[Added 10-14-2008 by L.L. No. 5-2008]
A.
The Village of Islandia Board of Trustees is authorized to enact,
as part of its local zoning law, procedures and requirements for the
establishment of planned development districts ("PDD") pursuant to
the provisions of this article and § 7-703a of the Village
Law of the State of New York. In considering a PDD, the Board of Trustees
may modify any and all dimensional regulations of the underlying zoning
district and, if deemed necessary, to require the inclusion of public
benefits into the project.
B.
The Board of Trustees of the Village of Islandia finds that applying
flexible regulations, as provided for in § 7-703a of the
Village Law of the State of New York, to an integrated development
provides an opportunity for cohesive design consistent with traditional
neighborhood design principles, which would otherwise not be permitted
under conventional zoning regulations. The PDD is intended to allow
diversification in the relationship of uses, building structures,
and open spaces while ensuring compliance with the Comprehensive Plan
and the intent of this Code in requiring adequate standards necessary
to satisfy the requirements of protecting the public health, safety
and general welfare of the community.
C.
The purpose of this article is to provide for innovative developments
that provide value to the Village over the conventional zoning district
and which is consistent with the Village Comprehensive Plan and intent
of the Zoning Ordinance. The PDD shall provide for unique, innovative
and flexible approaches in the design and development of land in return
for mixing of land uses and densities. A PDD shall encourage and promote
a harmonious and appropriate mixture of uses, facilitate the adequate
and economic provision of streets, utilities and public services and
preserve the natural environmental and scenic features of the site.
In addition, the PDD shall encourage and provide a mechanism for arranging
improvements on sites so as to preserve desirable features and mitigate
site-specific problems or conditions. The PDD shall provide for and
be compatible with surrounding areas and foster the creation of attractive,
healthful, efficient, and stable environments for living, shopping,
or working within the Village. The compatibility and interaction between
mixed uses is to be ensured through adoption of a Master Plan, which
shall provide for the following:
(1)
The creation of an environment in which commercial and residential
uses are integrated into a cohesive development which fosters a sense
of place where residents can congregate and patronize local shops,
services and public amenities;
(2)
A more pedestrian-oriented, non-automotive environment, and
more flexibility in the design of land uses and structures than is
permitted by single purpose zoning districts;
(3)
Environments that are more conducive to mutual interdependence
in terms of living, working, shopping, entertainment and recreation;
(4)
Well-designed mixed-use developments, while minimizing the impact
on roads, streets and other transportation facilities; and
(5)
Flexibility in the design, layout and construction of large-scale
mixed use projects in order to better respond to market demands while
ensuring that development is in conformance with adopted standards,
procedures and guidelines. In order to accomplish this purpose, the
Village may establish general and specific design standards which
govern, among other things, architecture, site planning, parking,
circulation, streetscape, open space, landscaping, lighting, project
identification and signage.
D.
The long-term goals which the Board of Trustees desires to achieve
by this legislation include, but are not limited to, the following:
(1)
Encouragement of the most efficient and purposeful development
or redevelopment of lands within the Village;
(2)
Reduction of the effective cost of governmental and other public
services;
(3)
Elimination of excessive and inefficient infrastructure and
the minimization of infrastructure development and maintenance costs;
(4)
Creation of developments wherein, collectively, the mix of uses
encourages the creation and/or preservation of a sense of place, pride
and values; and
(5)
Provision of flexible but definitive standards to facilitate
innovative and creative land use planning and development techniques
not possible under conventional zoning ordinances.
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);
| |
|
RUNNING THENCE along the southeasterly side of Veterans Memorial
Highway S 32° 03' 20" E, 473.09 feet;
| |
|
THENCE S 10° 52' 32" W, 370.72 feet;
| |
|
THENCE N 79° 44' 57" W, 513.89 feet;
| |
|
THENCE N 10° 15' 03" E, 305.61 feet;
| |
|
THENCE N 79° 28' 21" W, 732.86 feet to the southerly side
of Long Island Motor Parkway;
| |
|
THENCE along said road line the following two courses:
| |
|
1)
|
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;
|
|
2)
|
S 79° 08' 21" E, 307.94 feet to the POINT or PLACE of BEGINNING.
|
|
Containing within said bounds: 12.66 acres.
| |
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.
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.
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.
