Town of Manchester, NY Industrial Districts

The industrial districts established for the Town of Manchester include:

Table 22-1: Industrial Districts
District Name	Map Symbol
General industrial	GI
Light industrial	LI
Rail-enabled industrial	REI

§ 325-22.2 Purpose statements.

General Industrial (GI). The purpose of the GI District is to accommodate industrial activity, which may be more intensive than light industrial activity, in a manner that supports the goals and objectives contained in the Town's Comprehensive Plan. The General Industrial District is established to provide opportunities for a wide range of manufacturing and extractive activities, which have a greater potential for negative impacts on surrounding properties. Uses permitted in the GI District shall be in areas where public utilities and adequate transportation facilities are available. Developments in this district shall employ techniques to minimize negative impacts (including traffic, parking, glare, noise, odor, etc.) on adjacent non-industrial uses, especially established residential districts and environmentally sensitive areas.

Light Industrial (LI). The purpose of the LI District is to encourage the development of a wide range of light industrial, manufacturing, and distribution activities in order to support the goals and objectives contained in the Town's Comprehensive Plan. Development within this district should be campus-style in building design and layout and should facilitate internal pedestrian circulation systems that are linked to external walkways where practicable. Light industrial uses allowable within this district shall be operated within an enclosed building and employ techniques to minimize negative impacts (including, but not limited to traffic, parking, glare, noise, dust, odor, etc.) on adjacent non-industrial uses, especially established residential districts and environmentally sensitive areas. The architectural treatment and general appearance of all buildings and grounds shall be in keeping with the purpose of this district and shall be of such quality and design as to be a visual asset to the area in which they are located as well as adjacent properties.

Rail-Enabled Industrial (REI).

The purpose of this district is to expand economic opportunities for manufacturing and light industrial businesses that make use of freight rail services. This is to be accomplished in a manner that is compatible with, and sensitive to its village and surrounding land use context, and incorporates reasonable and appropriate site plan design elements consistent with established plans concerning the area to be contained within the district, including the Ontario County Freight Corridor Development Plan.

These provisions are hereby adopted pursuant to the goals framework and future land use recommendations contained in the 2017 Joint Comprehensive Plan - Town of Manchester and Villages of Clifton Springs, Shortsville, and Manchester adopted by the Town of Manchester in 2018 and the Ontario County Freight Corridor Development Plan - Town of Manchester.

§ 325-22.3 Permitted and specially permitted uses.

Uses identified with "P" in Table 22-2 are permitted in the subject zoning district, subject to compliance with all other applicable standards of this zoning law.

Uses identified with "SUP" in Table 22-2 may be allowed if reviewed and approved in accordance with the special use permit procedures contained in Article 64.

Uses not listed and those identified with "–" are prohibited.

Table 22-2: District Uses
	GI	LI	REI	Additional Regulations
RESIDENTIAL
Live/work unit	SUP	P	P	—
Upper floor residential unit	—	P	P	—
INDUSTRIAL/COMMERCIAL
Agricultural and food processing or packaging plant	P	P	P	—
Administrative or professional office	P	P	—	—
Adult use and entertainment establishment	SUP	SUP	—	§ 325-40.4
Animal hospital	SUP	P	—	—
Automotive sales, service, or repair shop	P	—	—	§§ 325-40.6 and 325-40.7
Contractor or building material storage yard	P	—	—	—
Extractive or mining operation	P	—	—	§ 325-40.19
Kennel	SUP	SUP	—	§ 325-40.22
Landfill site or waste disposal operation	SUP	—	—	—
Laundry or dry-cleaning plant¹	P	P	—	—
Lumberyard	P	—	—	—
Manufacturing, production, processing, packaging, or assembly facility¹	P	P	P	—
Outdoor industrial operation	P	—	—	—
Printing or publishing operation	P	P	P	—
Rail facility, associated with warehouse and distribution activities	—	—	P	§ 325-40.32
Research and development facility or laboratory¹	P	P	P	—
Self-service storage facility	SUP	P	—	—
Warehouse, for storage or distribution of goods¹	P	P	P	—
Truck or multimodal transport terminal	P	SUP	P	§ 325-40.32
OTHER
Agricultural operation	P	P	P²	—
Essential services	P	P	P	—
Mix of uses	See Most Restrictive Use
Parking lot, as principal use of lot	SUP	SUP	SUP	Article 51
Tier 3 solar energy collection system	SUP	SUP	SUP	§ 325-40.33
Telecommunications facility	SUP	SUP	SUP	§ 325-40.31
ACCESSORY
Accessory structure or use	P	P	P	§ 325-40.2
Outdoor sales or display	P	SUP	—	§ 325-40.26
Outdoor storage	P	SUP	—	§ 325-40.27
Parking area or lot	P	P	P	Article 51
Tier 1 or 2 solar energy collection system	P	P	P	§ 325-40.33
Storage of trucks, trailers, chassis, and rail cars, associated with warehouse and distribution activities	P	P	P	—
Temporary storage unit	P	P	P	§ 325-40.30

