[Added 6-15-1976; amended 4-22-1986; 1-4-1994; 5-28-2008; 9-9-2008]
[1]
Editor's Note: Former Article XIIIA, District
Regulations: Residence GA District, added 10-14-1969, was repealed
12-19-1972.
The Downtown Development District (DDD) established
in this article is designed to strengthen the social and economic
stability of the Town's hamlet centers by improving the working, shopping
and living environment. This general goal includes, among others,
the following specific purposes:
A.
To promote more efficient use and development of these
centers and thus to conserve and enhance the value of buildings and
land.
B.
To coordinate development with plans for the provision
of public facilities and services required to accommodate such expansion.
C.
To provide a broader range of housing choices.
D.
To reduce automobile transportation demand by locating
housing near major commercial and employment centers and mass transit
facilities.
E.
To facilitate pedestrian circulation and access to
transportation, shopping, recreation, natural features and other amenities.
F.
To achieve a more enriching balance between nature
and development by restoring and encouraging the use, where possible,
of natural features; preserving views and creating visual corridors;
and providing convenient access to vistas, open spaces and recreation
areas.
G.
To provide an incentive for development in a manner
consistent with the foregoing objectives which are integral parts
of the Town of Islip Comprehensive Plan.
H.
To promote adaptive reuse of older structures and
redevelopment of blighted sites.
As used in this article, the following terms
shall have the meanings indicated:
An arched or covered pedestrian passageway which is open
to a street or plaza except for columns or supports as necessary.
An arcade may be extended into any required front yard and shall be
open to the public during business hours.
A building or group of buildings which contains living or
sleeping accommodations used primarily for transient occupancy and
is immediately accessible by boat.
A separate account, kept by the Town, for the purposes of
funding off-site and downtown improvements such as planning and design
of projects; aesthetic improvements such as landscaping, signs and
street furniture; and land acquisition and improvement. Contributions
by developers to this fund may be made in lieu of optional amenities
when, upon the recommendation of the Planning Board, said contribution
serves the provision of this article.
A pedestrian way which is accessible to the public from a
street, plaza, arcade or other mew and which has retail or service
uses fronting along the boundary walls on either side. Such "mew"
may be covered or uncovered.
That part of a zoning lot, including courts and yards, which:
A continuous walkway between any two of the following elements
in the pedestrian/vehicular circulation system:
An open space paved and/or partially landscaped and accessible
to the public at all times.
A.
The Town Board may amend the zoning of a parcel or
parcels of land to a Downtown Development District (DDD) only within
those areas described as follows:
(1)
Downtown Bay Shore. The Official Map shall contain a boundary line representing the extent of the Downtown Bay Shore District. Said line shall be contiguous with surveyed property lines or shall otherwise exist as described in § 68-12. Said boundary line shall completely encompass any such Suffolk County tax parcel listed below, except as otherwise specified, and the outer extent of these listed parcels, as joined across rights-of-way, shall comprise the extent of the Downtown Bay Shore District:
[Amended 10-16-2018; 10-18-2022 by L.L. No.
6-2022]
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0500-39300-0100-028000
|
0500-41900-0100-019000
|
|
0500-39300-0100-029000
|
0500-41900-0100-020000
|
|
0500-39300-0100-030001
|
0500-41900-0100-021000
|
|
0500-39300-0100-031001
|
0500-41900-0100-022000
|
|
0500-39300-0200-034000
|
0500-41900-0100-028000
|
|
0500-39300-0200-056000
|
0500-41900-0100-030000
|
|
0500-39300-0200-057000
|
0500-41900-0100-031000
|
|
0500-39300-0200-058000
|
0500-41900-0100-032004
|
|
0500-39300-0200-059000
|
0500-41900-0100-033000
|
|
0500-39300-0200-060000
|
0500-41900-0100-034000
|
|
0500-39300-0200-061000
|
