This district is designed to provide areas for
medium- to large-scale commercial establishments that are capable
of functioning independently of intensive pedestrian traffic and proximity
to other firms. These uses typically require direct vehicular access
to and visibility from a major arterial highway and collector road.
In an IOC District, no building or premises shall be used and no building
shall hereinafter be erected, altered or added to unless otherwise
provided in this chapter, except for one or more of the following
uses:
A.
Principal permitted uses. (*) indicates a use that is also subject to Planning Board site plan approval pursuant to § 77-60 of this chapter.
(1)
(*) Animal hospital, clinic, veterinary office, no
kennel or boarding facilities, no crematorium.
(2)
(*) Art gallery, community center.
(3)
(*) Bakery, retail, wholesale, no drive-in or drive-through.
(4)
(*) Bank or financial services.
(5)
(*) Bowling alleys.
(6)
(*) Club, health and fitness.
(7)
(*) Commercial recreation facility.
(8)
(*) Conference facility.
(9)
(*) Country clubs.
(10)
(*) Delicatessen, no drive-in or drive-through.
(11)
(*) Eleemosynary institutions (other than correctional
institutions, drug rehabilitation centers or institutions for the
insane, but excluding administrative headquarters or branch office
buildings thereof), subject to the following requirements:
(12)
(*) Fraternal clubs, membership clubs, recreational
clubs.
(13)
(*) Funeral homes; no crematorium.
(14)
(*) Golf courses.
(15)
(*) Hospitals authorized by the Department of
Health of the State of New York, excluding hospitals with facilities
for correctional purposes, subject to the following requirements:
(16)
(*) Hotel, motel, inns.
(18)
(*) Laundry, laundromat, dry cleaner.
(19)
(*) Indoor theater.
(20)
(*) Industrial and manufacturing uses.
(21)
(*) Industrial park.
(22)
(*) Motor vehicles sales, rental and service,
with or without accessory repair facilities, subject to the following
requirements:
(a)
Entrance and exit driveways shall have an unrestricted
width of not less than 12 feet and shall be so laid out as to avoid
the necessity of any vehicle backing out into any public right-of-way.
(b)
Vehicle lifts or pits, dismantled vehicles and
all parts and supplies shall be located within a building enclosed
on all sides.
(c)
All services or repair of motor vehicles shall
be conducted in a building enclosed on all sides. This requirement
shall not be construed to mean that the doors to any repair shop must
be kept closed at all times.
(d)
Gasoline or flammable oils in bulk shall be
stored fully underground, not nearer than three feet to any street
line or 10 feet to any other lot line.
(e)
No commercial sale of gasoline shall be permitted,
nor shall any pump be located in a front or side yard.
(f)
No inoperative or partially dismantled automobile
shall be stored on the premises for more than 90 days. All such vehicles
shall be screened from view.
(23)
(*) Museums.
(24)
(*) Nurseries, greenhouses and vegetable stands.
(25)
(*) Nursery schools, family day-care home, or
day-care centers subject to § 77-34.5 of this chapter.
(26)
(*) Office for business, professional and medical
use.
(27)
(*) Office park.
(28)
(*) Outdoor recreation, including miniature
golf courses, archery ranges, driving ranges and skating rinks.
(29)
(*) Personal service business, no drive-through.
(30)
(*) Places of religious worship.
(31)
(*) Public utility structures.
(32)
(*) Restaurant, no drive-through.
(33)
(*) Retail business, no drive-through.
(34)
(*) Service business, no drive-through.
(35)
(*) Shopping center.
(36)
(*) Supermarket, grocery store.
(37)
(*) Swimming pool and pool accessory sales.
(38)
(*) Veterinary office, clinic, no crematorium.
(39)
(*) Warehouse, storage and distribution facility.
(40)
(*) Wholesale, indoor storage and warehousing
establishments, but excluding trucking terminals and the storage of
coal, coke and fuel oil.
B.
Permitted accessory uses. (*) indicates a use that is also subject to Planning Board site plan approval pursuant to § 77-60 of this chapter.
(1)
(*) Off-street parking and loading in accordance with the provisions of Article XI of this chapter.
(4)
Satellite antennas which receive and/or transmit,
are less than two meters in maximum diameter, and which do not produce
or contribute to the production of emission levels exceeding the emission
standards adopted, from time to time, by the FCC, based on the maximum
equipment output.
(5)
(*) Other customary accessory uses.
C.
Special uses permitted subject to the approval by the Planning Board in accordance with the provisions of § 77-59 of this chapter. (*) indicates a use that is also subject to Planning Board site plan approval pursuant to § 77-60 of this chapter.
(1)
(*) Adaptive reuse of existing residential structure
for nonresidential office use.
