The purpose of the Planned Industrial Park (PIP) District is
to encourage industrial and office development in a comprehensively
planned and designed environment which will attract private investment,
increase the tax base of the Town and provide new employment opportunities,
while preserving and maintaining the existing character of the environment.
[Amended 12-29-2004 by L.L. No. 54-2004; 6-19-2007 by L.L. No.
19-2007]
In the Planned Industrial Park (PIP) District, no regularly
scheduled or unscheduled passenger service, air taxi, air charter
or fixed-based operator as currently defined by the FAA shall be permitted.
Notwithstanding the prohibition of a fixed-based operator, nothing
herein shall preclude management and maintenance operations necessary
to support any principal or accessory aviation uses permitted hereunder.
No building, structure or premises shall be used, arranged or designed
to be used, and no building or structure shall hereafter be erected,
constructed, reconstructed or altered, unless otherwise provided in
this chapter, except for the following permitted uses and their customary
accessory uses:
A. Permitted uses:
(1)
Industrial uses, including component design, manufacturing, processing, fabrication, repair, testing and assembly, but prohibiting those uses specifically set forth at §
301-114A(6), provided that all uses permitted hereunder are conducted within enclosed buildings, and when not within enclosed buildings, are suitably screened to an extent that provides adequate sound and visual buffers as may be determined to be necessary by the Town Board as part of site plan approval.
(2)
Warehousing, indoor storage, distribution and wholesaling of
nonhazardous and nonflammable materials.
(3)
Research and testing laboratories.
(4)
General, executive, administrative, governmental, business and
professional offices.
(5)
Public utility and service facilities, excluding incinerators
which shall not be permitted.
(6)
Extraordinary aircraft and engine maintenance, such as aircraft,
airframe and aircraft system overhaul, conversion, modification, reconfiguration
and refurbishment, including annual inspections, but excluding minor
or routine maintenance such as oil changes, refueling, minor repairs
and inspections, provided that such uses are conducted within enclosed
buildings, and when not within enclosed buildings, are suitably screened
to an extent that provides adequate sound and visual buffers as may
be determined to be necessary by the Town Board as part of site plan
approval and, if appropriate and necessary, subject to the grant of
a runway use agreement and consistent with the rules and regulations
on the use of the runway as adopted and/or amended from time to time.
(7)
Aircraft component design, fabrication, manufacture, and assembly,
provided that such uses are conducted within enclosed buildings, and
when not within enclosed buildings, are suitably screened to an extent
that provides adequate sound and visual buffers as may be determined
to be necessary by the Town Board as part of site plan approval.
(8)
Audio, radio, television video and film studios and broadcast
stations.
(9)
Business, technical and vocational schools.
(10)
Outdoor and indoor sports and recreational uses and facilities.
[Amended 1-18-2023 by L.L. No. 1-2023]
(11)
Food and agricultural product processing, including canning,
preserving, drying and freezing.
(12)
Overnight and express mail package and postal sorting and distribution
by surface transport.
C. Accessory uses. Accessory uses shall include those uses customarily
incidental and subordinate to and in furtherance of any of the aforementioned
principal uses when located within the PIP District. Accessory uses
shall include the following:
[Amended 10-18-2022 by L.L. No. 21-2022; 1-18-2023 by L.L. No. 1-2023]
(1)
Auditoriums, located within buildings housing permitted uses.
(2)
Day nursery or day-care centers.
(3)
Banks, automatic teller machines or financial institutions.
(4)
Restaurants, cafeterias or eating and drinking establishments
located within buildings housing permitted uses.
(5)
Retail sales within buildings housing permitted uses and shall
be limited to no more than 5% of the gross floor area of the permitted
use, not to exceed 1,500 square feet, whichever is less.
(6)
Personal service shops located within buildings housing permitted
uses.
(7)
Health clubs or indoor recreation establishments located within
buildings housing permitted uses.
(8)
Security, management and maintenance facilities.
(9)
Outdoor storage of equipment, materials or vehicles when suitably
screened to an extent that provides adequate sound and visual buffers
as may be determined to be necessary by the Town Board as part of
site plan approval.
(10)
Operation, fueling, storage and maintenance of aircraft which are owned, leased or operated by an owner, lessee or operator in furtherance of and customarily incidental and subordinate to a permitted use of property within the PIP District, and further provided that such aircraft are stored or maintained within enclosed buildings, and, when not within enclosed buildings, are suitably screened to an extent that provides adequate sound and visual buffers as may be determined to be necessary by the Town Board as part of site plan approval and, when necessary, subject to the grant of a runway use agreement and consistent with the rules and regulations on the use of the runway as adopted and/or amended from time to time. Except when accessory to a principal aviation use set forth hereinabove at Subsection
A(6) and
(7), this accessory use shall not in its operation constitute or function primarily as an aviation activity.
(11)
Testing of aircraft, provided said testing is done in furtherance of and customarily incidental and subordinate to a permitted use within enclosed buildings or on the ten-thousand-foot runway and, when necessary, subject to the grant of a runway use agreement and consistent with the rules and regulations on the use of the runway as adopted and/or amended from time to time. Except when accessory to a principal aviation use set forth hereinabove at Subsection
A(6) and
(7), this accessory use shall not in its operation constitute or function primarily as an aviation activity.
The following design standards shall apply to all uses within
the planned industrial park:
A. Land subdivision. The subdivision of lots within a CDP shall conform to those land division requirements set forth in §§
301-289 and
301-291 of this chapter. The general lot, yard and height requirements of this district shall supersede the yard requirements set forth in §
301-291B(3) and
(6) of this chapter.
B. Building design. The exterior appearances of buildings shall complement
the character of existing development in the surrounding area. The
objective of the building design standards is to provide overall high
quality and complementary design of industrial and 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, 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 (e.g.,
color, material, grouping).
(d)
Glass windows or some similar architectural treatment shall
occupy at least 10% of the front elevation of a building.
(3)
Color and texture.
(a)
Texture patterns are encouraged to create shadow patterns which
will reduce the high visibility of the building.
(b)
Variations in color shall be kept to a minimum.
(c)
Colors shall be subdued in tone.
(d)
Accent colors may be used to express corporate identity.
(4)
Location.
(a)
No building shall be constructed closer than 25 feet to an adjacent
building.
(b)
Planters, walls and sign elements not exceeding six feet in
height shall be permitted in yard areas. Roof overhangs may extend
a maximum of six feet into setback areas.
C. Pedestrian circulation.
(1)
On-site concrete or brick sidewalks shall be provided in planned
industrial parks to create a continuous pedestrian network throughout
the area.
(2)
Vehicular and pedestrian circulation patterns shall be separated.
A landscaped area shall provide a separation between a pedestrian
and vehicular path.
(3)
Where pedestrians and vehicle paths cross, that area shall be
designated by changing pavement materials, signals, signage, pavement
texture or painted stripes.
(4)
Secure and convenient pedestrian walkway access shall be provided
from parking lots, sidewalks and primary entrances to the building.
Sidewalks shall be barrier-free, a minimum of four feet in width and
shall be set back a minimum of five feet from all buildings.
The standards in §
301-254K shall apply to all properties in the Planned Industrial Park District.