0500-41900-0100-035000
|
|
0500-39300-0200-062000
|
0500-41900-0100-036000
|
|
0500-39300-0200-063000
|
0500-41900-0100-039001
|
|
0500-39300-0200-064000
|
0500-41900-0100-041002
|
|
0500-39300-0200-065000
|
0500-41900-0100-041003
|
|
0500-39300-0200-066000
|
0500-41900-0100-042000
|
|
0500-39300-0200-067000
|
0500-41900-0100-043000
|
|
0500-39300-0200-068000
|
0500-41900-0100-044001
|
|
0500-39300-0200-069000
|
0500-41900-0100-044003
|
|
0500-39300-0200-070000
|
0500-41900-0100-044008
|
|
0500-39300-0200-071000
|
0500-41900-0100-045000
|
|
0500-39300-0200-072000
|
0500-41900-0100-046002
|
|
0500-39300-0200-073000
|
0500-41900-0100-047000
|
|
0500-39300-0200-075000
|
0500-41900-0100-048000
|
|
0500-39300-0200-077000
|
0500-41900-0100-049000
|
|
0500-39300-0200-078000
|
0500-41900-0100-050000
|
|
0500-39300-0200-079000
|
0500-41900-0100-051000
|
|
0500-39300-0200-080000
|
0500-41900-0300-002001
|
|
0500-39300-0200-081000
|
0500-41900-0300-006001
|
|
0500-39300-0200-083002
|
0500-41900-0300-006002
|
|
0500-39300-0200-083003
|
0500-41900-0300-007000
|
|
0500-39300-0200-090000
|
0500-41900-0300-008000
|
|
0500-39300-0200-091000
|
0500-41900-0300-009000
|
|
0500-39300-0200-091001
|
0500-41900-0300-010000
|
|
0500-39300-0200-092000
|
0500-41900-0300-059000
|
|
0500-39300-0200-093000
|
0500-41900-0300-060000
|
|
0500-39300-0200-097000
|
0500-41900-0300-061000
|
|
0500-39300-0200-098000
|
0500-41900-0300-062000
|
|
0500-39300-0200-099001
|
0500-41900-0300-064000
|
|
0500-39300-0200-099002
|
0500-41900-0300-065000
|
|
0500-39300-0200-100000
|
0500-41900-0300-066000
|
|
0500-39300-0200-101000
|
0500-41900-0300-067000
|
|
0500-39300-0200-102000
|
0500-41900-0300-068000
|
|
0500-39300-0200-103000
|
0500-41900-0300-069000
|
|
0500-39300-0200-104000
|
0500-41900-0300-070000
|
|
0500-39300-0200-105000
|
0500-41900-0300-071000
|
|
0500-39300-0200-106000
|
0500-41900-0300-072000
|
|
0500-39300-0200-107000
|
0500-41900-0300-073000
|
|
0500-39300-0200-108001
|
0500-41900-0300-074001
|
|
0500-39300-0200-109000
|
0500-41900-0300-074002
|
|
0500-39300-0200-110000
|
0500-41900-0300-075000
|
|
0500-39300-0200-111000
|
0500-41900-0300-076000
|
|
0500-39300-0200-113000
|
0500-41900-0300-077000
|
|
0500-39300-0200-114000
|
0500-41900-0300-078000
|
|
0500-39300-0200-115000
|
0500-41900-0300-079000
|
|
0500-39300-0200-116000
|
0500-41900-0300-080000
|
|
0500-39300-0200-118001
|
0500-41900-0300-081000
|
|
0500-39300-0200-122000
|
0500-41900-0300-082000
|
|
0500-39300-0200-123000
|
0500-41900-0300-084002
|
|
0500-39300-0200-124003
|
0500-41900-0300-085001
|
|
0500-39300-0200-125001
|
0500-41900-0300-085003
|
|
0500-39300-0200-125003
|
0500-41900-0300-085004
|
|
0500-39300-0200-126000
|
0500-41900-0300-086000
|
|
0500-39300-0200-127000
|
0500-41900-0300-088000
|
|
0500-39300-0200-128000
| |
|
0500-39300-0200-129001
|
Part of:
|
|
0500-39300-0200-129002
|
0500-41900-0400-029000
|
|
0500-39300-0200-130000
| |
|
0500-39300-0200-131000
|
0500-41900-0400-030000
|
|
0500-39300-0200-132000
|
0500-41900-0400-031000
|
|
0500-39300-0200-133000
|
0500-41900-0400-032000
|
|
0500-39300-0200-134000
|
0500-41900-0400-033000
|
|
0500-39300-0200-135000
|
0500-41900-0400-034000
|
|
0500-39300-0200-136000
|
0500-41900-0400-035000
|
|
0500-39300-0200-138000
|
0500-41900-0400-036000
|
|
0500-39300-0200-138001
|
0500-41900-0400-037000
|
|
0500-39300-0200-140000
|
0500-41900-0400-038000
|
|
0500-39300-0200-141000
|
0500-41900-0400-039000
|
|
0500-36700-0100-133001
|
0500-36800-0200-033000
|
|
0500-36700-0300-080000
|
0500-36800-0200-038000
|
|
0500-36800-0200-036002
|
0500-36800-0200-037001
|
|
0500-36700-0300-082000
|
0500-36700-0300-079000
|
|
0500-36800-0200-042002
|
0500-36700-0300-078003
|
|
0500-36800-0200-037002
|
0500-36800-0200-034000
|
|
0500-36800-0200-036001
|
0500-36700-0300-081000
|
(2)
Specific portions of downtown Bay Shore lying
within the extent of the above-described area shall not be included
within the Downtown Bay Shore District. The Official Map shall contain
a boundary line showing the extent of such excluded area. Said line
shall show the exclusion of any such Suffolk County tax parcel listed
below:
|
0500-36700-0300-070000
|
0500-39300-0300-081002
| |
|
0500-36700-0300-071000
|
0500-39300-0300-082000
| |
|
0500-36700-0300-072000
|
0500-39300-0300-083000
| |
|
0500-36700-0300-087000
