[Added 8-1-2006 by L.L. No. 25-2006]
The purpose of the Calverton Office Zoning Use District is to
promote the construction of the highest quality (Class A) office development
in an integrated campus-like setting upon large tracts of land. It
is the goal of the Calverton Office Zoning Use District to require
design relationships between buildings and to provide amenities for
workers and visitors.
No building or premises shall be used and no building shall
be erected, reconstructed, altered or added to except for the following
permitted, specially permitted or accessory uses:
A.
Permitted uses:
(1)
Office buildings for business and governmental uses, including
general, executive, and administrative, administrative training, data
processing, libraries, publication, financial institutions, sales
offices, offices or agencies for scientific or technical development,
including research and testing laboratories.
C.
Accessory uses:
(1)
Those uses customarily incidental and subordinate to and in
furtherance of any of the aforementioned principal uses. Accessory
uses shall be for the sole use of the employees and tenants of the
principal use and not for the use by the general public. The following
accessory uses are specifically provided for:
(a)
Retail or personal service uses that are specifically designed
as accessory to principal uses, such as but not limited to pharmacies,
lunch counters, lunch stands, newsstands, barbershops and beauty parlors
and shoe repair, provided that said retail or personal service accessory
is located within the same building, and there are no exterior signs
advertising said retail or personal service use. Such use shall be
confined to the lower level of a building, unless such use supports
a specific tenant's use.
(b)
Restaurants, not including diners, luncheonettes, drive-in and
fast-food facilities, for the use of executives, employees and visitors
of the principal use.
(c)
Indoor and outdoor recreation facilities for the exclusive use
of employees, and tenants by special permit of the Town Board of the
principal use, and their families.
(d)
In-service training schools for employees of the principal use.
(e)
Auditoriums.
(f)
Day-care facilities.
(g)
Banks, automatic teller machines.
(h)
Lower-level and ground-floor storage, copy centers, conference
rooms and training rooms.
(i)
Private garages for the storage and service of motor vehicles
owned by the owner of the principal use or the executives or employees
thereof, or visitors thereto.
(j)
Central heating and power plants accessory to the principal
use and the service of all structures on the premises.
(k)
Fully enclosed storage facilities incidental to the principal
use.
(l)
Maintenance and utility shops incidental to the principal use.
(m)
Accessory signs, subject to the applicable provisions of the sign regulations of the Town of Riverhead, Article XLVIII, Signs, of this chapter.
(n)
Trash compactors and dumpsters which are screened from sight.
Prohibited uses are as follows:
A.
Outdoor storage.
D.
Wholesale business, excluding a showroom or demonstration center.
E.
No machinery or equipment shall be installed and no labor shall be
engaged upon the premises for the manufacture, processing or assembly
of goods or articles, except the manufacturing, processing or assembly
of prototypes or experimental products in which the close supervision
by scientific personnel of a permitted research laboratory is required.
F.
No such process shall involve the handling, storage or discharge
of explosives or permit upon the premises any virus or other type
of infectious organisms identified with diseases of animals or humans.
G.
No manufacturing, processing or assembly of goods or articles of
any kind for sale shall be permitted on the premises, except for the
sale of pilot prototypes or experimental products which are the result
of the end product of scientific research, development or engineering.
H.
No offensive noises, gases, fumes, smoke, odors, dust, effluent or
vibrations shall emanate from such use, and no waste products shall
be discharged therefrom of a character to create a nuisance or to
be injurious to health.
I.
Any use not expressly permitted or specially permitted is prohibited.
No building shall be erected nor any land area utilized unless
in conformity with the Zoning Schedule[1] incorporated into this article by reference and made part
hereof with the same force and effect as if such requirements were
herein set forth in full as specified in said schedule, except as
may be hereafter specifically modified.
[1]
Editor's Note: The Zoning Schedule is included as an attachment to this chapter.
The following design standards shall apply to all uses within
the Calverton Office Zoning Use District:
A.
Parking shall be provided at a rate of one space per 200 square feet
of gross floor area for office use and three stalls per 1,000 square
feet of gross floor area for research and testing laboratories.
B.
The maximum gross and coverage (buildings, structures and paved)
area shall not exceed 60%.
C.
