[Amended 2-28-2011 by L.L. No. 7-2011]
The primary purpose of the Corporate Commerce District B-5 is to permit, where appropriate, the construction of facilities providing research and information and communication services, light manufacturing, processing, assembly and fabrication facilities, warehouse and storage facilities. This district is primarily for the location of high-technology facilities, office parks, research and development facilities and offices.
The location and boundaries of the B-5 District are herein declared and delineated on the Official Zoning Map, as attached hereto.[1]
[1]
Editor's Note: The Zoning Map is on file in the Town offices.
[Amended 12-9-1996 by L.L. No. 11-1996; 2-28-2011 by L.L. No. 7-2011]
A. 
An owner shall be permitted to have more than one tenant in an approved facility as long as all occupancies fall within the permitted use. The following uses are permitted within the interior of enclosed buildings or structures in a B-5 District:
(1) 
Research and development of materials, methods or products, including engineering and laboratory research and commercial and physical research.
(2) 
Information and communication services, including commercial computer services.
(3) 
Offices, including single or multibuilding office parks.
(4) 
Finance and insurance services, including brokerage houses, investment counseling services and processing of insurance information, except that no on-site direct retail sales to the public is allowed.
(5) 
Engineering and management consulting services.
(6) 
Public administration.
(7) 
Day-care services.
(8) 
Buildings accessory to the above which are an integral part of any of the above uses and not in conflict with the purpose of this article as set forth above, which determination shall be made by the Planning Board.
(9) 
Light manufacturing, processing, assembly and fabrication facilities, equipment maintenance, warehouse and storage facilities.
(10) 
Emergency ambulance facilities if and only as long as these facilities are under contract to the Town of Clifton Park to provide general health services to the Town.
(11) 
Accessory retail.
(12) 
Tier 1 solar energy system.
[Added 10-18-2021 by L.L. No. 6-2021]
B. 
Only the following special uses shall be considered pursuant to § 208-79 et seq.:
(1) 
The excavation and removal of stone, sand and gravel.
(2) 
Electrical substation, gas district governor station, telephone exchange or other public utility building, structure or use.
(3) 
Timbering (See Chapter 184 of this Code.)
(4) 
Storage of LP gas in excess of 1,100 gallons.
(5) 
All other telecommunication towers as in § 208-95B.
(6) 
Tier 2 and Tier 3 solar energy systems, subject to the requirements of Article XIV and Article XVI.
[Added 10-18-2021 by L.L. No. 6-2021]
A. 
Lot area. The minimum lot size shall be one acre (43,560 square feet), and the minimum width at the front building line shall be 150 feet, except along those streets listed in § 208-98, where the minimum width shall be 180 feet. The minimum frontage may be calculated along property abutting a public right-of-way, or along a privately owned and maintained road, which allows access to more than one parcel or lot, which is normally open to the public and upon which persons other than the owner located thereon may also travel. Any structure shall be set back a minimum of 100 feet from the nearest property line of any residential district property boundary.
[Amended 2-28-2011 by L.L. No. 7-2011]
B. 
Lot coverage. Structures, parking areas, including maneuvering areas, stormwater retention areas and other site amenities that are an integral and necessary part of the use shall not occupy more than 50% of the total lot area. Notwithstanding the requirement in § 208-116A(8), the green space requirement for this district is 50%. The stormwater retention area may be included in the green space calculation upon proof that the stormwater retention area will be improved to form an integral part of the landscaping scheme and would enhance the overall aesthetics and thus serve the purpose of the green space requirements of this article.
C. 
Buffer. No building shall be located closer to any residential district property line than 100 feet, and there shall be no encroachment into this area by anything other than natural vegetation or planted landscaping. In addition, there shall be established a minimum ten-foot planted buffer along the rear and side property lines of all parcels, or multibuilding office complexes; the extent of internal buffering to be determined during site plan review.
[Amended 2-28-2011 by L.L. No. 7-2011]
D. 
Height. Permitted height of buildings and structures shall be 50 feet. For any building or structure proposed over 35 in height, the Planning Board will conduct a visual assessment and require the applicant to complete Appendix B of the State Environmental Quality Review, Visual EAF Addendum for its consideration. The Planning Board shall also require a line-of-sight-profile with control points to be determined by the Board.
[Amended 2-28-2011 by L.L. No. 7-2011]
E. 
Setbacks.
(1) 
Front yards. No building shall be located closer than 50 feet to the front property line, into which space there shall be no encroachment of structures other than a fence or similar structure or sign. No parking or maneuvering area shall be allowed in the front yard unless the Planning Board finds that, in the case of keyhole lots or lots with similar configuration, the intent of this chapter is better met by allowing construction within the front yard setback. Building setbacks specifically established by § 208-98 of this Code shall take precedence over the above.
(2) 
Side yards/rear yards. In order to allow and promote the purpose of this article for maximum flexibility of design in order to preserve as much of the natural environment as possible, there is established a ten-foot rear and side yard setback which shall be treated as a buffer area except for each parcel of a multibuilding office complex; the extent of internal buffering to be determined during site plan review. This buffer area shall contain natural or planted vegetation for the purpose of screening uses from adjacent properties.
[Amended 2-28-2011 by L.L. No. 7-2011]
(3) 
Setbacks for accessory buildings. No building approved as an accessory to the main use shall be constructed closer than 25 feet to a property line.
A. 
Ingress/egress. There shall not be more than one curb cut per lot unless the Planning Board finds that traffic safety will be improved with the addition of another curb cut. Such curb cut shall be wide enough to accommodate safely and in accordance with accepted traffic control standards approved by the Town's engineer the type of traffic to be generated by the use and shall meet all of the fire safety requirements of the Town of Clifton Park. The distance between curb cuts on two separate parcels shall be a minimum of 100 feet measured from the center line of the curb cut. Design should take into consideration the possibility of shared curb cuts with adjacent properties. In the case of a corner lot, no curb cut shall be located closer than 100 feet to an intersection.
B. 
Landscaping. The overall intent of this standard is to achieve, where possible, a well-landscaped site that takes into consideration the surroundings and the total environment. That is, consideration shall be given to preservation of natural and existing vegetation as well as new plantings throughout the entire site plan. The Planning Board shall take into consideration the location of the structures and parking areas and their proximity to adjacent buildings and/or lots. Consideration shall be given to planting along property lines, buffer areas and along the walls of the building or structure, where possible, without impeding the operations of the facility. However, if there is substantial natural vegetation on site that serves the requirements, i.e., screening, aesthetics, etc., the Planning Board shall not require additional landscaping except where deficiencies exist.
C. 
Architectural. The architectural design shall consider building facade, including color, and other significant design features such as exterior materials and treatments, roof structures, exposed mechanical equipment and service and storage areas. Architectural block or similar facades, especially along the road frontage, shall be required.
D. 
Utilities. Uses proposed within a  B-5 District shall be served by sanitary sewers, adequate drainage control and/or storm sewers and a community water system where available. If none is available at the time of approval, the Planning Board shall require the owner to hook into a community water and sewer system as soon as one becomes available as defined by the New York State Uniform Fire Prevention and Building Code.