|
0500-39300-0300-084000
| |
|
0500-39300-0300-047000
|
0500-39300-0300-091000
| |
|
0500-39300-0300-048000
|
0500-39300-0300-092000
| |
|
0500-39300-0300-049000
|
0500-39300-0300-093000
| |
|
0500-39300-0300-050001
|
0500-39300-0300-094000
| |
|
0500-39300-0300-051001
|
0500-39300-0300-095000
| |
|
0500-39300-0300-052001
|
0500-39300-0300-096000
| |
|
0500-39300-0300-053000
|
0500-39300-0300-097000
| |
|
0500-39300-0300-063000
|
0500-39300-0300-098000
| |
|
0500-39300-0300-064000
|
0500-39300-0300-099000
| |
|
0500-39300-0300-065000
|
0500-39300-0300-104000
| |
|
0500-39300-0300-066000
|
0500-39300-0300-105000
| |
|
0500-39300-0300-067000
|
0500-39300-0300-106000
| |
|
0500-39300-0300-068000
|
0500-39300-0300-107000
| |
|
0500-39300-0300-069000
|
0500-39300-0300-108000
| |
|
0500-39300-0300-070000
|
0500-39300-0300-109000
| |
|
0500-39300-0300-071000
|
0500-39300-0300-110000
| |
|
0500-39300-0300-072002
|
0500-39300-0300-111000
| |
|
0500-39300-0300-074000
|
0500-39300-0300-122000
| |
|
0500-39300-0300-075000
|
0500-39300-0300-123000
| |
|
0500-39300-0300-076000
|
0500-39300-0300-124000
| |
|
0500-39300-0300-077000
|
0500-39300-0300-125000
| |
|
0500-39300-0300-078000
|
0500-39300-0300-126000
| |
|
0500-39300-0300-079000
|
0500-39300-0300-127000
| |
|
0500-39300-0300-080000
|
0500-39300-0300-128000
| |
|
0500-39300-0300-081001
|
0500-39300-0300-129006
|
B.
All development within a Downtown Development District,
including but not limited to housing, circulation improvements, commercial
developments, recreation and open space and development timing, shall
be consistent with the policies and objectives of the Town of Islip
Comprehensive Plan.
C.
Application for a change of zone to "DDD" shall be
conditional upon the existence of or proposal for public facilities
adequate to support the proposed development, including but not limited
to adequate sanitary waste disposal, roads and pedestrian access to
mass transit facilities, as normally provided in a downtown area.
[Amended 1-4-1994; 2-28-2017; 10-16-2018]
A.
No use shall be permitted in this district unless a minimum of three public amenities or mitigations described in § 68-180.6 are provided. In a Downtown Development District, no building, structure or premises shall be so erected or altered, except for one or more of the following uses:
(1)
Apartment house, attached single-family dwelling, or multistory
condominium or cooperative.
[Amended 10-18-2022 by L.L. No. 6-2022]
(2)
(Reserved)
(3)
Retail establishments, except gasoline service stations, vehicle
repair, new or used motor vehicle dealerships, trailer or motorcycle
sales or service.
(4)
Service establishment, including professional, personal and
repair services other than those for automotive, marina or heavy equipment.
(5)
Processing or manufacturing of goods purely incidental to retail
business(es) conducted on the premises and similar to or of no more
objectionable nature than the following: bakery, confectionery or
ice cream store, florist, interior decorator, photographer, printer,
furrier or tailor or optician.
(6)
Mixed-use buildings.
(7)
Office(s).
[Added 10-16-2018]
A.
Hospital.
A.
The following accessory uses shall be permitted when
located on the same lot with the authorized use:
(1)
Private parking garage.
(2)
Building for storing products, merchandise or
vehicles incidental or accessory to the authorized use.
(4)
Other customary accessory uses, structures and
buildings, provided that such uses are clearly incidental to the principal
use and do not include any activity commonly conducted as a business.
B.
Any accessory building shall be located on the same
lot as the principal building.
[Amended 10-18-2022 by L.L. No. 6-2022]
All residential development within the Downtown Development District shall provide that a minimum of 20% of the total dwellings in the approved plan be deemed affordable pursuant to § 68-3, "affordable housing" definitions.
[Amended 10-16-2018]
A.
Intent. This provision, allowing for the awarding of development bonuses to those applicants who provide certain specified public amenities (see § 68-180.6B), is designed to improve the working, shopping and living environment of the Town's hamlet centers by:
(1)
Encouraging the retention and development of
attractive and useful open space.