NOTES:
(1)	If conducted entirely within an enclosed building.
(2)	If located in an Ontario County Agricultural District.

§ 325-22.4 Applicable standards.

In addition to the requirements within Article 22, the requirements of Part 5, Development Standards, of this chapter shall apply to the industrial districts within the Town.

Uses may be subject to site plan review in accordance with § 325-62.2.

§ 325-22.5 Lot, area, and setback requirements.

The following requirements shall apply to principal and accessory structures and uses in the industrial districts within the Town. Paved surfaces, such as driveways and parking spaces, shall not be subject to the requirements of Table 22-3, but shall conform to the requirements of Article 51.

Table 22-3: Lot, Area, and Setback Requirements
	GI	LI	REI
A. Minimum lot size
	2 acres	2 acres	SPR¹
B. Minimum lot width
	300 feet	150 feet	SPR¹
C. Minimum setback
From front property line	100 feet	50 feet	50 feet²
From property boundary of rail operator	—	—	25 feet³
D. Minimum side setback⁴
Principal structure or use	50/500 feet	50/150 feet	50/150 feet²
Accessory structure or use	20 feet	20 feet	20 feet
E. Minimum rear setback⁴
Principal structure or use	50/500 feet	50/150 feet	50/150 feet²
Accessory structure or use	20 feet	20 feet	20 feet

NOTES:
(1)	SPR indicates that the requirement shall be determined as part of site plan review.
(2)	Lot line setbacks may be reduced to zero at the discretion of the Planning Board where the development encompasses an adjoining parcel owned by the same owner if the Planning Board determines it is in the interest of public health and safety and promotes the efficient use of land and environmental protection.
(3)	Setbacks for rail spurs located on the project property will be determined by the Planning Board based on the recommendation of the rail operator and to ensure what is necessary for public safety.
(4)	The larger shall be the required minimum setback from the nearest lot line of a lot on which any dwelling, hospital, school, manufactured home, manufactured home community, manufactured home park use, park or recreational use is already existing, is permitted or is specially permitted. The entirety of such setback buffer area shall be green space but may include detention ponds if they are a part of a green infrastructure stormwater management plan and do not reduce the performance of the buffer to provide visual screening and noise attenuation.

§ 325-22.6 Dimensional and bulk requirements.

The following requirements shall apply to the industrial districts within the Town.

Table 22-4: Dimensional and Bulk Requirements
	GI	LI	REI
Maximum building height
Principal structure	45 feet	45 feet	45 feet
Accessory structure	20 feet	20 feet	20 feet
Maximum lot coverage
Gross impervious surface and structures	65%	65%	65%
Minimum reserved open space¹
Green space or landscaped area	35%	35%	35%

NOTES:
(1)	These areas shall consist of, to the maximum extent possible, retention of existing natural site vegetation, as well as landscaping. Impermeable surfaces, retention ponds and facilities may not be included in the green space calculation. No permitted or specially permitted use shall take place on any area identified in the approved site plan as making up the green space required by this section.

§ 325-22.7 REI district performance standards.

Applicability. This section applies solely to the REI District. Where provisions elsewhere in Chapter 325 conflict with these provisions, the performance standards stated in this section shall apply.

Flexible use of space. Each parcel is allowed to contain multiple permitted and/or specially permitted uses, and, therefore, each parcel is further allowed to contain multiple buildings, and each building may contain multiple permitted and/or specially permitted uses which may be operated by the building owner or under lease, or other acceptable legal arrangement, to another entity upon receipt of site plan approval.

