The primary purpose of this district is to provide
an opportunity within the corporate boundaries of the Town for economic
development in an attractive office park, industrial park or campus
setting or a mixture thereof, which is compatible with the Town character.
Select commercial and retail uses as are compatible with industrial
business and office uses are appropriate in this district. Development
in this district may provide a campus-like setting to maintain an
attractive character while providing a pleasant work environment for
its employees, while remaining compatible with land uses in adjoining
districts. The Employment Campus District is also designated a principal
permitted use on certain parcels of land bearing a Light Industrial
zoning designation.
A.
Principal permitted industrial uses are:
(1)
Biomedical technology facilities;
(2)
Business, trade schools and educational institutions;
[Amended 2-21-2017 by Ord. No. 02-01-17]
(3)
Computer research and data processing services;
(4)
Engineering and scientific research or development
facilities;
(5)
Hotels, motels and conference centers;
(6)
Professional and corporate offices;
(7)
Parking garages;
(8)
Government offices;
(9)
Fire protection;
(10)
Radio and television facilities and studios
(no permanent antennas or towers);
(11)
Manufacture, assembly, service and/or equipment
repair of a light nature, provided such operations are free from objectionable
odors, fumes, dirt, noise or vibration detectable at the lot line.
Such uses include, but are not limited to:
(a)
Drugs and other pharmaceuticals;
(b)
Office, computing, accounting machines;
(c)
Radio and television broadcasting and communications
equipment;
(d)
Communication equipment;
(e)
Electronic components and accessories;
(f)
Measuring and controlling instruments;
(g)
Optical instruments and lenses;
(h)
Photographic equipments and supplies;
(i)
Cosmetics;
(j)
Musical instruments;
(k)
Prefabricated construction components;
(l)
Novelties.
(12)
Warehousing/distribution center;
(13)
Lumber yards, warehouses, farm implement sales
and services and construction companies having outside storage of
equipment;
(14)
Automotive, motorcycle, implement sales, service
and repair.
B.
Principal permitted commercial uses are:
(1)
Advertising agencies;
(2)
Banks, savings and loans associations, investments
companies, brokers and similar financial institutions;
(3)
Blueprinting, printing and duplicating services;
(4)
Business machines sales, rental and service establishments;
(5)
Drug and cosmetic stores;
(6)
Temporary help services;
(7)
Laundry and dry-cleaning establishments without delivery
services;
(8)
Museums, art galleries and libraries;
(9)
Newsstands;
(10)
Personal service establishments such as barber
and beauty shops, optical goods stores and photographers;
(11)
Restaurants, delicatessens and beverage establishments;
(12)
Security services;
(13)
Commercial day-care centers;
(14)
Real estate agencies, insurance agencies, messenger
service, travel agencies and telegraph offices;
(15)
Computer hardware and software stores and services;
(16)
Video stores;
(17)
Convenience, gasoline and automotive merchandise
sales;
(18)
Grocery stores of less than 40,000 square feet
of floor space.
A.
In the Employment Campus District, the following uses
require Board authorization as provided herein:
(1)
A use determined by the Zoning Administrator to be of similar type as a permitted use above; provided such use is in accord with this § 215-54 as to timing and intensity;
(2)
Outdoor recreational uses such as golf driving ranges,
baseball batting cages, miniature golf courses, etc.;
(3)
Health, tennis and racquetball clubs;
(4)
Any increase in the percentage of commercial use of
the development site beyond the amount attributable to a principal
permitted commercial use;
(5)
Mini-storage;
(6)
New dwellings used subordinate to and in support of the operation
of an educational institution.
[Added 2-21-2017 by Ord.
No. 02-01-17]
B.
The Board may authorize the above uses, provided the
Board first finds:
(1)
There is at least one or more permitted uses existing
in the district;
(2)
The authorization of the conditional use at the location
proposed will not serve to overwhelm or transform the district contrary
to its stated purpose;
(3)
The location of the use on the proposed site is determined
to be appropriate in relation to existing uses in or adjoining the
district.
The following uses are expressly prohibited
within the Employment Campus District:
A.
Dwellings (new) except as permitted by § 215-54A(6) and § 215- 56E; any dwelling existing at the adoption of this chapter which is subsequently damaged or destroyed may be rebuilt for use as a dwelling, irrespective of the amount of the damage;
[Amended 2-21-2017 by Ord. No. 02-01-17]
B.
Department stores;
C.
Grocery stores or supermarkets (with greater than
40,000 square feet);
D.
Sale, display or storage of merchandise or goods,
the performance of any commercial service or any sales or solicitation
of sales on parking lots, parking areas, sidewalks, walkways or otherwise
outside the confines of buildings or enclosures;
E.
Vending machines of any kind installed or operated
out of doors or upon the exterior of any part of the premises, except
telephone and postal facilities;
F.
Outdoor advertising promotions, including aerial balloons,
public address systems or loudspeakers, except for signs authorized
by this article.
A.
Cafeterias, exercise or recreation facilities for
use by employees.
B.
Day-care facilities for use by employees.
C.
Display rooms and retail sale pertaining to a use
on the premises.
