areas.
(4)
Single-family residential uses, provided that the
standards of the R1-40 District are adhered to, and also provided
that such uses are required to buffer existing residential uses from
the proposed development.
No building permit or certificate of occupancy
for any building designed for any allowed use within an interchange
district shall be issued, except in accordance with a plan of development
or amendment thereof approved by the Town Board after recommendation
by the Planning Board.
[Amended 1-6-1998 by L.L. No. 3-1998]
The Town Board shall take action within 62 days
of the submission to it of such plan of development. The site plan
shall be considered officially submitted only when all required surveys,
plans and data described in the above sections have been submitted.
Prior to final action at a public hearing, the Board shall refer the
plan for review to:
In the event that any provisions of this article
shall be inconsistent or in conflict with the other provisions of
this chapter, then the provisions of this article shall prevail and
be complied with.