General requirements.

All uses and operations shall be required to adhere to federal, state, county and local laws and regulations. The production, processing and assembly operations including storage and/or processing of raw materials on site shall maintain standards and prevent such materials and operations related to the industry so as to mitigate smoke, dust, noise, odors, glare or any other deleterious by-products according to measures specified in the site plan or pursuant to the State Environmental Quality Review process.

Upon receipt of the completed application the Planning Board shall submit the completed application to the Ontario County Planning Board for review pursuant to General Municipal Law §§ 239-l and 239-m.

An environmental review pursuant to 6 NYCRR Part 617 (SEQR) shall be completed prior to approval by the Planning Board.

All required and additional certificates, licenses and permits shall be provided prior to final site plan approval.

Site plan approval.

All new construction, whether a new building or structure, any addition to an existing building or structure, any alteration or modification of a current lot or parcel and/or any new use of a lot or parcel shall require a site plan approval by the Planning Board as set forth in Article 62 of this chapter and this section. As applied to agricultural uses, this requirement only applies to agricultural uses on parcels included in an Ontario County Agricultural District that are not deemed unreasonably restrictive pursuant to NYS Department of Agricultural and Markets ARTICLE 25AA — Agricultural Districts.[1]

[1]

Editor's Note: See the Agriculture and Markets Law, Ch. 69, Art. 25-AA, Agricultural Districts.

All applicants are required to have a pre-application meeting with the Code Enforcement Officer and a member of the Planning Board to review the proposed project review process and potential timeline.

The Planning Board shall have the authority to establish reasonable engineering and design requirements that are necessary to protect public health, safety and environmental quality. In addition to the provision of Article 62 the following additional items must be included as part of the site plan:

Location of current rail access to the site. If the site does not have rail access, the rail operator shall provide a recommendation regarding the technical feasibility of providing access based on safety and applicable design criteria. Based on that recommendation, the rail location shall be delineated on the site plan before siting the location of buildings, structures, and roads.

ii.

Verification from the railroad operator that the proposed alignment has been reviewed and approved and will provide safe and efficient access. If construction of rail access is included as part of a site plan application, also include details of the construction of the rail access including a timeframe to complete such construction.

iii.

Documentation confirming the proposed site plan provides for preservation and maintenance of the predevelopment detention capacity and complies with applicable NYSDEC regulations and applicable permit requirements [e.g., State Pollution Elimination System Permits (SPDES) for stormwater management].

An application to modify an approved site plan, including, but not limited to, an application for a change of use, the addition of a use(s), the addition of an improvement, the alteration of an improvement or the layout or design of any lot or parcel included in an approved site plan must be submitted to the Planning Board for additional site plan review and approval in accordance with the procedure set forth in Article 62 of this chapter and this section.

Where a site plan application is associated with a request for subdivision (including parcel consolidation) the Planning Board may require submission of a clustered project pursuant to § 275-30 of the Town of Manchester Subdivision Regulations.[2]

[2]

Editor's Note: See Ch. 275, Subdivision of Land, of this Code.

A preconstruction meeting shall be requested by the developer and scheduled through the Code Enforcement Officer prior to the start of construction of a development. The developer, their contractor and design engineer shall meet with all utility representatives, the Code Enforcement Officer, Town Engineer, appropriate department representatives and project observers to discuss the overall project, its impacts and schedules. A schedule of construction shall be presented in writing at this meeting by the site contractor.

Minimum setback between buildings and structures. The minimum setback between buildings and/or structures shall be determined by the standards established by the New York State Uniform Fire Prevention and Building Code. The Planning Board shall increase the minimum setback upon recommendation of the public official responsible for providing emergency response to ensure that adequate access and space is provided for movement and staging of public safety and emergency response vehicles and equipment.

Landscaping and buffering.

A landscape plan prepared by a licensed landscape architect to specifications provided by the Planning Board is required that will address the following:

For all new buildings and structures, landscaping across the front of buildings, the front highway line, property boundaries and pedestrian walkway areas and visitor and employee parking areas.

ii.

Landscaping or other treatments to screen outdoor storage areas.

iii.