(3)
(*) Communication facilities subject to the following
requirements:
(a)
The communication facility may be located on
a lot occupied by a principal use provided that the lot area is no
less than the minimum lot area set forth below.
(b)
The maximum height of any communication tower
shall not exceed 150 feet.
(c)
For the purposes of calculating maximum lot
coverage, coverage by a communication tower shall include the outer
rectangular area drawn about the perimeter of the tower's base and
any anchoring (such as guy wires), and any support foundation for
the tower and ground-mounted equipment.
(d)
For a communication tower with a height of 80
feet or less, no part thereof shall be located within a distance equal
to the height of the communication tower, plus the minimum yard area
requirements set forth below, of any street or lot line.
(e)
For a communication tower with a height in excess
of 80 feet, no part thereof shall be located with a distance equal
to twice the height of the communication tower of any street or lot
line.
(4)
(*) Contractor business office with or without accessory
contractor yard.
(5)
(*) Motor vehicle repair shop, motor vehicle service
station, with or without convenience store, with or without car wash
and commercial garage subject to the following requirements:
(a)
Exterior storage or display of materials and
materials offered for sale is prohibited.
(b)
No building permit shall be issued for any such
establishment within a distance of 500 feet of any school, public
or private, religious institution, hospital, library, park, nursing
home, extended-care facility, alternate care housing, or any similar
institution or other place of public assembly designed for occupancy
by more than 50 persons, said distance to be measured in a straight
line along or across a street between the nearest points of each of
the lots or premises, regardless of the district where either premises
is located.
(c)
Entrance and exit driveways shall have an unrestricted
width of not less than 12 feet nor more than 20 feet, shall be located
not nearer than 10 feet to any lot line and shall be so laid out as
to avoid the necessity of any vehicle backing into any public right-of-way.
(d)
Vehicle lifts or pits, dismantled automobiles,
all parts or supplies, goods, equipment, materials, refuse, garbage
or debris shall be located within a building enclosed on all sides.
(e)
No inoperative or partially dismantled automobile
shall be stored on the premises for more than 90 days. All such vehicles
shall be screened from view.
(f)
All service or repair of motor vehicles shall
be conducted in a building enclosed on all sides. This requirement
shall not be construed to mean that the doors to any repair shop must
be kept closed at all times.
(g)
Gasoline or oils in bulk, including waste oil,
shall be stored fully underground not nearer than three feet to any
street line or 10 feet to any other lot line, and the top of the tank
shall be not less than two feet below the surface of the ground.
(h)
Gasoline pumps, lubrication equipment and other
devices shall be located not nearer than 20 feet from any street or
other lot line.
(i)
Signage shall conform to the provisions of § 77-37. In addition, the following signs shall also be permitted:
[1]
Signs advertising for each grade of gasoline,
the sales price and taxes with an area not exceeding 12 inches wide
by 12 inches in height posted so as to be clearly visible to motor
vehicle drivers shall be permitted on each pump.
[2]
Each pump may also be marked with the brand
name and quality of gasoline, with such sign not exceeding 24 inches
square. In the case of self-service gasoline pumps, not more than
one sign with an area of not more than 10 square feet shall be permitted
on each side of each pump island for instructional purposes and identification
of self-service.
(j)
If a car wash is involved, the following restrictions
shall apply:
[1]
Lot size shall be a minimum of two acres, and
such lot shall have street frontage of at least 200 feet.
[2]
All washing and machine-drying operations shall
be conducted within a structure.
[3]
No washing, vacuuming, steam-cleaning, waxing,
polishing nor machine-drying operation, nor building within which
such operations are conducted, shall be permitted within 100 feet
of a residential building located in a residence district.
[4]
All entrance and exit lanes and parking areas
shall be surfaced with an asphaltic or portland cement pavement so
as to provide a durable and dustless surface and shall be so graded
and drained as to dispose of all drainage water therein in a manner
that does not adversely impact adjacent properties, uses and abutting
roadways.
[5]
Exit drives for new facilities shall be designed
to avoid the accumulation of water on the surface normally traversed
by exiting vehicles. The exit drive shall have a minimum length of
150 feet located past the wash facility structure and incorporate
speed bumps designed to shake the vehicle sufficiently to remove as
much wash water as possible prior to the vehicle's exiting the site.
(6)
(*) Personal service business, with drive-through.
(7)
(*) Restaurant, with drive-through.
(8)
(*) Retail business, with drive-through.
(9)
(*) Service business with drive-through.
(10)
(*) Truck terminal.
A.
The minimum lot area shall not be less than 60,000
square feet.
B.
The minimum lot width, measured at the street line,
shall not be less than 200 feet.
C.
