Areas of the Town designated under the Mixed Economic Development
District are those with good transportation access and which do not
contain significant agricultural resources. The purpose of this district
is to encourage the treatment of individual lots as part of an integrated
plan for development of planned office, industry, service, small-scale
retail, and technology-based businesses. Residential uses may be permitted
as accessory to nonresidential business development.
The following uses are permitted within the Mixed Economic Development
District:
A. Administratively permitted uses:
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Agricultural structure
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Agricultural tourism operations
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Agriculture, general
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Commercial equine operation
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Commercial horse boarding operation
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Equipment sales, repair and rental, small-scale
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Farm operation
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Feedlot
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Forestry
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Greenhouse, personal
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Home occupation, minor
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Parks and open space
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Pasture
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Pick-your-own farm operations
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Saw mill, limited
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Solar energy system
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Stable, private
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Swimming pool, private
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Timber operation
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B. Uses requiring site plan approval:
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Accessory structure
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Agricultural industry
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Animal hospital or veterinary clinic
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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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Car wash
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Construction storage yard
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Drive-through facility
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Dry-cleaning facility
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Dry kiln
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Equipment sales, repair or rentals, large-scale
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Farmers' market
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Forest-based manufacturing
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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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Industry, general
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Industry, limited
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Junkyard
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Kennel
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Mixed-use development
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Mobile food processing establishment
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Motor vehicle parking facility
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Public and semipublic facility
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Recreational facility, commercial
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Recreational vehicle park
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Recreational vehicle sales, repair or rental, highway
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Recreational vehicle sales, repair or rental, nonhighway
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Research and development
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Restaurant or diner
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Retail, large product
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Retail, small
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Saw mill
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School, private
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Solar farm
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Storage facility, self-storage facility
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Warehousing and storage
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Wholesale sales and distribution, small-scale
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Wholesale sales and distribution, large-scale
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C. Uses requiring a special use permit and site plan approval:
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Adult entertainment, retail
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Adult entertainment use
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Airport, private
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Dwelling, multifamily
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Dwelling, single-family
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Freight terminal
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Home occupation, major
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Industrial services
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Manufactured home
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Mining operations, DEC
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Mining operations, local
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Modular home
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Motor vehicle equipment sales, repair and rentals, heavy
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Motor vehicle salvage or wrecking
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Motor vehicle storage facility
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Motor vehicle truck rental establishment
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Motor vehicle truck stop
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Nightclub
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Recreational facility, limited
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Retail, convenience
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Telecommunications facility
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Wind energy conversion system, small
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The following dimensional requirements apply to all parcels
within the Mixed Economic Development District:
A. Setback distances.
(1) Front yard building setback:
(b)
Minimum for lots with frontage on US Route 11 and NY 342: 80
feet.
(2) Rear yard building setback:
(b)
Minimum for industrial/manufacturing use lots abutting a residential
district or use: 100 feet.
(3) Side yard building setback:
(b)
Minimum for industrial/manufacturing use lots abutting a residential
district or use: 75 feet.
(4) Parking lot and drive setback:
(a)
In front, rear and side yards: 30 feet, minimum.
(b)
In rear and side yards with approved fence: 20 feet, minimum.
B. Minimum lot and frontage area requirements.
(1) Residential uses: two acres.
(2) Nonresidential uses: five acres.
(3) Minimum lot frontage: 150 feet.
C. Minimum floor area requirements for dwellings.
(1) Single-story single-family dwelling: 900 square feet.
(2) Multistory single-family dwelling: 1,350 square feet.
(3) Multifamily dwelling: 900 square feet per dwelling unit.
D. Maximum building height:
(1) Residential uses: 35 feet.
(2) Nonresidential uses: no maximum.
E. Maximum impervious surface coverage: 75% of total lot area.
F. Maximum development density for nonagricultural uses:
(1) The ratio of the aggregate gross floor area for all structures divided
by the total lot area shall not exceed 0.6 for any contiguous development.
The following design standards shall be utilized for new, nonagricultural development applications within the Mixed Economic Development District in addition to those in Articles
IX through
XV.
A. Site and building design.
(1) Structures and uses shall conform to the Rules and Regulations for Protection from Contamination for Public Water Supplies within the Town of LeRay and the distance separation requirements from community water supplies as stated in §
158-60.
(2) Nonagricultural structures shall incorporate fascias, canopies, arcades,
setbacks, recesses, projections or other design features to compose
wall surfaces of 1,000 square feet or less to avoid large, undifferentiated
walls.
B. Building materials.
(1) Standard masonry block walls shall be prohibited on any primary facade.
(2) Decorative masonry materials such as split-face and textured-finish
blocks are permitted.
(3) 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)
Spandrel glass or glass curtain walls.
C. Buffer zones and landscaping requirements.
(1) Where a site plan 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 nonresidential
uses, including vehicles and containers used for transporting warehoused
products, 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)
One hundred linear feet or fraction thereof of gross lot perimeter;
and
(b)
Two thousand square feet or fraction thereof of gross building
coverage; and
(c)
Twenty-one thousand seven hundred eighty square feet or fraction
thereof of gross lot area.
D. Lighting systems.
(1) Site and building-mounted fixture heights shall be no greater than
the height of the principal building or taller 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.
E. Parking and parking lots.
(1) The following off-street parking space requirements apply for the
Mixed Economic Development District:
(a)
Dwellings: a minimum of two spaces per unit.
(b)
Commercial office and retail uses: a minimum of one space per
300 gross square feet.
(c)
Restaurant uses: a minimum of one space per two dining room
seats, plus one space per employee; the minimum number of spaces for
such use shall not equate to less than one space per 400 square feet
of gross floor area.
(d)
Public and private assembly: a minimum of one space per each
1.5 seats at maximum lawful occupancy as determined by the Fire Marshal.
(e)
All other uses: a minimum of one space per 400 gross square
feet, plus one space per employee.
(2) In no instance shall the number of parking spaces exceed 130% of
the required minimums as stated above.
(3) Parking lots dedicated for use by employee and customer vehicles
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.
(4) Landscape islands shall be installed in parking lots dedicated for
use by employee and customer vehicles 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.
(5) All islands shall be a minimum of six feet in width. Interior parking
lot islands along double rows shall be 40 feet in length. Perimeter
islands and those along interior single rows shall be 20 feet in length.
(6) Parking lots for trucks, trailers and other equipment utilized for industry activities shall be screened from view in accordance with §
158-30C but shall not require internal medians or islands.
F. Open space and recreation.
(1) The following minimum public open space requirements shall apply
to mixed-use commercial lots with an aggregate area of 10 acres or
more within the Mixed Economic Development District:
(a)
A minimum of 15% of the area of 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 §
158-30C 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 10% of required planting units pursuant to §
158-30C(4).
(4) For all other lots, a minimum of 25% of the lot area shall be devoted to open space, inclusive of the area devoted to required buffer zones pursuant to §
158-30C and the aggregate area of internal parking lot medians and islands.