In any commercial or industrial district, any use which would otherwise be permitted without obtaining a special use permit shall be allowed only after obtaining a special use permit from the Town Board in accordance with the procedures set forth in Article XII of this chapter, if the premises where such use is proposed is within 500 feet of premises owned by a school, college, university or other educational institution or within 500 feet of premises occupied and used exclusively for educational or religious purposes. The five-hundred-foot distance shall be measured on a straight line between the nearest boundaries of the respective premises.