Based upon the legislative findings set forth in §
177-134, the Board of Trustees hereby creates the Main Street Planned Development District ("MSPDD"). The intent of the MSPDD is to encourage superior mixed-use development in accordance with a Master Plan, approved by the Board of Trustees, which shall specify the location of permitted land uses and the ultimate scale and density of development. Development in this district shall be in accordance with an approved Master Plan, which shall contain specific guidelines in terms of height, architecture, and landscaping, and ensure compliance with superior design standards. The MSPDD is further intended to create a "downtown" environment in which commercial and residential uses are integrated with a Village Green area, and to foster a sense of place where residents can congregate and patronize local shops, services and public amenities.
The MSPDD shall consist of parcels currently designated on the
Suffolk County Tax Map as District 0504, Section 1, Block 1, Lots
7 thru 10, comprising 12.66 acres located on the southwest corner
of Long Island Motor Parkway (CR 67) and Veterans Memorial Highway
(NYS Rte. 454), as shown on the Boundary Survey of Property prepared
by Nelson & Pope, LLP, dated February 21, 2000, last revised March
22, 2005, and more particularly bounded and described as follows:
BEGINNING at a point, said point being the intersection of the
southeasterly side of Veterans Memorial Highway (NYS Route 454) and
the southerly side of Long Island Motor Parkway (CR 67);
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RUNNING THENCE along the southeasterly side of Veterans Memorial
Highway S 32° 03' 20" E, 473.09 feet;
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THENCE S 10° 52' 32" W, 370.72 feet;
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THENCE N 79° 44' 57" W, 513.89 feet;
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THENCE N 10° 15' 03" E, 305.61 feet;
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THENCE N 79° 28' 21" W, 732.86 feet to the southerly side
of Long Island Motor Parkway;
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THENCE along said road line the following two courses:
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1)
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Northeasterly along the arc of a curve bearing to the right,
having a radius of 666.80 feet, and a length of 796.03 feet;
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2)
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S 79° 08' 21" E, 307.94 feet to the POINT or PLACE of BEGINNING.
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Containing within said bounds: 12.66 acres.
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In the MSPDD, a building or premises shall be used for the following
purposes only:
A. Residential condominiums, including parking structures, subject to
compliance with design and development standards, as hereinafter specified.
B. Full-service and business hotels, including parking structures, subject
to compliance with design and development standards, as hereinafter
specified.
C. Retail and personal service shops and stores, offices, restaurants
and coffeehouses, subject to compliance with design and development
standards, as hereinafter specified.
D. Public parkland and municipal structures, consisting of a Village
Green, public assembly facilities for outdoor entertainment and use,
and sewage disposal facilities.
E. Customary accessory uses, such as indoor and outdoor recreational
facilities, health club, and condominium and hotel support services,
including, but not limited to, meeting rooms, media rooms, beauty
salon, laundry service, gift shop, snack bar, conference center, restaurant
and lounge, and catering services.
F. Roof-mounted satellite-receiving antennas and structures, subject to the special permit standards set forth in Article
XVII of Chapter
177 herein.
The following design and development standards shall apply to
land within the MSPDD:
A. Minimum lot area (inclusive of land to be dedicated for public purposes
or required for public improvements, and municipal takings): 12 acres.
B. Maximum lot coverage by principal and accessory buildings, excluding
parking structures: 40%.
C. Maximum height:
(1)
Condominium building: eight stories, but not more than 100 feet
(excluding decorative features, rooftop satellite antennas and structures,
and architectural elements designed to screen rooftop HVAC equipment,
stairways and elevator bulkheads, including, but not limited to, parapets,
cupolas, and steeples) as measured from grade elevation at Long Island
Motor Parkway (CR 67).
(2)
Hotel: seven stories, but not more than 100 feet (excluding
decorative features, rooftop satellite antennas and structures, and
architectural elements designed to screen rooftop HVAC equipment,
stairways and elevator bulkheads, including, but not limited to, parapets,
cupolas and steeples).
(3)
Retail and personal service shops and stores, offices, restaurants,
and coffeehouses (as principal, non-accessory uses): two stories,
up to 40 feet.
(4)
Accessory buildings and structures: two stories, up to 25 feet.
D. Perimeter setbacks to buildings: 20 feet minimum.
E. Yield:
(1)
Residential condominiums: no more than 150 units.
(2)
Hotel: no more than 274 rooms.
(3)
Retail and personal service shops and stores, offices, restaurants
and coffeehouses (as principal, non-accessory uses): no more than
46,000 square feet combined.
F. Principal office uses shall not be located on the first floor of
any structure.
G. The maximum size of any principal retail and personal service shop
or store located on the first floor of any structure shall be 5,000
square feet.
H. Off-street parking:
(1)
Deriving the standards for parking requirements in mixed-use
projects is a complex, variable process. The calculations must not
only reflect the variables that affect parking demand for each component
use, but also recognize the inherent fact that the total peak parking
demand for a mixed-use project will likely be less than the sum of
the peak demand values for each component land use. Because of the
different activity cycles of component land uses in a mixed-use project,
the peak parking demand for each component land use often occurs at
different hours of the day, days of the week, and seasons of the year.
Thus, simply adding together the estimated peak parking demand for
each component land use to arrive at an overall estimated total peak
demand for a mixed-use project will produce an estimate that is too
high, and unrealistic. Estimates of overall peak parking demand for
a mixed-use project must reflect the different demand patterns of
the component land uses, and the nature of shared parking. Also, the
synergistic relationship between and among different land uses often
encourages multi-purpose trips, in which people visit more then one
land use on a single trip. Thus, a single parking space can, in effect,
serve several land uses. As per Urban Land Institute studies and manuals,
shared parking methodology provides a systematic way to apply appropriate
adjustments to parking ratios for each use in a mixed-use development
district. Based upon the foregoing, the parking requirements for the
MSPDD have been derived from multiple, complex calculations that take
all of the above considerations into account.
(2)
In the MSPDD, the total number of required parking spaces shall
be calculated as follows:
(a)
Residential condominiums: 1.75 spaces per unit. Parking spaces
located in garages or parking structures shall not be excluded in
connection with the calculation of minimum parking requirements.
(b)
Full service hotel and customary accessory uses, excluding conference
centers and restaurants: One per room.
[1]
Hotel meeting/conference center: 18 per 1,000 square feet.
[2]
Hotel restaurant: One per employee.
(c)
Business hotel: 1.25 per room.
(d)
Retail and personal service shops and stores (as principal,
non-accessory uses): 2.75 per 1,000 square feet.
(e)
Restaurants and coffeehouses (as principal, non-accessory uses):
3.75 per 1,000 square feet.
(f)
Offices (as principal, non-accessory uses): Four per 1,000 square
feet.
(3)
The requirements for a permitted principal use comprised of
several component and/or accessory uses shall be determined by establishing
the requirement for each component and/or accessory use and adding
them together. Shared parking will be permitted if there is a variation
in the probable time of maximum usage between or among the component
and/or accessory uses.
Formal alignment, grading and drainage, landscape and lighting plans for the entire site (collectively, the "site plan") shall be submitted in conjunction with the application for MSPDD review and approval. The site plan shall be prepared in compliance with the requirements of Chapter
140, Site Plan Approval, herein, except that the requirement of a preliminary application shall be waived. Upon submission of a complete MSPDD and site plan application, the Board of Trustees shall simultaneously consider and review both applications.