HIGHWAY CORRIDOR OVERLAY DISTRICT
8501. Purpose. The purpose of the Highway Corridor Overlay Zone District
(hereinafter referred to as the HCOZ District) is:
(a)
to
allow a diversity of land uses in close proximity, within a limited area;
(b)
to
establish a
(c)
to
promote a balance of land uses and to facilitate development proposals
responsive to current and future market conditions;
(d)
to
facilitate integrated physical design and to encourage interaction among
activities located within the HCOD;
(e)
to
establish controls which will facilitate development while protecting the
public interest by setting regulations which limit the aggregate amount of
development within the HCOD and set other district wide requirements while
permitting flexible development scale and configuration on individual lots
within the HCOD;
(f)
to
allow a broad set of land uses within the District; and
(g)
to
encourage development of appropriate density for each class of land use.
8502. Definitions. The following definitions shall apply in the
HCOD:
(a)
Accessory Uses and Structures: Uses and structures
incidental and subordinate to the principal use of a
i.
Water tank to facilitate fire protection and domestic supply.
ii.
Garage for automotive storage.
iii.
Transformer station, substation, gas
regulator station, or pumping station and related utility uses designed
primarily to serve development within the District.
iv.
Governmental offices and facilities,
including post office, fire station and police station.
(b)
Buffer Zone:
An area between two adjacent land uses or properties intended to separate and
partially obstruct the view from one to the other as set forth in Section __,
herein.
(c)
Floor Area Ratio (FAR):
Determined by dividing the gross floor area of the
(d)
Frontage: In
the HCOD for the development of a
(e)
Gross Leasable Area (GLA): Gross leasable area
is the total floor area designed for tenant occupancy and exclusive use
(including but not limited to basements, kitchens, restrooms, storage rooms,
private corridors, stairways, areas devoted to kiosks
or pushcarts, mezzanines and upper floors), expressed in square feet and
measured from the centerline of interior walls or other interior tenant
partitions and from outside wall faces.
GLA does not include public or common areas; i.e., public restrooms,
corridors, stairwells, elevators, lobbies or mall areas, nor does it include
mechanical rooms, equipment and/or machine rooms or mechanical chases.
(f)
Library: A
facility for the storage of books, films, manuscripts, videos, records and
similar materials whose purpose is to allow free public use of said materials
(g)
Museum: A
use which entails the display of educational, scientific, or historic and
similar materials open to the public, and nonprofit in its operation.
(h)
Retail Store(s) And Service(s): Commercial enterprise that provides goods and/or services
directly to the consumer where such goods and services are available for
immediate purchase and immediate use on or removal from the premises by the
purchaser. Such uses may include, but not be limited to, barber shops, beauty
and hairdressing shops, drug stores, florist shops, food stores, furniture
stores, home appliance stores for retail sales, Laundromats, copy centers,
newsstands, photographic studios, shoe repair shops, tailor shops, upholstery
shops, variety stores, clothing and apparel stores, gift shops and antique
shops.
(i)
Regional Retail Shopping Center: A group of retail,
service and/or consumer oriented establishments having at least 500,000 square
feet but not more than 805,000 square feet of gross leasable floor area, the site of which
is under common management and is used for retail stores and sales, including
mail order sales, and which may also include restaurants or food courts,
business or professional offices, financial services, personal service
facilities, parking lots, decks and garages, and other structures, uses and
facilities now or hereafter contained in, or associated with, Regional Retail
Shopping Centers, so-called. The
(j)
Ring Road: A private or public way encircling the
8503. Overlay District. The HCOD is an overlay district superimposed
on all underlying zoning districts. All uses permitted by right or by special
permit in the pertinent underlying zoning district shall be similarly permitted
in the HCOD subject to the provisions of this Section. Where the HCOD authorizes uses not otherwise
allowed in the underlying district, the provisions of the HCOD shall control.
8504. Location. The HCOD shall be defined as those portions of
the Town of
8505. Concept Plan. Prior to the application for
approval of any special permit for a
8506. Time Limit.
Until such time as a building permit is issued for a
8507. Special Permit Required. The development of a Regional Retail Shopping
Mall within the HCOD shall require the issuance of a Site Plan Special Permit
and a Use Special Permit by the Planning Board in accordance with the
provisions of Section 9300, Section 9400 and Section 9500. Such use special permit shall be called a
Highway Corridor Special Permit (HC-SP).
A HC-SP for development within the HCOD shall be in substantial
conformance with the Concept Plan, as said Plan may be amended from time to time. An application for
a HC-SP shall contain the following required plans and information:
(a)
A preliminary site construction plan showing in a general
manner:
i.
The
location of buildings; number of stories, approximate floor area and maximum height of each building; the distance in feet
between buildings.
ii.
Existing and proposed contours.
iii.
Proposed lot lines.
iv.
Grading and landscaping.
v.
The
location and dimensions of drives and parking areas.
vi.
The
location and characteristics of any common open space or usable open space.
vii.
The proposed drainage system.
viii.
Proposed landscaping.
ix.
Building elevations.