(2)
Improving pedestrian circulation.
(3)
Encouraging a mix of land uses and housing types
which take advantage of nearby mass transportation facilities.
(4)
Improving traffic circulation and parking.
(5)
Arranging and designing buildings to provide
light and air to streets and other properties and to preserve and
enhance scenic views.
(6)
Encouraging the development of attractive, pedestrian-oriented
retail areas.
(7)
Encouraging the provision and use of both passive
and active recreation areas.
(8)
Preserving and/or increasing the quantity and
quality of landscaping.
(9)
Encouraging creative and superior architectural
design.
B.
Examples of amenities, subject to the approval of the Town Board,
which could meet the above mitigations include but are not limited
to:
(1)
Additional off-street parking made available for public use.
(2)
Additional setback at grade, allowing for sidewalk widening
or plaza with landscaping and/or unique paving design.
(3)
Public street crosswalks.
(4)
Sidewalk canopy.
(5)
Additional open space, enhancement of existing open space, and
ecological restoration.
(6)
Unique landscaping.
(7)
Private or public recreational opportunities.
(8)
Pedestrian connector.
(9)
Off-site improvements to parks, open space, transit facilities,
and streetscape within the Downtown Development District.
(10)
Off-street passenger loading (for hotels, apartment, condominium,
or housing cooperative buildings, etc.).
(11)
Arcade (street or internal).
(12)
Interior freight loading.
(13)
Provision for special uses, e.g., theaters.
(14)
Subsurface, concourse or bridge connections to other buildings.
(15)
Design chosen by architectural competition.
(16)
Cash contribution toward the Downtown Development Fund in lieu
of the above.
C.
Development standards.
[Amended 12-17-2019; 10-18-2022 by L.L. No.
6-2022]
|
Building Type
|
Maxi-
mum Height
|
Mini-
mum Lot Size
(sq. ft.)
|
Max. FAR1
|
Maxi-
mum
Density
|
Yard Require-
ments
|
|---|---|---|---|---|---|
|
Attached single -family townhome
|
35 feet or 3 stories
|
21,500 (per unit lot)
|
0.60
|
17 units per acre
|
*
|
|
Apartment house2,7
|
65 feet or 4 stories
|
20,000
|
2.0
|
—
|
*
|
|
Office-commer-
cial
|
65 feet or 4 stories
|
10,000
|
2.0
|
—
|
*
|
|
Mixed-use building6,7
|
65 feet or 4 stories
|
10,000
|
2.5
|
*
| |
|
Hospital
|
110 feet3 or 6 stories
|
600,000
|
0.64
|
—
|
See Note 5
|
|
Notes:
|
|---|
|
* As may be required by the Planning Board,
based on the site plan review process.
|
|
1 FAR = Floor Area
Ratio.
|
|
2 Also multistory
condominium/cooperative having a common entrance area. Apartment houses
shall be prohibited on Main Street (New York State Route 27A).
|
|
3 Accessory buildings
shall not exceed a height of 35 feet or 2 1/2 stories, excluding parking
garages. Parking garages shall have a maximum of 65 feet or five stories.
|
|
4 FAR may be increased
to a maximum of 1.5, subject to the construction of a parking garage.
Parking garages shall not be included in the calculation of FAR.
|
|
5 For a hospital,
the minimum yard requirements for the main building shall be as follows:
primary front yard of 100 feet, second front yard of 65 feet, through
lot front yard of 65 feet, side yards of 100 feet each, and rear yard
of 100 feet. Accessory buildings, excluding parking garages, shall
be required to maintain the following setbacks: primary front of 85
feet, second front yard of 35 feet, through lot front yard of 65 feet,
side yards of 65 feet each, rear yard of 65 feet. Parking garages
accessory to a hospital shall have a minimum setback of 25 feet from
any street property line, except for those portions of the garage
fronting on a street where the opposite side of the street is zoned
as Downtown Development District, the setback shall then be a minimum
of five feet.
|
|
6 A minimum of 50%
of the gross floor area of the first floor shall be comprised of commercial
space for a mixed use building.
|
|
7 The minimum average
gross floor area per apartment shall be 500 square feet.
|
[Added 10-16-2018]
The following encroachments within the yard requirements are
hereby permitted:
A.
Open canopy or overhang for hospital patient dropoff or pickup areas;
covered walkways.
A.
The Planning Department reserves the right to require
additional architectural elements, including but not limited to front
porches and decorative windows. The design and materials of all elements
of the building shall be subject to Planning Division approval.
B.
Existing structures cannot be removed or modified
without the approval of the Planning Division or issuance of an approved
site plan and/or building permits.
C.
Surface parking underneath buildings shall be screened from public
view pursuant to the direction of the Planning Department.
[Added 12-17-2019]
