[Added 1-8-1990 by L.L.
No. 9-1989]
The purpose of the Planned Industrial Park (PIP) District is
to establish a zoning district for research and development oriented
uses, office buildings, and other compatible light industrial, manufacturing
and assembly uses which are in architectural harmony with one another
in a campus-style setting which is attractively landscaped and fitting
to a Village environment.
The minimum land area to be considered for rezoning to a PIP
District shall be 20 contiguous acres. The rezoning of a smaller parcel
to a PIP District may only be considered if the parcel is contiguous
to an area already zoned as a PIP District.
A.
Request for a PIP District shall be made to the Village Board by
filing an application, concept plan and environmental assessment form
(EAF) with the Village Clerk. The Village Clerk shall refer the request
to the Planning Board for consideration.
B.
The applicant shall meet with the Planning Board to discuss design
and development objectives. At this meeting, the applicant shall describe
how the proposed rezoning would be integrated with neighboring land
uses, community features and public facilities and services. The concept
plan shall be to scale and shall include the following information:
(1)
The principal physical characteristics of the site, including an
analysis of the soils and subsoils and the location of major stands
of trees, streams, floodplains and rock outcroppings.
(2)
The topography of the site with contour intervals of not more than
five feet of elevation; areas of the site where grades exceed 3%;
portions of the site with a moderate to high susceptibility to erosion,
flooding or ponding; and a preliminary grading plan with five-foot
contour intervals.
(3)
An analysis of the relationship of the site to the surrounding community,
including significant parcels of vacant land and the character of
nearby built-up areas.
(4)
The proposed lotting pattern, including the number of and general
sizing of individual lots; estimates of vehicular traffic volumes
to be generated; a suggested internal street system; suggested sidewalks
and circulation flows; a description of how the site will be tied
to the existing street and pedestrian network; estimated demands for
water and sewer services; a suggested layout of water, sanitary sewer
and storm sewer facilities with proposed points of interconnection
to existing systems; and the proposed stormwater drainage system and
its relation to existing systems.
(5)
A generalized description of how the site is to be buffered from
adjacent areas. This shall include the manner in which retention of
existing trees and new plantings will be used to accomplish this objective.
(6)
A description of the manner in which areas that are not proposed
to become publicly owned are to be maintained, including but not limited
to open space, streets and lighting.
(7)
If the development is expected to be phased, a general description
of the phasing plan, including the anticipated time frames for development.
(8)
A description of any covenants, grants of easements or other restrictions
proposed to be imposed upon the use of the land, buildings or structures,
including proposed easements for public utilities.
(9)
A written statement by the applicant setting forth the reasons why
the proposed zoning would be advantageous to and in the best interests
of the Village of Avon.
(10)
Any other information or documentation which the applicant deems
necessary to support his application.
C.
Within 60 days of the receipt of the concept plan, EAF and supporting
documents, the Planning Board shall submit a written report to the
Village Board. The Planning Board shall hold a public hearing on the
concept plan to assist it in the preparation of its report. If no
report has been rendered within the sixty-day period, unless such
time limit has been extended by formal action of the Planning Board,
the applicant may proceed on the basis that the report is favorable.
(1)
A favorable report from the Planning Board shall be based on the
following findings which shall be included as part of the report:
(a)
The proposal implements the goals and policies of the Comprehensive
Plan of the Village of Avon.
(b)
The concept plan meets all of the requirements of this article.
(c)
The proposal is conceptually sound, in that it meets a community
need and conforms to accepted design standards for the proposed roadway
system, land use configuration, open space and drainage systems.
(d)
Adequate services and utilities are available or proposed to
be made available in order to properly serve the proposed development.
(2)
An unfavorable report shall state clearly the reasons therefore and,
if appropriate, point out to the applicant the conditions under which
a favorable report may be issued.
D.
Upon receipt of a report from the Planning Board, the Village Board
shall consider the application for the PIP District as any other application
for amendment of the Zoning Map.
E.
If the Village Board approves the redistricting for the PIP District,
the Zoning Map shall be amended. The Village Board may establish a
maximum aggregate gross floor area for all buildings in the district
and may place conditions on the rezoning to protect the public health,
safety and welfare of the community. Such conditions may include,
but are not limited to, visual and acoustical screening, the order
of construction and/or occupancy, vehicular and pedestrian circulation
systems, protection of natural resources and other physical or community
needs.
A.
Scientific or engineering research and/or experimental development
of materials, methods or products.
B.
Engineering design of products.
C.