(b)
Uses to be permitted or allowed by right or by special
permit in the buildings, which may be a narrative describing the type and
character of uses and/or a listing, by cross reference, of uses to be permitted
as they appear in Appendix A, “Table of Use Regulations Schedules."
(c)
Other zoning provisions; this may be a narrative
describing special regulations unique to the development and/or a cross reference
to provisions of this Bylaw that will apply to the HCOD District.
(d)
Special conditions, if any, applicable to the proposed
development which may include grants or benefits to the Town
such as land for public purposes, construction of improvements (or financial
contributions therefore) in behalf of the Town, or other development
limitations such as aesthetic features.
(e)
A table showing:
i.
Developable site area.
ii.
Common or usable open space, if any.
iii.
Site coverage of buildings.
iv.
Area covered with impervious surface.
v.
Impervious surface ratio.
vi.
Gross floor area of all nonresidential buildings.
vii.
Floor area rational if applicable.
viii.
Number
of off-street parking spaces and, if applicable, loading hays.
(f)
A
locus-context map of all land within 500 feet of any part of the tract and
showing:
i.
All
dwellings and principal buildings.
ii.
The land use of each lot.
iii.
iv.
Existing contours at two-foot intervals.
v.
Principal natural features in general such as:
a.
Significant rock outcroppings;
b.
Water
systems (including standing surface water, brooks or streams, the direction of
drainage, wetlands, and the I00-year flood elevation.);
c.
Significant
vegetation (including mature trees, unique specimens of vegetation, and
vegetation that indicates wetness.);
vi.
Zoning district boundaries;
vii.
Recorded
easements on the site locus.
(g)
Public facilities, such as conservation or
recreation land, footpaths, bicycle paths, or streets.
(h)
Significant noise/visual impact (including views from the
site and sources of noise affecting the site.)
(i)
Historically or architecturally significant structures and
sites on or adjacent to the site.
(j)
A property rights and dimensional standards plan showing location
of existing casements or other property rights affecting the development.
(k)
The approximate locations of any sections of the land to
which the Town would be granted property rights, either easements or transfer
of ownership for street, utility, conservation or other purposes.
(l)
The anticipated division of the property into parcels in
private ownership, if any, if it affects zoning provisions.
(m)
The yard setback in feet for buildings and parking lots
from lot lines and where applicable, a Zoning district boundary, a brook or a
pond.
(n)
The boundaries of any common open space or usable open
space.
(o)
A utilities analysis showing:
i.
The location and size of the Town's existing water mains,
fire hydrants, sanitary sewers, and storm drains.
ii.
The proposed locations and the approximate size of
utilities to be constructed on the site and their proposed connections to the
Town's utilities, and any special features, such as culverts or pumping
stations, that might affect the ability of the Town to service the development.
(p)
A traffic analysis to be conducted by a traffic engineer
who will certify that he/she qualities for the position of member of the
Institute of Transportation Engineers (ITE). The analysis shall include:
i.
Traffic counts on arterial streets that provide access to
the development site showing data on Average Daily Traffic (ADT) and a.m. and
p.m. peak periods (conducted for two hours divided into fifteen-minute segments);
ii.
Intersection
turning movement counts at intersections likely to be affected by the proposed
development (conducted for two hours divided into fifteen-minute segments);
iii.
An inventory of roadway characteristics showing the width
of the principal approach streets and the presence or absence of sidewalks and
their conditions;
iv.
Estimated trip generation showing the projected inbound
and outbound vehicular trips for the a.m. and p.m. peak periods and a typical
one hour off-peak trip generation;
v.
The estimated distribution of new trips by approach
streets;
vi.
The effect of additional traffic generated by the
development on traffic "levels of service" on each approach street;
vii.
Estimated off-street parking and loading requirements and
time of peak accumulation.
(q)
Parking Plan showing the proposed layout and areas to provide the
required parking spaces, including required handicapped spaces, and areas set
aside for snow storage.
(r)
Loading Plan showing required loading areas with proposed access.
(s)
Landscaping Plan showing all proposed landscaping of parking and
loading areas, required buffer areas, refuse disposal storage areas, HVAC
equipment, and other features of the
(t)
Lighting Plan showing typical fixture details, proposed locations
of freestanding light fixtures and wall-mounted lights, with proposed
intensity.
(u)
Signage Plan showing the location, type, and size of all proposed
signs in the HCOD.
(v)
Utilities Plan showing all proposed utility connections, including
water, sewer, gas, electric, and cable.
(w)
Stormwater Management Plan showing stormwater management
facilities in compliance with all local requirements and the DEP’s Stormwater
Management Policy.
(x)
Subdivision Plan. If
applicable.
(y)
Statement of Proposed Hours of Operation. Indicate typical hours of operation, delivery
times, and special circumstances likely to occur seasonally.
8508. Dimensional Requirements.
For a
(a)
Minimum Area. The
parcel or set of contiguous parcels in common ownership or control containing
the
(b)
Maximum
(c)
Minimum Frontage. The minimum frontage shall be 150
feet for the contiguous combined area of the
(d)
Building and Parking Setbacks. The principal structure containing the
(e)