Thompson City Zoning Code
PART 6
Emerald Corporate Center Planned Business Park District
§ 250-146 Establishment.
Emerald Corporate Center Planned Business Park District is hereby established in accordance with the provisions of the Municipal Code of the Town of Thompson.
§ 250-147 Boundary and description.
The boundary and description of Emerald Corporate Center Planned Business Park District is fully described as follows:
Lot No. 1 - 1.60 Acre Parcel | |
Emerald Corporate Center Planned Business Park District | |
ALL that tract or parcel of land situate in the Town of Thompson, County of Sullivan, State of New York being in great Lot No. 12 of the Hardenburgh patent and being Parcel No. 1 as shown on a subdivision plat entitled "Emerald Corporate Center Subdivision," said plat having been approved by the Town of Thompson Planning Board on March 13, 2001 and filed in the Sullivan County Clerk's Office on April 20, 2001 as Map No. 8-423A (additional data being shown on Map No. 8-423B), said Parcel No. 1 being more particularly bounded and described as follows: | |
BEGINNING at an iron pin found at the most northerly corner of lands of Calcam Associates, Inc. as described in Liber 1373 of Deeds at Page 33, said point of beginning being on the southeast bounds of lands of the County of Sullivan Industrial Development Agency (See Land Record Liber 2244 at Page 617), formerly lands of Dinani, and running thence from said place of beginning North 38º-17'-18" East 423.84 feet passing along the southeast bounds of said County of Sullivan IDA parcel to a point; thence South 34º-00'-00" East 283.42 feet to a point on the northerly bounds of a multi-width right-of-way shown on said filed plats, said right-of-way leading southwesterly to Rock Hill Drive-Town Road No. 51; thence on a curve to the left having a radius of 325.00 feet for an arc length of 288.66 feet, the chord of said arc being defined by the course South 63º-44'-03" West 279.27 feet, said arc passing along the bounds of said right-of-way to a point; thence continuing along said bounds South 38º-17'-18" West 63.10 feet to a point; thence North 60º-10'-49" West 151.65 feet passing to and along the northerly bounds of said Calcam Associates, Inc. parcel to the point or place of beginning containing 1.60 acres of land. | |
ALSO granting the right to use in common with others so entitled said multi-width right-of-way passing along the southeasterly bounds of the above described parcel and extending southwesterly along the southeasterly bounds of said Calcam Associates, Inc. parcel to Rock Hill Drive, said right-of-way being for the purposes of ingress and egress and for extending utility lines, said right-of-way to run with the land. | |
SUBJECT to easements of record to public utilities including the easement granted to Verizon New York, Inc. in Land Record Liber 2406 at Page 305. | |
Bearings given are tied to the New York State Plane Coordinate System, East Zone. | |
Lot No. 2 - 55.56 Acre Parcel | |
Emerald Corporate Center Planned Business Park District | |
ALL that tract or parcel of land situate in the Town of Thompson, County of Sullivan, State of New York being in Great Lot No. 12 of the Hardenburgh Patent and being Parcel No. 2 as shown on a subdivision plat entitled "Emerald Corporate Center Subdivision," said plat having been approved by the Town of Thompson Planning Board on March 13, 2001 and filed in the Sullivan County Clerk's Office on April 20, 2001 as Map No. 8-423A (additional data being shown on Map No. 8-423B), said Parcel No. 2 being more particularly bounded and described as follows: | |
BEGINNING at a point in the center of traveled way of Rock Hill Drive-Town Road No. 51 at the southwest corner of lands of Sherwood (See Land Record Liber 1718 at Page 442), said point of beginning being on the southerly projection of a stone row evidencing the west bounds of said Sherwood parcel and running thence from said place of beginning the following courses and distances along the center of traveled way of said road: | |
South 74º-09'-03" West 136.64 feet; | |
South 73º-41'-23" West 241.87 feet; | |
South 76º-14'-10" West 89.63 feet; | |
South 76º-58'-55" West 101.33 feet; | |
South 75º-20'-56" West 69.74 feet to a point in the center of traveled way of said road; thence leaving said road and running North 14º-39'-04" West 20.24 feet to a concrete monument found on the north taking line of New York State Highway No. 5457; thence the following courses and distances along the northerly bounds of said highway (See Parcel No. 163 as shown on Map No. 74R-1): | |
North 84º-17'-00" West 22.82 feet to a concrete monument found; | |
South 79º-15'-36" West 92.97 feet to a concrete monument found; and | |
South 72º-36'-12" West 99.70 feet to a concrete monument found; thence continuing along said northerly highway bounds the following courses and distances (See Parcel No. 159 as shown on Map No. 76): | |
South 88º-38'-54" West 167.86 feet to a concrete monument found; and | |
South 71º-18'-14" West 12.96 feet to a concrete monument found; thence still along said northerly highway bounds the following courses and distances (See Parcel No. 157 as shown on Map No. 74R-1): | |
North 75º-16'-40" West 237.66 feet to a concrete monument found; and | |