The manufacture, processing and assembly of previously refined materials
in the following industrial categories:
(1)
Communication equipment.
(2)
Data processing equipment and software.
(3)
Electronic systems, components and accessories.
(4)
Professional, scientific and control instruments.
(5)
Office systems and equipment.
(6)
Photographic and imaging equipment and systems.
(7)
Optics.
(8)
Surgical, medical and dental instruments, appliances and products.
(9)
Textiles.
(10)
Plastics.
(11)
Paper.
(12)
Wood.
(13)
Metal products.
(14)
Machine shops.
(15)
Pharmaceuticals.
(16)
Precious stones.
(17)
Glass.
(18)
Ceramics.
D.
Office buildings for executive, engineering and administrative purposes.
E.
Day-care centers, provided that such uses do not occupy more than
10% of the total land area of any PIP District.
A.
Prototype manufacturing incidental to research and development laboratories
and corporate headquarters and offices.
B.
Warehousing and storage, provided that such uses shall not occupy
more than 15% of the total building floor area and shall be located
within the principal building of the permitted use.
C.
Noncommercial recreational facilities.
D.
Restaurants, provided that such uses are located entirely within
the building to which they are accessory and do not have a direct
outside entrance for customers.
E.
Day-care centers, provided that such uses are located entirely within
the building to which they are accessory.
A.
Research and testing laboratories for biotechnology, genetic or gene
research.
B.
Manufacture, storage, handling and use of radiological, chemical
or biological warfare agents or of explosives or blasting agents.
The use of explosives or blasting agents which may be necessary for
construction purposes may be permitted.
C.
Uses which would create, in any manner, noxious or offensive noise,
dust, refuse matter, odor, smoke, gas, fumes, vibration or glare.
D.
Uses which would create a menace to neighboring properties by reason
of fire, explosion or other physical hazards to any person, building
or vegetation.
E.
Uses which would create harmful discharge of waste materials, including
both air and waterborne wastes and refuse.
A.
If an existing use within a PIP District is proposed to be changed
to a separate, different and distinct use, an application must be
made for site plan approval to the Village Board. As part of the review
of said application, the Village Board may require changes in the
development of the site. These changes may include, but shall not
be limited to, off-street parking, loading areas, landscaping and
screening, lighting, signage and access which would be necessary to
accommodate the proposed new use.
B.
All uses, including equipment for the handling of processes, shall
be conducted in a completely enclosed building. The actual loading
and unloading of materials shall not be restricted to indoor locations.
C.
No materials, supplies or equipment shall be permitted to be stored
outside any building overnight. Company vehicles may be parked out-of-doors
overnight, provided that they are stored on the property to which
they are accessory to and adequately screened from public view.
D.
All waste, scrap, refuse, empty containers, dry bottles and cartons
shall be stored in suitable containers.
A.
No buildings or parking areas are permitted within 100 feet of a
residential district or 50 feet of any other district.
B.
No buildings are permitted within 80 feet of any public or private
street. No buildings are permitted within 40 feet of rear property
lines or within 25 feet of any side yard property line.
C.
No parking areas are permitted within 50 feet of any public or private
street. No parking areas are permitted within 30 feet of any property
line.
E.
The maximum aggregate coverage of any lot by impervious surfaces,
including, but not limited to, buildings, walks, drives, parking and
loading areas, etc., shall not exceed 60% of the total area of any
lot.
F.
The maximum floor area ratio (FAR) on any lot shall be:
|
Building Size
|
Maximum Allowable FAR
|
|---|---|
|
25,000 gross square feet or less
|
0.25
|
|
25,001 gross square feet to 75,000 gross square feet
|
0.30
|
|
75,000 gross square feet or more
|
0.35
|
(1)
Examples:
(a)
A single-story building with 25,000 square feet (250 x 100)
would require a lot with a minimum area of 100,000 square feet or
2.30 acres.
(b)
A single-story building with 40,000 square feet (200 x 200)
would require a lot with a minimum area of 133,333 square feet or
3.06 acres.
(c)
A single-story building with 60,000 square feet (250 x 240)
would require a lot with a minimum area of 200,000 square feet or
4.59 acres.
(d)
A two-story building with 80,000 square feet (200 x 200) would
require a lot with a minimum area of 228,571 square feet or 5.25 acres.
G.
Lot width shall not be less than 150 feet.
H.
Lot area shall not be less than one acre.
I.
