The purpose of the CC Commercial Corridors District is to designate
a limited area for the highest-intensity commercial uses that are
most appropriate along primary transportation corridors. It is recognized
that uses in this district are more auto-oriented, yet the provided
design standards require commercial establishments to include shared
access, pedestrian connectivity, and enhanced architectural aesthetics
for residents and visitors entering the Town of LeRay. The design
standards for the district build upon those developed for the Mixed-Use
District and are intended to provide the tools and techniques necessary
to promote high-quality design and construction within LeRay's highly
visible transportation corridors. Development shall meet a high standard
for landscaping, buffering, signage and site design that is complementary
to the community's rural character.
The following uses are permitted within the Commercial Corridors
District:
A. Administratively permitted uses:
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Agriculture, general
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Agricultural tourism operations
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Equipment sales, repair or rentals, small-scale
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Home occupation, minor
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Parks and open space
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Solar energy system
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B. Uses requiring site plan approval:
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Accessory structure
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Adult entertainment retail
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Apartment building
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Apartment complex
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Automotive repair, limited
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Automotive sales and/or rental, limited
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Automotive service, limited
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Building, mixed-use
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Building, office
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Car wash
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Drive-through facility
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Dwelling, multiple-family
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Dwelling, townhouse (including parent parcel)
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Equipment sales, repair or rentals, large-scale
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Essential services
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Farmers' market
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Funeral home
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Garden center or commercial greenhouse
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Greenhouse, wholesale
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Industry, custom
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Inn
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Laundry, self-serve/dry-cleaning outlet
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Membership clubs
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Mixed-use development
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Mobile food processing establishment
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Motel/hotel
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Motor vehicle parking facility
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Motor vehicle truck rental establishment
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Movie theater
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Place of worship
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Public and semipublic facility
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Recreational facility, commercial
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Recreational vehicle sales, repair or rentals, highway
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Recreational vehicle sales, repair or rentals, nonhighway
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Research and development
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Residential-care facility, general
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Restaurant, fast-food
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Restaurant or diner
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Retail, convenience
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Retail, large product
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Retail, small
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Storage facility, outdoor
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Storage facility, self-storage
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Wholesale sales and distribution, large scale
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Wholesale sales and distribution, small scale
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C. Uses requiring a special use permit and site plan approval:
[Amended 8-11-2016 by L.L. No. 4-2016]
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Accessory dwelling unit, attached to commercial building
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Adult entertainment, retail
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Bar, tavern or pub
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Brewery, winery or distillery
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Dry-cleaning facility
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Dwelling unit, accessory, attached to commercial building
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Forestry
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Freight terminal
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Health-care facility, outpatient
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Home occupation, major
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Hospital
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Motor vehicle and equipment sales, repair and rental, heavy
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Motor vehicle truck stop
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Movie theater, drive-in
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Nightclub
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Pawn shop
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Retail shopping center
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Telecommunications facility: co-location only
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Wind energy conversion system, small
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The following dimensional requirements apply to all parcels
within the Commercial Corridors District:
A. Setback distances will be as follows, unless indicated otherwise
for certain uses such as junkyards, etc.:
(1) Front yard building setback:
(b)
Minimum for lots with frontage on US Route 11 and NY 342: 60
feet.
(c)
Maximum: 200 feet. Exceptions do apply to some uses specified
in other sections.
(2) Rear yard building setback:
(b)
Minimum for commercial use lots abutting a residential district
or use: 75 feet.
(3) Side yard building setback:
(b)
Minimum for commercial use lots abutting a residential district
or use: 50 feet.
(4) Parking lot and drives and circulation routes setback:
[Amended 8-11-2016 by L.L. No. 4-2016]
(a)
In front, rear and side yards: 15 feet, minimum.
(b)
In rear and side yards with approved fence pursuant to §
158-61: 20 feet, minimum.
B. Minimum lot area and frontage requirements.
(1) Residential uses: one acre.
(2) Commercial uses: one acre.
(3) Exceptions: Automotive uses pursuant to §
158-44.
(4) Minimum lot frontage: 200 feet.
C. Minimum floor area requirements.
(1) Townhouse dwelling: 1,350 square feet.
(2) Multifamily or apartment units: 750 square feet.
D. Maximum building height: 35 feet.
E. Maximum impervious surface coverage: 75% of total lot area.
F. Maximum development density:
(1) The ratio of the aggregate gross floor area for all structures divided
by the total lot area shall not exceed 0.30.
(2) The maximum dwelling unit density shall not exceed five units per
acre.
