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Town of LeRay, NY
Jefferson County
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The purpose of the CC Commercial Corridors District is to designate a limited area for the highest-intensity commercial uses that are most appropriate along primary transportation corridors. It is recognized that uses in this district are more auto-oriented, yet the provided design standards require commercial establishments to include shared access, pedestrian connectivity, and enhanced architectural aesthetics for residents and visitors entering the Town of LeRay. The design standards for the district build upon those developed for the Mixed-Use District and are intended to provide the tools and techniques necessary to promote high-quality design and construction within LeRay's highly visible transportation corridors. Development shall meet a high standard for landscaping, buffering, signage and site design that is complementary to the community's rural character.
The following uses are permitted within the Commercial Corridors District:
A. 
Administratively permitted uses:
Agriculture, general
Agricultural tourism operations
Equipment sales, repair or rentals, small-scale
Home occupation, minor
Parks and open space
Solar energy system
B. 
Uses requiring site plan approval:
Accessory structure
Adult entertainment retail
Apartment building
Apartment complex
Automotive repair, limited
Automotive sales and/or rental, limited
Automotive service, limited
Building, mixed-use
Building, office
Car wash
Drive-through facility
Dwelling, multiple-family
Dwelling, townhouse (including parent parcel)
Equipment sales, repair or rentals, large-scale
Essential services
Farmers' market
Funeral home
Garden center or commercial greenhouse
Greenhouse, wholesale
Industry, custom
Inn
Laundry, self-serve/dry-cleaning outlet
Membership clubs
Mixed-use development
Mobile food processing establishment
Motel/hotel
Motor vehicle parking facility
Motor vehicle truck rental establishment
Movie theater
Place of worship
Public and semipublic facility
Recreational facility, commercial
Recreational vehicle sales, repair or rentals, highway
Recreational vehicle sales, repair or rentals, nonhighway
Research and development
Residential-care facility, general
Restaurant, fast-food
Restaurant or diner
Retail, convenience
Retail, large product
Retail, small
Storage facility, outdoor
Storage facility, self-storage
Wholesale sales and distribution, large scale
Wholesale sales and distribution, small scale
C. 
Uses requiring a special use permit and site plan approval:
[Amended 8-11-2016 by L.L. No. 4-2016]
Accessory dwelling unit, attached to commercial building
Adult entertainment, retail
Bar, tavern or pub
Brewery, winery or distillery
Dry-cleaning facility
Dwelling unit, accessory, attached to commercial building
Forestry
Freight terminal
Health-care facility, outpatient
Home occupation, major
Hospital
Motor vehicle and equipment sales, repair and rental, heavy
Motor vehicle truck stop
Movie theater, drive-in
Nightclub
Pawn shop
Retail shopping center
Telecommunications facility: co-location only
Wind energy conversion system, small
The following dimensional requirements apply to all parcels within the Commercial Corridors District:
A. 
Setback distances will be as follows, unless indicated otherwise for certain uses such as junkyards, etc.:
(1) 
Front yard building setback:
(a) 
Minimum: 40 feet.
(b) 
Minimum for lots with frontage on US Route 11 and NY 342: 60 feet.
(c) 
Maximum: 200 feet. Exceptions do apply to some uses specified in other sections.
(2) 
Rear yard building setback:
(a) 
Minimum: 40 feet.
(b) 
Minimum for commercial use lots abutting a residential district or use: 75 feet.
(3) 
Side yard building setback:
(a) 
Minimum: 30 feet.
(b) 
Minimum for commercial use lots abutting a residential district or use: 50 feet.
(4) 
Parking lot and drives and circulation routes setback:
[Amended 8-11-2016 by L.L. No. 4-2016]
(a) 
In front, rear and side yards: 15 feet, minimum.
(b) 
In rear and side yards with approved fence pursuant to § 158-61: 20 feet, minimum.
B. 
Minimum lot area and frontage requirements.