No building within a PIP District shall exceed 35 feet in height
as measured from the average finished grade at the perimeter of the
building. The height limitation of this subsection, however, shall
not apply to ventilators, skylights, water tanks, bulkheads, building
chimneys, cooling towers, necessary mechanical appurtenances and similar
features usually carried above the roof level, provided that:
(1)
The aggregate area covered by all such features shall not exceed
20% of the area of the roof of the building on which they are located.
(2)
The height of such features shall not exceed 15 feet above the level
of the roof to which they are attached.
(3)
Such features as water tanks, cooling towers, mechanical devices
and accessory equipment and bulkheads shall be enclosed within walls
of a material in harmony with that of the main walls of the building
of which they are a part. Such material and design shall be subject
to approval by the Village Board.
J.
The minimum parking ratio for each lot in a PIP District shall be
three parking spaces per 1,000 square feet of gross building floor
area. The Village Board may reduce the actual number of parking spaces
to be provided based upon evidence supplied which would support the
specific parking needs of individual uses. In granting such a reduction,
the Village Board shall reserve the authority to require additional
spaces to meet actual needs.
K.
The maximum parking ratio for each lot in a PIP District shall be
four parking spaces per 1,000 square feet of gross building floor
area.
M.
No parking area or other vehicular surface is permitted within 10
feet of any building, except in the case of an automobile dropoff,
a loading area, vehicular entry into the building or emergency access.
N.
Parking lots with more than 50 spaces shall contain islands. Parking
lot islands shall be provided at the end of rows of parking spaces
and shall be a minimum of 10 feet in width from curb-to-curb.
O.
Handicapped parking spaces shall be provided to the extent required
by law.
No building permit shall be issued for the construction of any building or structure, nor shall any site improvements, grading or alteration of the physical land form or change in use be undertaken within a PIP District until a site plan has been approved pursuant to Article XII of this chapter.
A.
Following rezoning, the Village Board shall apply the site design
and improvements standards described herein and the development regulations
of the Village of Avon in the site plan review process to regulate
development within PIP Districts to provide high quality development,
achieve the campus-style character intended for PIP Districts, and
to ensure compatibility with surrounding uses. Each lot in a PIP District
shall be designed and developed in a manner which respects the existing
topography. Buildings, streets and parking areas should be located
so as to minimize site disturbance and utilize existing contours of
the terrain.
B.
All public and private streets, parking areas and driveways shall
be paved with bituminous concrete pavement, concrete or unit pavers.
C.
All dedicated streets shall be curbed with granite.
D.
Retaining or freestanding walls shall be finished with contemporary
materials compatible with adjacent buildings. Retaining and freestanding
walls shall be landscaped as part of the overall site landscaping
plan.
E.
Sidewalks shall be constructed of concrete or unit pavers, such as
brick or stone.
F.
Access and service drives shall not be less than 24 feet nor more
than 40 feet in width.
G.
No lot shall have more than two access drives from any public or
private street.
H.
Sidewalks shall not be less than five feet in width.
I.
All exterior service areas shall be located at the side or rear of
buildings. Under no circumstances shall such exterior service areas
be located between any building and a public or private street except
for access drives to individual lots.
J.
All building service areas shall be sufficiently screened with plants
to conceal the service area activity from off-lot view.
K.
Dumpsters shall comply with county and regional recycling initiatives
and shall be located in service areas.
L.
The design, format and materials of all signs and graphic symbols
shall be consistent with the architecture of the PIP District requirements
of this chapter. Material specifications for signs shall be in accordance
with the development regulations of the Village of Avon except when
specific modifications are approved by the Village Board.
M.
One freestanding directory sign may be erected at each principal
entrance to a PIP District. Directory signs shall be limited to information
which identifies the name and address of the development and each
business.
N.
One business sign shall be permitted for each lot in a PIP District.
Business signs shall be limited to information which identifies the
address of the building and the name(s) of the businesses.
O.
The limitations on the number of signs shall not apply to parking
lot markers, directional signs, entrance and exit signs and other
such signs which are erected on the premises, provided that such signs
shall not exceed two square feet in area on any one side and do not
contain any advertising material. The number and location of such
signs shall be approved by the Village Board as part of the site plan
review process.
P.
Business signs shall not exceed 20 square feet.
Q.
Directory signs shall not exceed 32 square feet.
R.
No sign or structure support for any sign shall be more than six
feet in height or within 20 feet of any public or private street or
15 feet of any lot line.
S.
Signs may be internally or externally illuminated, provided that
no direct light is directed toward or visible from any street or other
lot.
T.