North 63º-58'-29" West 266.93 feet to an iron pin set at the southeast corner of lands of Calcam Associates, Inc. (See Liber 1373 of Deeds at Page 33); thence leaving said highway bounds and running North 38º-17'-18" East 179.69 feet passing along the east line of said Calcam Associates, Inc. parcel to an iron pin found, said course passing along the west bounds of a multi-width right-of-way as shown on said filed plats; thence South 60º-10'-49" East 13.65 feet passing along the bounds of said right-of-way and passing along the south line of Parcel No. 1 as shown on said plat to a point; thence North 38º-17'-18" East 63.10 feet passing along the west bounds of said right-of-way, it being the east line of said Parcel No. 1, to a point; thence continuing along said common boundary on a curve to the right having a radius of 325.00 feet for an arc length of 288.66 feet to a point, the chord of said arc being defined by the course North 63º-44'-03" East 279.27 feet; thence leaving said right-of-way and running North 34º-00'-00" West 283.42 feet passing along the north line of said Parcel No. 1 as shown on said subdivision plat to an iron pin found on the east line of lands of the County of Sullivan Industrial Development Agency (See Land Record Liber 2244 at Page 617); thence North 38º-17'-18" East 1524.11 feet passing along said east line to an iron pin set in a pile of stones found; thence South 84º-58'-25" East 855.36 feet passing along the south line of lands of Meditz and Vogrin (See Liber 669 of Deeds at Page 163), said course crossing Adams Road-Town Road No. 2 and passing along a south line of lands of HNF Properties, LLC to a point within Fowlwood Brook; thence South 6º-30'-50" West 923.70 feet re-crossing said road and passing along the west line of lands of Wanaksink Lake Club, Inc. (See Liber 714 of Deeds at Page 567) to a fence post at a corner of wire fences; thence South 4º-04'-35" West 383.63 feet passing along the west line of lands of Rutter (See Land Record Liber 1940 at Page 190) to an iron pin found at the northeasterly corner of said Sherwood parcel; thence South 73º-24'-11" West 142.00 feet passing along the northerly bounds of said Sherwood parcel as evidenced by a stone row to a point; thence still along said northerly bounds South 87º-13'-13" West 119.74 feet and North 80º-21'-58" West 82.00 feet to an iron pin set at a corner of stone rows; thence South 18º-11'-29" West 323.91 feet passing along the west bounds of said Sherwood parcel as evidenced part of the way by a stone row to the point or place of beginning containing 55.56 acres of land. | |
SUBJECT to easements of record to public utilities and highway use-dedication of record. The above-described parcel being subject to the burdens of and together with the benefits of said multi-width right-of-way as shown on said filed plats. | |
Bearings given are tied to the New York State Plane Coordinate System, East Zone. |
§ 250-148 Purpose.
The purpose of this Part 6 is to establish, in accordance with the Comprehensive Plan of the Town of Thompson, a well-integrated and coordinated planned business park district which is sufficiently flexible to permit an orderly development responsive to the needs of the community and regulated to protect and safeguard the health, safety, and welfare of the inhabitants thereof and adjacent thereto with a view to conserving the value of buildings and encouraging the most appropriate use of land in the district.
§ 250-149 Permitted uses.
[Amended 12-16-2008 by L.L. No. 12-2008; 5-15-2012 by L.L. No. 8-2012; 6-2-2015 by L.L. No. 2-2015]
A.
The following uses shall be permitted in the Emerald Corporate Center Planned Business Park District:
(1)
Commercial office uses, such as telemarketing centers, corporate offices, regional offices, general offices, professional offices such as accountants, attorneys, engineers, architects and planners, and such other like compatible uses;
(2)
Business support services, such as printing, binding, mailbox rental, and shipping;
(3)
Research and development office and/or laboratory;
(4)
Medical facility, including doctors' offices, therapist offices, walk-in clinic, ambulatory surgery, medical laboratory and diagnostic services;
(5)
Home health care equipment rental;
(6)
Radio, television or film studio, or other media production;
(8)
Art studio and/or gallery;
B.
Front lots. The following uses are permitted in the Emerald Corporate Center Planned Business Park District, provided such uses are located on lots located within 500 feet of the entrance to the business park at the intersection of Emerald Place and Rock Hill Drive, and are sited and designed so as to provide a continuation of the Rock Hill downtown business area as well as serving the tenants and employees of other enterprises in the Business Park:
(1)
Bank, trust company, or other financial institution;
(2)
Eating and/or drinking establishment, whether or not liquor is sold or consumed, including restaurant, bar, lunchroom, cafeteria and food commissary;
(3)
Personal services, including but not limited to beauty shop, day spa, barber shop, laundry or dry cleaning pick-up establishment, self-service laundry, shoe repair or tailoring shop, or photography studio.
§ 250-150 Additional performance standards.
[Amended 6-2-2015 by L.L. No. 2-2015]
In addition to the performance standards generally prescribed for PBP Districts in § 250-27.1D, the following additional performance standards shall apply to the Emerald Corporate Center Planned Business Park District:
A.