No more than 30% of the required parking shall be located in the
front yard.
D.
The provision of a one-hundred-foot nondisturbance area to hard surface
from the roadbed of New York State Route 25.
E.
Building design. The objective of the building design standards is
to provide overall high quality and complementary design of industrial
and multifloor Class A office buildings. Special emphasis is placed
upon methods that tend to reduce the large-scale visual impact of
buildings and to encourage imaginative design for individual buildings.
(1)
Building mass. Solid and unarticulated buildings are discouraged.
The mass and scale of buildings shall be reduced by staggered building
walls or other architectural treatments at least every 150 feet to
provide architectural interest and reduce the visual scale of a building.
Buildings shall include the following elements:
(a)
The use of variations in height, rooflines and grade definition
is encouraged to reduce the perceived height and mass of a building.
(b)
Building entries shall be readily identifiable through the use
of canopies, marquees and architectural treatment.
(c)
Where possible, buildings with smaller or multiple structures
instead of one large building are preferred to reduce massive appearance.
(d)
Clusters of mature landscaping and berms shall be provided along
the building facade. The landscaping clusters shall include a variety
of trees and tall shrubs.
(e)
Wall texture changes shall be provided.
(f)
Small-scale elements, such as planter walls and hedges, shall
be clustered around building entrances.
(2)
Materials.
(a)
One dominant material shall be selected and used through each
building on a site.
(b)
It is encouraged that the front and two side elevations of all
buildings and/or structures be constructed of brick, granite, or other
masonry matter and architectural block or architectural precast concrete.
Painted or natural utility concrete panels or masonry units should
be confined to rear elevations and in loading dock areas.
(c)
Roof design shall be as aesthetically pleasing as possible and
shall screen all mechanical equipment.
(d)
Glass windows or some similar architectural treatment shall
occupy at least 10% of the front elevation of a building.
A.
All development subject to the provisions of Article 6 of the Suffolk
County Sanitary Code shall meet the applicable requirements of the
Suffolk County Department of Health Services.
B.
All development shall be connected to the appurtenances of the Calverton
Sewer District.
C.
All development shall comply with the provisions of Articles 7 and
12 of the Suffolk Sanitary Code.
D.
All development involving significant discharges to groundwater and
located proximate to public water supply wells shall require measures
to mitigate impacts upon water quality as required under Article 17
of the New York State Environmental Conservation Law. The Suffolk
County Department of Health Services guidelines for private wells
should be used for private wellhead protection.
E.
Development proposals for sites containing or abutting freshwater
wetlands shall be separated by a nondisturbance buffer area which
shall be in accordance with Article 24 of the New York State Environmental
Conservation Law, the Wild, Scenic and Recreational Rivers Act,[1] and Chapter 295, Wetlands, of the Code of the Town of Riverhead, whichever is most restrictive. Distances shall be measured horizontally from the wetland edge as mapped by the New York State Department of Environmental Conservation, field delineation or local ordinance. Stricter buffer areas may be established for wetlands as appropriate. Buffer areas shall be delineated on development plans with conditions imposed to assure the preservation of the freshwater wetland resource. Said conditions shall be set forth in a declaration of covenants, conservation easement or similar instrument.
[1]
Editor's Note: See Environmental Conservation Law § 15-2701
et seq.
F.
Development proposals for sites within the regulated area of the
New York Wild, Scenic and Recreational Rivers Act shall conform to
the standards of the Act. Variances from the Act shall meet all requirements
imposed by the State of New York in order to be deemed to have met
the requirements of this standard. Additional relief from the Town
of Riverhead Zoning Board of Appeals shall not be required.
G.
All stormwater generated by development shall be recharged on site
unless surplus capacity exists in an off-site drainage system. In
the review of development plans, the Town Board shall encourage the
use of natural recharge areas or drainage system design which result
in minimal disturbance of native vegetation with the use of natural
swales and depressions as an alternative to excavated recharge basins
where feasible. Development plans should include the use of ponds
only if such ponds are designed to retain stormwater and are not merely
constructed for aesthetic purposes. Adequate measures should be employed
to control soil erosion and stormwater runoff during construction,
as per guidelines promulgated by the New York State Department of
Environmental Conservation.
H.