(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.
A.
Roads.
(1)
Access driveways intended to connect the MSPDD to adjacent public
roads shall have a minimum lane width of 12 feet of pavement in each
direction, separated by a median, and shall incorporate sidewalks
and other pedestrian-friendly features.
(2)
Interior driveways forming the primary streetscape shall be
designed to provide a pedestrian-friendly neighborhood setting, and
shall have a minimum lane width of 10 feet in each direction, excluding
surface parking spaces.
B.
Parking stalls.
(1)
Interior stalls located within structures: nine feet by 18 feet
minimum with seven feet of vertical clearance.
C.
Traffic-calming techniques. The MSPDD shall make use of various traffic-calming
features for the purpose of controlling vehicle speeds and providing
for the intended pedestrian-friendly orientation of the development.
These features may include roundabouts, designated crosswalks, curb
extensions, chokers and other recognized methods of controlling vehicular
speed (on-street parking, narrower street lanes with planted trees
and sidewalks, smaller turning radii, etc).
D.
Pedestrian circulation. In order to promote the pedestrian-friendly
nature of the MSPDD, the site plan will provide sufficient interconnecting
walkways to allow for pedestrian circulation throughout the site.
The MSPDD will also include various pedestrian-oriented public spaces.
Pedestrian paths and walkways will have appropriate lighting, benches
and other architecturally consistent features.
E.
Drainage. All stormwater runoff originating from development of the
MSPDD shall be retained onsite, unless surplus capacity exists in
an off-site drainage system. Appropriate measures shall be implemented
to control soil erosion and stormwater runoff during construction.
A.
Architectural design.
(1)
Residential condominium buildings shall be coherently designed
to include shared functional open space and off-street parking, with
consistent landscaping throughout.
(2)
Exterior building construction and design shall reflect a style
of architecture that is traditional in proportions and primary materials,
but modern and "pared down" in its detailing. In the choice of exterior
finishes, care shall be taken to coordinate the appearance of all
buildings in the MSPDD. Exterior facades of buildings shall be designed
to avoid blank walls through the use of facade modulation, changes
in materials, windows, and/or other design features. Mixed-use buildings
should be primarily open at the ground level, and much more solid
at the upper levels. Storefront windows, doors, lighting, signage
and awnings shall be designed to create a unified whole. Awnings,
lighting and signage may extend into the public right-of-way.
(3)
Buildings shall provide a moderate amount of variation in building
mass form and style to provide character. Buildings shall not be either
monotonous nor have too many variations that produce a disjointed
effect. Wherever appropriate, walls and roofs shall include separations,
changes in plane and height, and architectural elements such as cornices,
balconies, and banding to breakup the building mass.
(4)
The exterior facades of all buildings in the MSPDD shall be
constructed with a variety of masonry and architectural products that
will complement the buildings' architectural style and character.
Vinyl or metal siding shall be prohibited, with the exception of fascias,
soffits, cornices and other architectural detailing which shall be
compatible with or complement the character of the exterior design.
(5)
Building massing and fenestration shall have a vertical and
not a horizontal emphasis. Buildings shall have a "bottom, middle
and top" rather than a uniform exterior to visually express that the
ground-floor functions are different from the upper-floor functions
and to create traditional proportions for the overall building.
(6)
Window glass, particularly at street level, shall be clear or
lightly tinted so as to show active interiors that contribute to the
active pedestrian environment.
(7)
Orientation. Each building in the MSPDD shall be oriented toward
the internal roadway, with primary entrances facing the internal roadway;
however, buildings shall address all of the streets or public spaces
which they face.
(8)
All buildings in the MSPDD shall be designed to provide pedestrian
and vehicular connections to other buildings in the MSPDD. Techniques
for complying with this requirement include, but are not limited to:
(a)
Locating parking areas behind or under buildings. If driveway
access from streets is necessary, minimum-width driveways meeting
the fire code standards should be used.
(b)
Providing each building in the MSPDD with direct pedestrian
access from the main internal roadway fronting the buildings, and
from all structured parking areas.
(c)
Appropriate truck-turning characteristics to facilitate deliveries,
maintenance operations, waste removal, snow removal and other services.
(9)
The development shall conform to the applicable provisions of
the Americans with Disabilities Act (ADA) and the Fair Housing Act
(FHA).
