The Town Board in its adoption of the Comprehensive Plan recognized the importance of enhancing the community identity of the various hamlets which comprise the Town of Islip. Major elements of this identity involve the residential uses, architecture and streetscape which have traditionally developed along the major roadways and which serve as scenic gateway to the business districts of these communities.

The Town Board also finds that redevelopment of these properties under the existing business zoning would undermine these elements by the elimination or significant modification to the residential structure, replacement of front lawn and vegetation by parking, commercial driveways and signage, all of which would destroy the present visual quality of these gateways. The resulting advance of strip commercial development also undermines the unique functional and visual role these business districts play in preserving community identity. Such development would add a significant amount of traffic along roadways which are already congested, thereby reducing service and safety.

It is the intent of the Town Board to create a zoning district which would be an economically viable alternative to the existing designation, but which would not result in the adverse effects so described. The provisions contained in this article are intended to maintain the unique and historic character of the site through maintenance of the architecture and streetscape, consolidation of roadway access and parking and permission of only these uses which are compatible with said restrictions.

Preferred locations for General Service T designation include properties in a transitional location with a side yard adjacent to a commercially zoned property and another side yard adjacent to a residential district or another property designated as General Service T. The site shall not be located mid-block among other single-family dwellings unless adjacent to institutional uses or a mitigating circumstance exists whereas the goals of this article are better served.

Single-family dwelling.

Two-family dwelling.

Offices, including medical offices.

Child day-care centers.

Adult day-care facility.

Public schools.

Churches or other similar places of worship, parish houses, libraries or municipal buildings or uses, provided that a twenty-five-foot buffer is provided and maintained adjacent to any residential use or zone in accordance with Town standards and a site plan is submitted to and approved by the Planning Board, or its designee, indicating compliance with all applicable land development standards.

Agriculture or nursery uses, including the retail sale of products raised on the premises, provided that a minimum buffer area of 25 feet in width in accordance with Town standards is provided and maintained adjacent to all residential uses or zones and site plan is submitted to and approved by the Planning Board or its designee indicating compliance with all applicable land development standards.

Private or parochial schools, including preschool programs, elementary and secondary schools, colleges and universities, vocational and other non-degree-granting schools.

Tutor.

A single three- or four-family dwelling and having no uses other than accessory uses on the subject parcel. The building must have a lobby/foyer from which all units are accessible (via hallways, elevators). No visible entry doors to each individual unit are permitted. Only one visible front entrance shall be permitted, unless a determination is made by the Commissioner of Planning or his or her designee that the architectural character of a preexisting building will be preserved by allowing one additional visible front entrance.

Office support services, including file storage facilities, office hardware repair/cleaning and office machinery showroom. Retail sales of business/office related supplies and document reproduction shall be expressly prohibited.

(Reserved)

(Reserved)

(Reserved)

Mixed-use buildings, excluding those associated with retail operations.

Veterinarians and dog or cat grooming, provided that all activities take place within the building.

(Reserved)[1]

Minor restaurant, except as otherwise provided herein.

Personal service establishment including barber, hair salon, beauty salon and other related uses. Additional personal service uses shall be permitted only with the review and approval of the Planning Board after due public hearing.

Restaurants.

(Reserved)[1]

Museum.

The following uses are permitted after the review and approval of the Planning Board without complying with the notice requirements of § 68-32, subject to compliance with the following criteria:

Uses.

The following accessory uses shall be permitted when located on the same lot with the authorized use:

The height regulations shall be the same as those in the Residence AAA District.

The height of accessory structures shall not exceed 18 feet in height.

Flagpoles shall not exceed 35 feet in height.

The total building area, including all buildings, shall not exceed a floor area ratio (FAR) of 0.25. An unenclosed front porch shall be excluded from these calculations.

A minimum of 75% of the gross floor area of the first floor shall be comprised of nonretail commercial space for a mixed use building. For existing structures, this requirement may be reduced by the Planning Board if it is determined that a parking relaxation would be mitigated with more dwelling units. In no event shall the commercial space comprise less than 50% of the first floor.

The FAR shall not exceed 0.275 when the bonus density set forth in § 699-b(a) of the General Municipal Law applies unless authorized by the Zoning Board of Appeals.

The rear yard for a three-family or four-family dwelling shall consist of 15% open space exclusive of buffer and parking areas.

The minimum required lot area for a single-family dwelling shall be 7,500 square feet.

The minimum required lot area for a two-family, three-family or four-family dwelling shall be 15,000 square feet.