No more than 65% of the lands within the Calverton Office Zoning Use District shall be cleared pursuant to the Central Pine Barrens Comprehensive Land Use Plan and Article XLI, Pine Barrens Overlay District, of this chapter. The applicable clearance percentage shall be calculated over the entire parcel, including but not limited to public highways, roadways, building sites, parking areas, drainage structures and recharge areas. Development plans shall delineate the existing naturally vegetated areas, shall calculate those portions of the site that are already cleared due to previous activities, and shall contain calculations for the amount of disturbance of native vegetation and indicate the clearing limits thereof.
I.
Land subdivision maps and site plans shall be designed to encourage
the preservation of large unbroken blocks that provide for contiguous
open spaces to be established when adjacent parcels are developed.
Applications for subdivision and site plan shall contain calculations
for clearing, and these limits shall become part of the filed map
or approved drawings.
J.
Development projects shall place no more than 15% of the entire site
in fertilizer-dependent vegetation. Development designs shall consider
native planting suggestions made part of the plan.
K.
Development which will have a significant negative impact upon a
habitat essential to those species identified on the New York State
maintained lists as rare, threatened or of special concern, or upon
the communities classified by the New York State Natural Heritage
Program as G1, G2 or G3 or as S1, S2 or S3 or upon any federal listed
endangered or threatened species, appropriate mitigation measures,
as determined by the state, county or local government agency, shall
be imposed to protect such species.
L.
Development projects shall minimize disturbance of the natural grade
and/or natural vegetation where slopes exceed 10%. Construction in
areas with slopes exceeding 10% may be approved if the site design
incorporates adequate soil stabilization and erosion control measures
so as to mitigate negative environmental impacts. Where applicable,
nondisturbance buffers shall be placed on those portions of the site
where slopes exceed 10%. Development plans shall include a slope analysis
depicting existing slopes in the ranges of 0% to 10%, 11% to 15% and
15% or greater. Erosion and sediment control plans and details of
retaining walls and erosion control structures shall be required for
construction in areas where slopes exceed 15% and for roads and driveways
traversing slopes of 10%.
M.
Prior to construction, soil erosion and sediment control plans shall
be prepared and approved which achieve the following objectives:
N.
In order to provide for orderly development and the efficient provision
of infrastructure, applications for development projects depicting
either open space or reserve areas shall specify the conditions of
ownership and the use of such lands, and such conditions shall be
set forth in the deed of dedication, declaration of covenants, conservation
easement or similar instrument.
O.
Where applicable, development pursuant to the provisions of Article LIII, Subdivision Regulations, of this chapter shall be encouraged to preserve open spaces.
P.
Development plans shall indicate established recreational and educational
trails and trail corridors, active recreational sites, scenic corridors,
roads, vistas and viewpoints, sites of historical or cultural significance,
including historic districts, sites on the State or National Registers
of Historic Places and historic structures listed on the State or
National Registers of Historic Places, or recognized by local law
or statute, sensitive archaeological sites as identified by the New
York State Historic Preservation Officer or the New York State Museum,
within 500 feet of the proposed development, and shall provide adequate
measures to protect such natural resources. The use of existing natural
buffers or the restoration of degraded buffer areas, the use of signs
or other man-made structures, consistent in style and scale with the
community character, or other similar measures shall be taken to protect
roadside areas as well as scenic and recreational resources.
Q.
All development shall comply with the applicable provisions of the
Suffolk County Sanitary Code and all other applicable federal, state
or local laws.
R.
A buffer of 1,000 feet of and no more than 50% disturbance shall
be permitted around verified endangered species breeding ponds pursuant
to NYSDEC freshwater wetland permit requirements.
S.
Development within the Calverton Office Zoning Use District shall comply with Chapter 251, Article I, Noise, of the Code of the Town of Riverhead, which limits such noise levels from commercial and industrial properties to neighboring properties to 65 dBA between the hours of 7:00 a.m. and 8:00 p.m., and 50 dBA between the hours of 8:00 p.m. and 7:00 a.m. [see § 251-5L(2)]. In the event that such noise levels are exceeded, such additional noise abatement measures, including increasing such setbacks or the provision of noise walls or the provision of berms, fences, vegetation and the like, shall be provided for.[2]
