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In an effort to support and maintain a certain aesthetics quality in RIT's Business & Technology Park, the following guidelines have been implemented for the 60 acre park which is located at the southeast corner of Bailey Road and East River Road in the Town of Henrietta. The guidelines are created to promote compatibility among users within the park, to enhance property values, and to encourage tasteful design and responsible property management.
The guidelines may exceed restrictions and requirements of local government and zoning; however, in no way do they circumvent or take precedence over local, county, state, federal, or other municipal regulations and authority. Property owners within the park shall be held to all subdivision, site review, permitting, and approvals prevailing in the Town of Henrietta. The guidelines do not preclude owners and users within the park from seeking variances from zoning ordinances within the context of the guidelines.
Written approval by RIT of all site plans evidencing compliance with all the design guidelines and use restrictions set forth herein is required prior to submission of all site plans to the Town of Henrietta or other appropriate governmental agency. Approval of site plans by RIT shall in no way circumvent or change the site plan approval process before the Town of Henrietta or other appropriate governmental agency.
II. Use Restrictions
The uses of land within the park shall conform with the general intent of the design guidelines. The park does not restrict specific building categories otherwise permitted within the park's zoning. The priority, however, is to attract research and development, general office, light manufacturing, and high technology uses to the park.
While it would be difficult to identify all specific uses within the above categories that are permitted, listed below are some uses that RIT will specifically not allow within the park. The list is not exhaustive and the absence of a use from the list does not signify approval of such use within the park:
- Beer distribution
- Alcohol related breweries and distilleries
- Trash incinerators
- Automobile dismantling or junkyards
- Petroleum refining and distribution
- Manufacture of explosives, fireworks, pyrotechnic devices
- Rock and stone crushing mills
- Storage facilities
- Drive-in theaters
- Rifle ranges
- Used car lots
- Salvage operations
- Sorting or bailing
III. Other Conditions and Limitations
The following conditions and limitations are to be considered in conjunction with the specific use restrictions outlined above.
- With the exception of construction, renovation, and repairs, permitted uses shall not produce noxious or offensive odors, gases, fumes, excessive noise, off-site vibration, or glare.
- Uses shall meet all requirements of regulatory agencies, including but not limited to, the NYS DEC, The Army Corps of Engineers, the Monroe County Pure Waters Agency, the Monroe County Air Pollution Control.
- Outdoor storage shall be located in such a manner as to minimize visibility: first, from East River Road; second, from Bailey Road; and third, from the park access road.
IV. Architectural/Site Standards
The intent of the guidelines is to assure that buildings within the park are aesthetically compatible with one another and with the surrounding neighborhood. The expected uses within the park vary as described in Section II. The guidelines, therefore, are general enough to allow each user to design facilities that are appropriate and economical for their function without detracting from the park ambiance. No building shall exceed forty (40) feet in height except by special permit granted by the Town Board.
- Exterior materials must give the appearance of high-quality and tasteful design. Materials must have a durability equivalent to that expected of contemporary office buildings. Appropriate materials include, but are not limited to, masonry (e.g., brick or architectural block), glass, synthetic plaster, pre-cast concrete, or stone.
- Materials of lesser durability shall be limited to the rear facade of the buildings and shall comprise no more than one-third of the surface area of the front and side facades. Materials considered of lesser durability and appearance include, but are not limited to, metal panels, fiberglass panels, vinyl or aluminum siding, or wood shingles.
- Exterior colors shall be subtle and have a uniform appearance. The contrast between trim or mortar and the dominant exterior finish should be moderate and tasteful. The dominant exterior shall have earth-tone shades, such as gray, tan, brown, rust, red, etc.
- Signage for all businesses within the RIT Business and Technology Park must conform to the signage specifications developed for the park. The signs identifying the name of the business must be located near the main entrance to the specific business; the signs must be lighted; the signage construction should be of the same design and masonry used for the main signage (if the particular brick is no longer available, the closest surviving match to that brick/masonry should be used). Each signage area must be landscaped using a similar design as the main park signage. Each parcel owner will be responsible for installation and maintenance of their signage as well as the landscaping. Flashing signs are not permitted. Neon or lighted trim is not permitted with the exception of temporary holiday lighting. All signage must conform to the Town of Henrietta code and permits must be obtained directly from the Town.
- Building setbacks are specified by the Town of Henrietta Zoning ordinance. Should any variance be approved pertaining to the overall park, they shall apply to these guidelines as well. The setback requirements as of this writing are as follows:
Front Yard Minimum one hundred twenty-five (125) feet Side Yard Five (5) feet Corner Lots Fifty (50) feet Rear Yard Sixty (60) feet
- Utilities including electric, telephone, fiber optics, etc., shall be located underground.
- Parking ratios shall meet or exceed those set forth by the Zoning Code of the Town of Henrietta or that achieved by variance, if applicable. Parking on the loop road shall be prohibited. The Town of Henrietta Code requires the following:
- Greater of one (1) space per four hundred (400) square feet of gross floor area, or one (1) space for every three (3) employees.
- At least one (1) space per three hundred (300) square feet.
- Parking areas shall be screened with landscaped berms, shrubs, trees, or other materials providing a natural and harmonious appearance with the buildings and surrounding area. Vehicles need not be completely screened from sight, but rather, a visible break should be provided between public areas and parking areas.
- Screening should be provided for mechanical equipment and dumpsters. Reasonable efforts should be made to position such equipment at the rear of the buildings. Rooftop equipment should be positioned in a manner that minimizes its visibility from public areas.
- Site lighting shall be designed so that light sources are facing in a generally downward direction and shielded to reduce glare. High-pressure sodium lighting, producing a yellow or soft glow, is preferred. Poles shall not exceed 30 feet unless safety and engineering concerns indicate otherwise. Site lighting shall average no more than one foot candle of illumination at the outer perimeter of the park.
- Landscaping materials shall be well adapted and suitable for the soil conditions and climate. There are not specific restrictions except that each parcel owner shall be responsible for maintenance of all plantings, lawns, parking lots, and structures within the parcel boundaries. Reasonable efforts shall be made to water lawns as needed, fertilize, remove weeds and debris, and generally keep the grounds in a healthy and attractive condition.
Lot coverage shall not exceed zoning requirements. The minimum lot size shall be one acre. Coverage, defined as pavement, structures, and sidewalks shall not exceed 85% on any parcel and shall not exceed 75% of the area of the park in total. Wetlands, buffers, ponds and berms shall be included as part of specific parcel acreage where applicable and the total park acreage for purposes of the calculation.