The minimum highway frontage shall not be less than
200 feet as measured along a single unbroken linear length at the
street line.
D.
The maximum building coverage shall not exceed 50%
of the total lot area.
E.
The maximum impervious surface coverage shall not
exceed 75% of the total lot area.
G.
Minimum distance from accessory building or uses,
including off-street parking and loading, to any property line shall
not be less than 25 feet.
H.
Maximum building height is three stories or 40 feet.
A.
Design standards. The following standards shall be
applied during the site plan and subdivision review of any development
project in the IOC District. The Planning Board may use its discretion
to waive or modify these standards.
(1)
If the property proposed for development adjoins property
located in a residential district, all site improvements shall be
set back an additional 15 feet from the minimum yard setback. The
additional setback is intended to provide a visual and noise buffer
between residential and nonresidential uses. The additional setback,
as well as the minimum yard setback area, shall, as determined by
the Planning Board, be planted with a mixture of evergreen and deciduous
plantings and/or fencing, at a height so as to provide as much as
practicable a visual screen of the nonresidential improvements from
residential uses. The species type, location and planted height of
such landscaping shall be subject to the approval of the Planning
Board.
(2)
On a lot no single retail use shall occupy ground
floor space in excess of 25,000 square feet.
(3)
Utilities shall be placed underground unless infeasible.
(4)
All exterior trash storage containers shall be screened
so that they are not visible from off the property. Each trash enclosure
shall be constructed of masonry walls with a steel gate painted to
be compatible with the color of the masonry walls and building it
is to serve.
(5)
Sidewalks shall be provided along any public street.
The sidewalks shall be separated from the street by a tree lawn at
least four feet wide.
(6)
New or in-fill construction should be designed so
as to be compatible with the general character of buildings on the
street frontage. The setback, height, bulk, gable and pitch of roofs,
use of porches, shutters and other exterior design elements should
result in an overall design that complements the existing character
of the streetscape.
(7)
The development of public parks, commons, or small
pedestrian plazas with amenities such as benches and landscaping is
encouraged and may be required by the Planning Board.
(8)
Where practicable, existing tree rows and hedgerows,
stonewalls, and similar features should be retained in the development
of any new use or the expansion of any existing use.
(9)
Additions to existing buildings shall use materials
and details complementary to those incorporated in the parent structure.
(10)
The construction of any blank, windowless facade
facing a street is prohibited.
(11)
The utilization of ribbon or continuous strip
glazing in any building facade shall be avoided.
(12)
Pitched roofs shall be used on buildings in
lieu of flat roofs to the extent feasible. If pitched roofs are not
feasible or practical in a given situation, then, at a minimum, a
pitched roof architectural feature shall be required as a detail element,
i.e., entryway or tower element to break the horizontal facade.
(13)
All roof-mounted equipment shall be screened,
to the extent practicable, from view utilizing screens of a height
equal to the height of the equipment.
(14)
Any large building facade and the sides visible
from a street shall incorporate changes in plane and architectural
features that give the appearance of several common-wall buildings.
(15)
Major modifications to the existing landscape
such as extensive grading, clear-cutting of trees, or other similar
activities shall be avoided to the extent possible.
(16)
All streets shall be designed to permit the
installation of electric, water, sewer, gas and other utilities underground,
either initially or at the time major improvements or upgrades are
made to the street or the particular service.
(17)
The use of a "boulevard" entrance for streets
and driveways is encouraged. Such boulevard entrance shall be improved
with landscaping, fencing, stone walls or other suitable aesthetic
improvements as approved by the Planning Board. Lots in excess of
two acres should provide a secondary access for emergency purposes.
(18)
The primary entrances to any building should
be oriented to the lot frontage. Secondary entrances should be oriented
to parking, plazas or parks.
(19)
New buildings in proximity to historic structures
and historic districts shall be designed in a manner consistent with
the general architectural features of such historic features in terms
of form, materials, fenestration, and roof shape.
(20)
The total number of required parking spaces
shall be broken up into smaller "blocks" of parking, with no more
than 15 parking spaces per parking block. Parking blocks shall be
separated from each other by a landscaped island no less than five
feet wide.
(21)
Service alleys for deliveries and utility access
shall be established along rear property lines.
(22)
Where permitted, drive-through facilities shall
be located at the rear of principal structures and landscaping shall
be used to reduce the visibility of such facilities.
(23)
Pedestrian safety and internal vehicular circulation
must be considered in the design of any drive-through facilities.
(24)
Cross-easements shall be used to provide shared
access to parking whenever possible.
(25)
Off-street parking lots and loading areas, accessory
use structures or storage other than sheds shall be screened from
public walkways and streets utilizing landscaping and/or fencing as
determined by the Planning Board.
