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Le Ray City Zoning Code

ARTICLE VI

MED Mixed Economic Development District

§ 158-27 Purpose and intent.

Areas of the Town designated under the Mixed Economic Development District are those with good transportation access and which do not contain significant agricultural resources. The purpose of this district is to encourage the treatment of individual lots as part of an integrated plan for development of planned office, industry, service, small-scale retail, and technology-based businesses. Residential uses may be permitted as accessory to nonresidential business development.

§ 158-28 Permitted uses.

The following uses are permitted within the Mixed Economic Development District:
A. 
Administratively permitted uses:
Agricultural structure
Agricultural tourism operations
Agriculture, general
Commercial equine operation
Commercial horse boarding operation
Equipment sales, repair and rental, small-scale
Farm operation
Feedlot
Forestry
Greenhouse, personal
Home occupation, minor
Parks and open space
Pasture
Pick-your-own farm operations
Saw mill, limited
Solar energy system
Stable, private
Swimming pool, private
Timber operation
B. 
Uses requiring site plan approval:
Accessory structure
Agricultural industry
Animal hospital or veterinary clinic
Automotive repair, limited
Automotive sales and/or rental, limited
Automotive service, limited
Building, mixed-use
Car wash
Construction storage yard
Drive-through facility
Dry-cleaning facility
Dry kiln
Equipment sales, repair or rentals, large-scale
Farmers' market
Forest-based manufacturing
Funeral home
Garden center or commercial greenhouse
Greenhouse, wholesale
Industry, custom
Industry, general
Industry, limited
Junkyard
Kennel
Mixed-use development
Mobile food processing establishment
Motor vehicle parking facility
Public and semipublic facility
Recreational facility, commercial
Recreational vehicle park
Recreational vehicle sales, repair or rental, highway
Recreational vehicle sales, repair or rental, nonhighway
Research and development
Restaurant or diner
Retail, large product
Retail, small
Saw mill
School, private
Solar farm
Storage facility, self-storage facility
Warehousing and storage
Wholesale sales and distribution, small-scale
Wholesale sales and distribution, large-scale
C. 
Uses requiring a special use permit and site plan approval:
Adult entertainment, retail
Adult entertainment use
Airport, private
Dwelling, multifamily
Dwelling, single-family
Freight terminal
Home occupation, major
Industrial services
Manufactured home
Mining operations, DEC
Mining operations, local
Modular home
Motor vehicle equipment sales, repair and rentals, heavy
Motor vehicle salvage or wrecking
Motor vehicle storage facility
Motor vehicle truck rental establishment
Motor vehicle truck stop
Nightclub
Recreational facility, limited
Retail, convenience
Telecommunications facility
Wind energy conversion system, small

§ 158-29 Dimensional requirements.

The following dimensional requirements apply to all parcels within the Mixed Economic Development District:
A. 
Setback distances.
(1) 
Front yard building setback:
(a) 
Minimum: 60 feet.
(b) 
Minimum for lots with frontage on US Route 11 and NY 342: 80 feet.
(2) 
Rear yard building setback:
(a) 
Minimum: 60 feet.
(b) 
Minimum for industrial/manufacturing use lots abutting a residential district or use: 100 feet.
(3) 
Side yard building setback:
(a) 
Minimum: 50 feet.
(b) 
Minimum for industrial/manufacturing use lots abutting a residential district or use: 75 feet.
(4) 
Parking lot and drive setback:
(a) 
In front, rear and side yards: 30 feet, minimum.
(b) 
In rear and side yards with approved fence: 20 feet, minimum.
B. 
Minimum lot and frontage area requirements.
(1) 
Residential uses: two acres.
(2) 
Nonresidential uses: five acres.
(3) 
Minimum lot frontage: 150 feet.
C. 
Minimum floor area requirements for dwellings.
(1) 
Single-story single-family dwelling: 900 square feet.
(2) 
Multistory single-family dwelling: 1,350 square feet.
(3) 
Multifamily dwelling: 900 square feet per dwelling unit.
D. 
Maximum building height:
(1) 
Residential uses: 35 feet.
(2) 
Nonresidential uses: no maximum.
E. 
Maximum impervious surface coverage: 75% of total lot area.
F. 
Maximum development density for nonagricultural uses:
(1) 
The ratio of the aggregate gross floor area for all structures divided by the total lot area shall not exceed 0.6 for any contiguous development.

§ 158-30 Design standards.