D.
Communication towers or other equipment directly associated
with a principal permitted or authorized conditional use.
E.
Dwellings existing at the time of this subsection used subordinate
to and in support of the operation of an educational institution.
[Added 2-21-2017 by Ord.
No. 02-01-17]
A.
No more than 50% of a development site may be utilized by commercial principal permitted uses, unless authorized by the Board of Zoning Appeals pursuant to the provisions of Article XVII hereof.
B.
Industrial principal permitted uses, in any combination,
are authorized up to 100% of the development site.
C.
Accessory uses are only allowed within buildings of
principal permitted uses. They shall not occupy more than 5% of gross
floor area of the building in which they are located.
The following minimum requirements shall be
observed:
A.
All tracts of land located within the Employment Campus
District or Light Industrial District where applicable are considered
suitable for employment campus development. The minimum net lot area
shall be 20,000 square feet;
B.
The minimum lot width at the building line shall be
50 feet;
C.
No building may be located less than 100 feet from
any residential units existing on the effective date of this chapter,
or less than 50 feet from any adjoining Light Industrial or Employment
Campus District;
D.
No building may be more than three stories or 50 feet
in height;
E.
All utility service areas (i.e., transformer boxes)
and on-site signage shall be in landscaped beds within one year after
installation of said structure.
Parking spaces shall be provided as follows:
A.
Each space shall be not less than nine feet wide nor
less than 20 feet long;
B.
For commercial uses, one space shall be provided for
each 300 square feet of floor space;
C.
For industrial uses, 1 1/2 spaces shall be provided
for each employee on the maximum shift, plus one space for each company
vehicle or piece of mobile equipment;
D.
Bicycle parking shall be provided at appropriate locations.
A.
Business signs for identifying the use or the occupant(s)
shall be a part of the architectural design and may be attached to
the building or detached from the building as an on-premises directory
system surrounded by landscaping;
B.
Flashing, LCD, rotating lights or changing light intensity
or changing color type signs, signs above the roof or parapet, and
signs painted or pasted directly upon any wall shall be prohibited;
C.
Principal buildings, parking areas, and landscaped
areas may be lighted, provided lights are not directed toward adjacent
R Districts or roads, and lighting is carefully shielded from properties
outside the district. The site development plan shall detail the type
and height of fixtures to be used, their placement, and how areas
will be shielded from lighting, if such is required.
A.
Conceptual plan review. The developer shall first submit a concept plan showing how the property will be developed to meet the standards of the district. The concept plan shall show the boundaries of the entire tract of land on which the development is to occur, and its recording reference(s). The plan shall identify the type and location of the various uses envisioned, illustrate proposed access arrangements and traffic patterns, sensitive areas to be protected, and the location and method of providing major services such as water, sewer, gas, and stormwater management. The concept plan shall be reviewed by staff for any suggestions and revisions before being presented to the Commission for its review and any suggestions. If a concept plan includes a building which is proposed to exceed three stories or 50 feet in height, the requirements of Article XVII shall apply. The Commission may also require scaled drawings depicting the height of the proposed building in relation to the height of other buildings in the immediate vicinity.
B.
Employment campus master plan. Following conceptual
plan review, the developer submits a detailed preliminary plan for
review. The plan will show the layout of the property with respect
to the topography, orientation with relation to other properties,
preservation of natural topographic features (e.g., trees, watercourses,
wetlands, steep slopes), access points, internal roads where applicable,
location of public utilities, including stormwater management and
other public works improvements, grading plan and, where applicable,
the proposed lotting arrangement, access points and site layout for
each lot. A landscaping plan shall be included, incorporating, if
applicable, any common open spaces. Where applicable, a phasing plan
shall be indicated on the plan. The Commission shall approve, approve
with conditions or disapprove the detailed preliminary plan which
shall constitute the employment campus master plan.
C.
Final plat and improved construction plans. Where
subdivision is involved, and where otherwise applicable, the developer
shall submit in final plans for review and approval in accordance
with a phasing plan acceptable to the Commission. The plans shall
include construction drawings for grading, roads, storm drains and
stormwater management, utilities and other improvements. The submittal
shall, where applicable, include any final subdivision plats which
may be for individual lots as shown on the employment campus master
plan or for large bulk parcels which may be related thereto. Final
subdivision plats, where applicable, shall be recorded and improvements
may be constructed.
D.
Individual site development plan. Site development plans, including drawings depicting the front and side building elevations (facades) and detailing the proposed composition of exterior materials (e.g., brick, stone, wood shingle, clapboard, etc.), and signage plans subject to Article XIV, shall be submitted for each individual lot prior to the issuance of a building permit. Site development plans shall include all the information necessary to demonstrate compliance with the requirements of this chapter and the approved employment campus master plan, including the location, height and orientation of proposed buildings and structures, and nature of the use. A site development plan will be accompanied by a final subdivision plat where applicable and if a recorded lot requires amendment or further subdivision to accommodate the proposed use. Upon Commission approval of the site development plan, and final subdivision plat where applicable, a building permit and zoning certificate may be issued in accordance therewith.