On-site signage. The following standards shall apply to on-site signs:
(1)
Each lot is permitted to have one pedestal sign located on the front lawn of the building near its entrance, landscaped with the name and/or logo of the business(es) present. Such pedestal sign shall not be larger than 30 square feet measured five feet by six feet.
(2)
Each principal building on a lot is permitted to have a building sign located on the exterior of the building that is either illuminated or of an architectural sign material with the name and/or logo of the business(es) present. The maximum size of any such building sign shall be one square foot for each foot of horizontal length of the side of the building upon which the building sign will be placed. No box-type signs shall be permitted.
(3)
The primary business on each lot shall be permitted to add their name and/or logo to the Emerald Corporate Center signage at the entrance to the business park.
B.
Loading berths. Loading berths may not be located within the front-yard setback.
C.
Refuse collection areas. Refuse collection areas shall be enclosed and screened on four sides by constructed walls of durable material not less than six feet in height and one of which walls shall be gated. All such areas shall have concrete floors and shall be sufficient in size to contain all refuse generated on each lot, but in no event smaller than six feet by eight feet. No refuse collection areas shall be permitted between a street and the front of a building.
D.
Performance standards for industrial uses. All uses in the Emerald Corporate Center Business Park shall comply with § 250-23 of this Code, which establishes performance standards for noise, atmospheric effluence, glare and heat, industrial wastes, fire and explosion hazards, radioactivity or electromagnetic disturbances, and landscaping.
E.
Design guidelines and standards.
(1)
Access to and from all lots shall be from the corporate park entrance at the intersection of Emerald Place and Rock Hill Drive. The emergency access to Adams Road shall not be used to mitigate ingress and egress issues.
(2)
All new construction in the business park shall be designed to be visually compatible with the existing office development. The facades of industrial and flex-space buildings shall be designed to have an office-like appearance.
(3)
Commercial uses, as permitted by § 250-149B, shall be designed to fit with the character of the Rock Hill downtown commercial area, which is distinctly local and unique. Formula businesses may be required to depart from their corporate prototypes and to use architectural styles, materials, colors, and signage designed specifically and solely for the Emerald Corporate Park site.
(4)
In accordance with § 250-27.1, Subsection I(6), of this Code, prior to the issuance of a building permit for development in the Emerald Corporate Center Planned Business Park District by the Town of Thompson Building Department, a site plan shall be submitted to and approved by the Town Planning Board.
(5)
In accordance with § 250-27.1, Subsection I(5), of this Code, applicants for site plan review must demonstrate to the Emerald Corporate Center Economic Development Corporation Board of Directors that the proposed site plan conforms to all duly filed covenants and restrictions for the property. The Declaration of Covenants, Conditions, and Restrictions for the Emerald Corporate Center recorded on July 9, 2003, requires final plans and specifications for property improvements to be reviewed and approved by the Emerald Corporate Center Architectural Review Committee.
§ 250-151 Maintenance of property.
All property within the Emerald Corporate Center Planned Business Park District shall be in private ownership subject to covenants and restrictions that run with the land providing for the proper upkeep and maintenance of the site.
§ 250-152 Interior roads; utility services; agency approvals; sewer connection; water supply.
A.
Interior roads shall be designed and constructed in accordance with the requirements of the Town of Thompson's road specifications under the observation of the Town Engineer. Fees and charges incurred by the Town for consultation, field review and approvals, and road dedication shall be paid by the developer. Road and drainage systems are subject to the inspection and inspection approval of the Town Highway Superintendent.
B.
All utility services shall be installed under the observation of the Town Engineer and shall be underground and below frost level, including water and sewer distribution lines, electric service and television cable service.
C.
Drainage of surface water shall be designed and constructed in a manner so as to cause a minimum impact upon abutting and nearby premises.
D.
Necessary regulatory agency approvals must be obtained prior to construction.
E.
The entire development must be connected to the Town of Thompson Lake Louise Marie Sewer District Treatment Plant pursuant to Department of Environmental Conservation (DEC) regulations in accordance with the plans accepted by the Town Engineer and under the Town Engineer's observation with respect to design and installation.
F.
Water will be supplied to the site via the Emerald Springs Water Company, Inc., which will be established and operated in accordance with DEC regulations and plans accepted by the Town Engineer and under the Town Engineer's observation with respect to design and installation.
§ 250-153 Declaration of covenants and restrictions.
[Amended 6-2-2015 by L.L. No. 2-2015]
A declaration of covenants, conditions and restrictions for the Emerald Corporate Center is on file with the office of the Sullivan County Clerk.
§ 250-154 Applicability of other provisions.
Unless otherwise specifically provided, and to the extent that they are not inconsistent with this Part 6, all provisions of the Municipal Code of the Town of Thompson shall apply to this Planned Business Park District.
§ 250-155 Authorization to change Zoning Map.
The Town Clerk is hereby authorized and directed to change the Official Zoning Map of the Town of Thompson by designating thereon the Planned Business Park District hereby established.
§ 250-156 Amendments.
Notice of any proposal to amend this Part 6 shall be provided to the Architectural Review Committee provided in the declaration of covenants and restrictions of the Emerald Corporate Center at least 30 days prior to any final action taken thereon by the Town Board.