The following design standards shall be utilized for new, nonagricultural development applications within the Mixed Economic Development District in addition to those in Articles IX through XV.
A. 
Site and building design.
(1) 
Structures and uses shall conform to the Rules and Regulations for Protection from Contamination for Public Water Supplies within the Town of LeRay and the distance separation requirements from community water supplies as stated in § 158-60.
(2) 
Nonagricultural structures shall incorporate fascias, canopies, arcades, setbacks, recesses, projections or other design features to compose wall surfaces of 1,000 square feet or less to avoid large, undifferentiated walls.
B. 
Building materials.
(1) 
Standard masonry block walls shall be prohibited on any primary facade.
(2) 
Decorative masonry materials such as split-face and textured-finish blocks are permitted.
(3) 
The following materials or systems shall not be utilized on finished building or signage exteriors:
(a) 
Unfinished dimensional or sheet lumber;
(b) 
Treated lumber (permitted only on outdoor structures for residential uses and signage);
(c) 
Glass block; or
(d) 
Spandrel glass or glass curtain walls.
C. 
Buffer zones and landscaping requirements.
(1) 
Where a site plan proposes a nonresidential use adjacent to residential uses or districts, the Planning Board shall require an appropriately designed and engineered buffer area 30 feet in depth.
(2) 
An opaque screen six feet to eight feet in height shall buffer nonresidential uses, including vehicles and containers used for transporting warehoused products, from residential districts or uses and shall be a fully functioning screen at the time of installation.
(3) 
The use of approved fencing no more than six feet in height shall be permitted, in addition to vegetation, but shall not be permitted as a sole means of screening.
(4) 
A minimum of one planting unit shall be required for each:
(a) 
One hundred linear feet or fraction thereof of gross lot perimeter; and
(b) 
Two thousand square feet or fraction thereof of gross building coverage; and
(c) 
Twenty-one thousand seven hundred eighty square feet or fraction thereof of gross lot area.
D. 
Lighting systems.
(1) 
Site and building-mounted fixture heights shall be no greater than the height of the principal building or taller at the discretion of the Planning Board, with shorter poles along sidewalks and pedestrian zones and taller poles within parking areas.
(2) 
In no event shall fixtures be mounted at a height greater than 150% of the height of the principal structure.
E. 
Parking and parking lots.
(1) 
The following off-street parking space requirements apply for the Mixed Economic Development District:
(a) 
Dwellings: a minimum of two spaces per unit.
(b) 
Commercial office and retail uses: a minimum of one space per 300 gross square feet.
(c) 
Restaurant uses: a minimum of one space per two dining room seats, plus one space per employee; the minimum number of spaces for such use shall not equate to less than one space per 400 square feet of gross floor area.
(d) 
Public and private assembly: a minimum of one space per each 1.5 seats at maximum lawful occupancy as determined by the Fire Marshal.
(e) 
All other uses: a minimum of one space per 400 gross square feet, plus one space per employee.
(2) 
In no instance shall the number of parking spaces exceed 130% of the required minimums as stated above.
(3) 
Parking lots dedicated for use by employee and customer vehicles shall be divided into rooms of no more than 160 parking spaces through the use of vegetative medians between six feet and 10 feet in width.
(4) 
Landscape islands shall be installed in parking lots dedicated for use by employee and customer vehicles such that no single row of parking stalls exceeds 15 spaces without an island to provide a visual break. Double rows of parking stalls shall not exceed 30 spaces without a landscape island.
(5) 
All islands shall be a minimum of six feet in width. Interior parking lot islands along double rows shall be 40 feet in length. Perimeter islands and those along interior single rows shall be 20 feet in length.
(6) 
Parking lots for trucks, trailers and other equipment utilized for industry activities shall be screened from view in accordance with § 158-30C but shall not require internal medians or islands.
F. 
Open space and recreation.
(1) 
The following minimum public open space requirements shall apply to mixed-use commercial lots with an aggregate area of 10 acres or more within the Mixed Economic Development District:
(a) 
A minimum of 15% of the area of development shall be devoted to publicly accessible open space for the use and enjoyment of customers, tenants, and residents of the development.
(b) 
The area devoted to required buffer zones pursuant to § 158-30C shall not be included in the calculation of required public open space.
(c) 
The aggregate area of internal parking lot medians and islands shall not be included in the calculation of required public open space.
(2) 
Public open space shall consist of vegetated and paved areas, such as:
(a) 
Plazas, gathering or performance spaces;
(b) 
Pedestrian circulation space;
(c) 
Outdoor seating or dining areas;
(d) 
Areas of enhanced landscaping adjacent to building entrances.
(3) 
Public open spaces must contain 10% of required planting units pursuant to § 158-30C(4).
(4) 
For all other lots, a minimum of 25% of the lot area shall be devoted to open space, inclusive of the area devoted to required buffer zones pursuant to § 158-30C and the aggregate area of internal parking lot medians and islands.