The following design standards shall be utilized for new development applications within the Commercial Corridors District, in addition to those standards contained within Articles
IX through
XV of this chapter; Chapter
158 Attachment 2, Town of LeRay Commercial Corridors Design Guidelines; and Chapter
135, Subdivision of Land. The following standards shall supersede where conflicts exist between Chapter
158 Attachment 2 and this article.
A. Site and building design.
(1) An area 15 feet in width from the right-of-way line into the lot
shall be reserved along US Route 11 for the future provision of sidewalks.
(2) Standard masonry block walls shall be prohibited on any primary facade.
(3) Decorative masonry materials such as split-face and textured-finish
blocks are permitted as a primary finished building material.
(4) The following materials or systems shall not be utilized on finished
building or signage exteriors:
(a)
Unfinished dimensional or sheet lumber;
(b)
Treated lumber (permitted only on outdoor structures for residential
uses and signage);
(d)
Untextured or uncoated masonry block; or
(e)
Spandrel glass or glass curtain walls.
B. Buffers, screens and landscaping requirements.
(1) Where a site plan within the Commercial Corridors District proposes
a nonresidential use adjacent to residential uses or districts, the
Planning Board shall require an appropriately designed and engineered
buffer area 30 feet in depth.
(2) An opaque screen six feet to eight feet in height shall buffer commercial
uses from residential districts or uses and shall be a fully functioning
screen at the time of installation.
(3) The use of approved fencing no more than six feet in height shall
be permitted, in addition to vegetation, but shall not be permitted
as a sole means of screening.
(4) A minimum of one planting unit shall be required for each:
(a)
Forty linear feet or fraction thereof of lot frontage along
a road; and
(b)
Five hundred square feet or fraction thereof of gross building
coverage.
C. Lighting systems.
(1) Site and building-mounted fixture heights shall be no taller than
the height of the principal structure at the discretion of the Planning
Board, with shorter poles along sidewalks and pedestrian zones and
taller poles within parking areas.
(2) In no event shall fixtures be mounted at a height greater than 150%
of the height of the principal structure.
D. Parking and parking lots.
(1) The following off-street parking space requirements apply for the
Commercial Corridors District:
(a)
Dwellings: a minimum of two spaces per unit, excluding garage
parking.
(b)
Commercial office and retail uses: a minimum of one space per
300 gross square feet.
(c)
Drive-through facility and car wash: a minimum of four stacking
spaces per stall.
(d)
Restaurant uses: a maximum of one space per two dining room
seats, plus one space per employee;
(e)
Places of worship and assembly: a minimum of one space per each
3.5 seats at maximum lawful occupancy as determined by the Fire Marshal.
(f)
Day-care facility: one space per staff member, plus one off-street
loading space per five students.
(g)
All other uses: a minimum of one space per 400 gross square
feet, plus one space per employee.
(2) No more than 30% of required off-street parking spaces shall be located
between the front building facade(s) and the primary abutting street(s).
This standard shall also be upheld for corner lots.
[Amended 8-11-2016 by L.L. No. 4-2016]
(3) In no instance shall the number of parking spaces exceed 130% of
the required minimums as stated above.
(4) Parking lots shall be divided into rooms of no more than 160 parking
spaces through the use of vegetative medians between six feet and
10 feet in width.
(5) Landscape islands shall be installed such that no single row of parking
stalls exceeds 15 spaces without an island to provide a visual break.
Double rows of parking stalls shall not exceed 30 spaces without a
landscape island.
(6) The Planning Board may provide a waiver for §
158-26D(1) in the event of an approved shared parking arrangement pursuant to §
158-89.
E. Open space and recreation.
(1) The following minimum public open space requirements shall apply
to mixed-use commercial or multifamily residential projects with an
aggregate area of 10 acres or more within the Commercial Corridors
District:
(a)
A minimum of 15% of the area of a contiguous development shall
be devoted to publicly accessible open space for the use and enjoyment
of customers, tenants, and residents of the development.
(b)
The area devoted to required buffer zones pursuant to §
158-26B shall not be included in the calculation of required public open space.
(c)
The aggregate area of internal parking lot medians and islands
shall not be included in the calculation of required public open space.
(2) Public open space shall consist of vegetated and paved areas, such
as:
(a)
Plazas, gathering or performance spaces;
(b)
Pedestrian circulation space;
(c)
Outdoor seating or dining areas;
(d)
Areas of enhanced landscaping adjacent to building entrances.
(3) Public open spaces must contain 20% of required planting units pursuant to §
158-26B(4).
(4) For projects with an aggregate area of less than 10 acres, a minimum of 25% of the area of a contiguous development shall be devoted to open space, inclusive of the area devoted to required buffer zones pursuant to §
158-26B and the aggregate area of internal parking lot medians and islands.