The 150-foot buffer setback shall be designed to address the specific context of the adjoining uses and their buffering needs. It will combine the use of native vegetative plantings, retention of natural vegetation berms, and/or other reasonable and appropriate design elements to create a visual buffer and attenuate noise from the site within two years of installation. The plan will include details concerning the type, height, and location of all plantings and design elements.

Mechanical appurtenances are to be properly screened by landscaping and rooftop mechanical units are to be screened from public view. The location, size and proposed method of screening is subject to consideration through the site plan review process and must be depicted on site plan and elevation drawings. All dumpsters in a permanent location shall be enclosed and surrounded by a fenced area with a secured gate in front and landscaping around the remaining three sides where applicable. In no instance shall the dumpster be visible from along the public way.

Vehicle traffic pedestrian flow design.

Traffic impact study shall be provided prepared according to NYS Department of Transportation's "Typical Elements that should be included in a Traffic Impact Study," as amended, and any additional elements deemed necessary by the Planning Board.

Curb cuts. The site plan must contain a curb cut(s) providing for safe vehicular ingress and egress.

Ingress and egress design shall provide and maintain highway and access road safety according to requirements established for access to county or local roads.

All entrance/exit center lines and access roads shall be completely and clearly marked and maintained to provide highway safety.

Pedestrian walkways, if deemed appropriate, shall be completely and clearly marked and maintained to provide pedestrian safety.

Curb cuts and landscaped areas shall be designed to be easily maintained and protected by a concrete or granite curbing if deemed appropriate.

Snow management plan shall be provided.

Sidewalks, parking lots, loading areas and roadways shall be protected from roof water icing.

Access road development shall be created for industrial sites with adjoining property boundaries where ingress or egress curb cuts are separated by a distance of less than 400 feet.

10)

All access roads, driveways and parking areas shall be hard-surfaced stone/gravel roads, concrete or asphalt paved.

11)

No access road shall be less than 30 feet from the public right-of-way.

12)

Access points to public highways shall be minimized and spaced and located according to county and local requirements.

13)

All such roads or highways or culverts are subject to review and approval prior to receipt of site plan approval by the Superintendent of Highways, Fire Department, and Ontario County Department of Public Works as applicable for projects involving county roads.

14)

No construction or impervious surfaces shall be permitted within 100 feet of the center line of any stream classified by the New York State Department of Environmental Conservation under Article 15, Title 5, of the New York State Environmental Conservation Law.

15)

All operations that require the outside storage of equipment, fixed or portable, motor vehicles or materials shall not be stored or displayed within 150 feet of the boundary line of a residential district or within the buffer setback.

Maintenance. The improvements on a lot or parcel and the use or uses permitted on a lot or parcel must be designed and maintained to mitigate smoke, dust, noise, odors, glare or other deleterious by-products according to measures specified in the site plan or pursuant to the State Environmental Quality Review process.

Environmental protection. The improvements on a lot or parcel and the use or uses permitted on a lot or parcel shall not discharge, and shall be designed, operated and maintained so that there is no discharge, into any watercourse any contaminated liquids containing deleterious biological or chemical constituents that is in violation of any local, state, or federal regulation or permit.

Exterior lighting. An illumination design/lighting plan prepared according to requirements in Article 55 is required as part of site plan approval. The following additional requirements shall be included in the design plan:

The lighting plan shall provide photometrics, which shall have a maximum footcandle reading at the property line of 0.5 footcandle, except for site access points where a maximum of one footcandle at the pavement edge is permitted. A maximum of 0.1 footcandle at the property line of the source measured five feet off the ground with the light meter vertical and facing the source is permitted. The plan and shall be prepared by a qualified lighting engineer or designer.

Wall pack units shall be full cutoff product. Full cutoff is defined as "light is not emitted above 90°."

No light source shall be permitted that exceeds 3,000 Kelvin.

All fixtures shall have the IDA fixture seal of approval: https://www.darksky.org/our-work/lighting/lighting-for-industry/fsa/

Architectural design. The architectural treatment and general appearance of all buildings and grounds shall be in keeping with the purpose of this district and shall be designed and constructed to assimilate into the surroundings.

Emergency response plan. An emergency response plan is required that meets the criteria included in the Federal Emergency Management Agency response plan for businesses and Chapter 4, Emergency Planning and Preparedness, of the International Fire Code.