(1) 
Residential uses: one acre.
(2) 
Commercial uses: one acre.
(3) 
Exceptions: Automotive uses pursuant to § 158-44.
(4) 
Minimum lot frontage: 200 feet.
C. 
Minimum floor area requirements.
(1) 
Townhouse dwelling: 1,350 square feet.
(2) 
Multifamily or apartment units: 750 square feet.
D. 
Maximum building height: 35 feet.
E. 
Maximum impervious surface coverage: 75% of total lot area.
F. 
Maximum development density:
(1) 
The ratio of the aggregate gross floor area for all structures divided by the total lot area shall not exceed 0.30.
(2) 
The maximum dwelling unit density shall not exceed five units per acre.
The following design standards shall be utilized for new development applications within the Commercial Corridors District, in addition to those standards contained within Articles IX through XV of this chapter; Chapter 158 Attachment 2, Town of LeRay Commercial Corridors Design Guidelines; and Chapter 135, Subdivision of Land. The following standards shall supersede where conflicts exist between Chapter 158 Attachment 2 and this article.
A. 
Site and building design.
(1) 
An area 15 feet in width from the right-of-way line into the lot shall be reserved along US Route 11 for the future provision of sidewalks.
(2) 
Standard masonry block walls shall be prohibited on any primary facade.
(3) 
Decorative masonry materials such as split-face and textured-finish blocks are permitted as a primary finished building material.
(4) 
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);
(c) 
Glass block;
(d) 
Untextured or uncoated masonry block; or
(e) 
Spandrel glass or glass curtain walls.
B. 
Buffers, screens and landscaping requirements.
(1) 
Where a site plan within the Commercial Corridors District 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 commercial uses 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) 
Forty linear feet or fraction thereof of lot frontage along a road; and
(b) 
Five hundred square feet or fraction thereof of gross building coverage.
C. 
Lighting systems.
(1) 
Site and building-mounted fixture heights shall be no taller than the height of the principal structure 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.
D. 
Parking and parking lots.
(1) 
The following off-street parking space requirements apply for the Commercial Corridors District:
(a) 
Dwellings: a minimum of two spaces per unit, excluding garage parking.
(b) 
Commercial office and retail uses: a minimum of one space per 300 gross square feet.
(c) 
Drive-through facility and car wash: a minimum of four stacking spaces per stall.
(d) 
Restaurant uses: a maximum of one space per two dining room seats, plus one space per employee;
(e) 
Places of worship and assembly: a minimum of one space per each 3.5 seats at maximum lawful occupancy as determined by the Fire Marshal.
(f) 
Day-care facility: one space per staff member, plus one off-street loading space per five students.
(g) 
All other uses: a minimum of one space per 400 gross square feet, plus one space per employee.
(2) 
No more than 30% of required off-street parking spaces shall be located between the front building facade(s) and the primary abutting street(s). This standard shall also be upheld for corner lots.
[Amended 8-11-2016 by L.L. No. 4-2016]
(3) 
In no instance shall the number of parking spaces exceed 130% of the required minimums as stated above.
(4) 
Parking lots 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.
(5) 
Landscape islands shall be installed 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.
(6) 
The Planning Board may provide a waiver for § 158-26D(1) in the event of an approved shared parking arrangement pursuant to § 158-89.
E. 
Open space and recreation.
(1) 
The following minimum public open space requirements shall apply to mixed-use commercial or multifamily residential projects with an aggregate area of 10 acres or more within the Commercial Corridors District:
(a) 
A minimum of 15% of the area of a contiguous 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 § 158-26B 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 20% of required planting units pursuant to § 158-26B(4).
(4) 
For projects with an aggregate area of less than 10 acres, a minimum of 25% of the area of a contiguous development shall be devoted to open space, inclusive of the area devoted to required buffer zones pursuant to § 158-26B and the aggregate area of internal parking lot medians and islands.