All areas on any lot not covered by buildings, parking areas or walkways
shall be landscaped in accordance with this chapter. Materials specifications
for landscaping shall be in accordance with the development regulations
of the Village of Avon, except where specific modifications are approved
by the Village Board.
U.
A landscaping plan shall be submitted with each site development
plan. The landscaping plan shall be designed to achieve the following:
(1)
The existing tree cover should be retained to the maximum extent
feasible. Particular emphasis shall be given to retaining existing
trees which are located along the perimeter of a PIP District. The
maintenance of existing tree cover will serve to conceal proposed
buildings and assist in maintaining a human scale in PIP Districts.
(2)
Proposed landscaping should consist of an appropriate mix and use
of vegetation which is indigenous to this area of New York. Nonindigenous
landscape materials should be limited to use for accent purposes only.
(3)
Plant materials shall serve to provide continuity between lots.
(4)
The use of evergreen plantings along the perimeter of a PIP District
shall be encouraged in order to provide an effective year-round visual
screen for adjacent uses.
(5)
New plantings should be selected and arranged to complement existing
site vegetation.
V.
All developed lots which contain unbuilt areas shall be landscaped
with a combination of trees, shrubs, perennial and turf grass.
W.
Landscaping along public or private streets in a PIP District should
have an organized formal planting scheme. A formal planting scheme
with trees lining the street in a definite sequence will define the
edges of individual properties and the boundaries of functional space.
New trees shall be planted 50 feet on center along designated streets.
Plantings should include deciduous shade trees approved by the Village
Board.
X.
Plantings along streets which provide access to individual lots can
have either a formal or informal planting scheme.
Y.
Planted areas shall be provided in parking areas to provide buffer
screening to improve aesthetics and to soften the harshness of the
paved parking areas. The following shall govern the size, location
and characteristics of such parking areas:
(1)
Parking areas shall include islands and areas around the pavement,
to a depth of 15 feet, except in areas between parking areas and buildings.
(2)
Not less than one tree for six parking spaces shall be provided in
each parking area. Trees may be planted in irregular rows or normal
groups as space permits.
(3)
The minimum distance from tree to curb shall be five feet in islands
and eight feet at edges.
(4)
Surface treatment for all unpaved parking lot islands and edges shall
be turf grass or ground cover.
Z.
Plantings for the space between buildings and parking areas and at
building entrances should be selected and arranged with the intent
of creating human-scale outdoor space which recognizes the pedestrian
activity in PIP Zones and the need to identify building entrances.
Although the Village Board shall approve the use of all plantings
proposed, a wide range of groundcovers, shrubs, and trees are encouraged
in PIP Zones to create interest and a degree of landscape detail appropriate
to the pedestrian use.
AA.
All buildings with exposed foundation shall have foundation plantings.
The purpose of foundation plantings is to screen exposed foundations
and to provide a soft transition between the walls of a building and
the landscape.
BB.
All unpaved surfaces not planted with trees, shrubs or ground covers
shall be turf grass.
CC.
Lighting shall be placed in a logical manner and be appropriate in
style and intensity to provide illumination and security for each
lot. Lighting shall be provided in areas that would be dangerous if
unlit, such as stairs and ramps, intersections, or abrupt changes
in grade. A lighting plan shall be developed in a manner that contains
and directs lighting into a PIP District and away from adjacent areas.
DD.
Lighting shall be provided along public and private streets, pedestrian
walkways, parking lots, service areas and building exteriors. Materials
specifications shall be in accordance with the development regulations
of the Village of Avon, except where specific modifications are approved
by the Village Board.
EE.
The objective of setting building design standards is to obtain consistency
and quality in architectural design to protect and enhance values
in PIP Districts and to provide high quality industrial development
that will contribute positively to land values and the environmental
quality of the surrounding neighborhood. These standards are intended
to achieve design compatibility and architectural harmony among the
buildings in PIP Districts.
FF.
Exterior building walls shall be constructed of durable permanent
materials such as concrete, metal panels, aluminum and glass materials
or other architectural surfaces in a tasteful manner. The use of artificial
or simulated exterior materials such as simulated bricks or plastics
or temporary or inflammable materials shall not be permitted.
GG.
Colors should be selected to reflect exterior building materials
and the material or media to which they are to be applied. Nonreflective,
earth tone colors which recede into the landscape such as tans, browns,
reds and grays are preferred. The contrast between brick and mortar
should be moderate to low.
HH.
Architectural designs shall integrate form, texture and color with
the landscape and topographical characteristics of each lot. The Village
Board shall approve the proposed architectural style of individual
buildings as part of the site plan review process.