The minimum required lot area for nonprofit fraternities or lodges, elementary and secondary schools, colleges, correspondence and vocational schools and other non-degree-granting schools, except those associated with manufacturing and truck driving, churches or other similar places of worship, parish houses, libraries or municipal buildings or uses shall be 20,000 square feet.

The minimum required lot area for other permitted uses shall be 10,000 square feet.

The maximum permitted lot area for any permitted use within this district shall be 40,000 square feet.

A minimum of 10% of all apartments located within a mixed-use building with five or more residential units shall be designated as affordable housing on site in accordance with Town standards.

The minimum required width of lot for a single-family dwelling shall be 75 feet.

The minimum required width of lot for other permitted uses shall be 100 feet.

All main buildings hereafter erected shall have a minimum rear yard of 35 feet.

All accessory structures hereafter erected shall have a minimum rear yard of 10 feet but in no case shall be located within any formal planted buffer if required pursuant to the Subdivision and Land Development Regulations unless such buffer is relaxed and/or modified by the Planning Board.

Cornices, eaves, gutters and chimneys projecting not more than 24 inches.

Bay windows and fireplaces not wider than six feet and not projecting more than 24 inches.

Open and unroofed entrance platforms or terraces not more than six feet in width nor more than three feet in height. The Commissioner of Planning and Development, or the Commissioner's designee, may vary this requirement upon a showing of necessity to enter the permitted building from a greater height or distance. Only that height or distance that is necessary to enter the dwelling from average grade may be permitted.

Unenclosed porches encroaching not more than six feet from the minimum front yard requirement and not more than three feet in height as measured from the existing grade of property. This exemption shall not apply to nonconforming uses. In no case shall any unenclosed porch have a depth, at any point, greater than six feet. Depth shall be measured from the furthest point of the front line of the main dwelling from the street property line to the outside face of the porch. Existing entrances where a roof overhang is added shall be exempt from the maximum height of three feet. In those instances, the existing height of the entranceway shall remain.

Open and unroofed decks encroaching not more than six feet from the minimum front yard requirement and not more than three feet in height as measured from the existing grade of property. This exemption shall not apply to nonconforming front yard setbacks and nonconforming uses. In no case shall any open or unroofed deck have a depth, at any point, greater than six feet. Depth shall be measured from the furthest point of the front line of the main dwelling from the street property line to the outside face of the deck.

Basement entranceways, covered or uncovered, may extend up to six feet into any required side and rear yards, provided that they are connected to the main building and are no higher than 2.5 feet above grade at any point. This exemption shall not apply to front yards, secondary front yards, nonconforming side or rear yard setbacks and nonconforming uses.

Subsurface emergency escape and rescue openings and window wells, provided that no portion of same is more than six inches above grade. These shall be permitted up to three feet into any conforming setback.

The Planning Department reserves the right to require that access to the site be relocated and/or shared with the adjoining properties, as a condition to the granting of a certificate of occupancy or site plan approval for the site.

The Planning Department reserves the right to require a shared parking arrangement between the site and the adjoining properties as a condition to approval of the certificate of occupancy or the site plan.

There shall be no more than one access point per roadway.

For new structures, including additions to existing structure or those undergoing rehabilitation of greater than 50% of their assessed value, a roof or gable design or an alternative acceptable to the Planning Department with a minimum slope of five inches over 12 inches, shall be required.

Building materials of a residential character, such as brick, wood frame, cedar or vinyl siding, of less than six inches revealed, shall be used on all exteriors.

The Planning Department reserves the right to require additional architectural elements, such as front porches and windows. The design and materials of all elements of the building shall be subject to Planning Division approval.

Existing principal structures on the site cannot be removed without the approval of the Planning Board, or modified without the approval of the Planning Division.

Yard area. All yard area shall be planted in conformance with an approved detailed landscaping plan and shall be maintained in a neat and attractive manner. Use of the front yard for purposes other than a driveway and landscaping is prohibited.

Parking. All parking shall be located to the greatest possible extent in the rear yard area.

Parking, curbing, sidewalks, drainage, screen planting, buffers, street trees, dumpster enclosures, lighting, public improvements and all other applicable requirements of the Town Code and the Subdivision and Land Development Regulations shall be maintained unless otherwise modified or waived by the Planning Board or Town Board.

The exterior site improvements and improvement of property shall be regulated under Article XXXI of this ordinance.

A minimum buffer area of 25 feet in accordance with Town standards shall be maintained adjacent to any residential zone or use, unless the subject use is a single- or two-family dwelling.