A.
The following section establishes design guidelines
specific to the Village Centre. These design guidelines provide applicants
and the Planning Board with written guidance as to form and appearance
of desired development. The Planning Board may interpret the application
of the design guidelines to specific projects with flexibility. It
is hoped that this flexibility will encourage creativity on the part
of project designers while maintaining a sense of compatibility with
the existing built environment. While these guidelines are not legislative
requirements, the Planning Board will apply them during site plan
review to achieve a high level of design quality.
B.
The intent of the guidelines is to accomplish the
following goals:
(1)
To encourage buildings that are sited and constructed
with a form and appearance that is compatible with their surroundings;
(2)
To provide for appropriate transitions between the
public area of the street and the private area of the building;
(3)
To ensure that buildings have attractive entrances;
(4)
To ensure that buildings are attractively landscaped
and that the landscaping or other screening techniques adequately
buffer adjacent areas and uses where necessary;
(5)
To protect the external historic spaces within the
Village; and
(6)
To minimize or avoid adverse impacts.
C.
Adoption of these guidelines implements one of the
recommendations of the Village of Hudson Falls Comprehensive Plan,
which was adopted by the Village Board on June 14, 2004. The adoption
of these guidelines is intended to help build and preserve the Village's
historic and architectural character, and to help build the community
in a manner that will enhance the economic development and vitality
of life in the Village.
These guidelines shall apply to the construction,
addition, remodeling or alteration of any public, commercial or multifamily
residential project in the Village Centre District. This district
includes all lands directly abutting New York State Route 4, also
known as Main Street, between Clark Street and John Street.
The Planning Board may modify the guidelines
herein upon written finding that such modification is warranted. Circumstances
that shall warrant modification of the guidelines may include, but
are not limited to, physical constraints, such as the location of
existing buildings, and excessive cost. In reviewing any proposed
modification, the Planning Board shall consider whether granting the
modification will be consistent with the purposes of these guidelines,
the Village's adopted plans and the following principles:
A.
The general design and character of the property is
in harmony with the neighboring properties in the district.
B.
The scale of the proposal is in relation to the site
and neighboring properties.
C.
The visual compatibility of the proposal is in harmony
with surrounding properties, including materials, height, setbacks,
roof shape, windows and door arrangements, and the orientation of
the building in relation to the street.
Currently the Village Centre District contains
many historic structures that were built primarily in the period spanning
from the 1810s to the 1930s. The majority of these structures were
built in the last quarter of the 19th century. These structures represent
a wide variety of vernacular architectural styles and original uses.
The objective of this district is to keep the Village's original historic
architectural character as per the Comprehensive Plan. The purpose
of these design guidelines is to protect the overall historic character
of this district.
A.
Characteristics of the Village Centre corridor. The
historic Main Street will convey traffic, especially with the state's
future plans for Route 4 reconstruction; however, it will also have
safe, wide sidewalks to promote a high level of pedestrian activity.
Primary shop entrances will be located on Main Street through recessed
doors. On-street parking will be convenient and will not interfere
with pedestrian activity. Parking will be either in public spaces,
to the side or in the rear of the buildings and will provide easy
access while ensuring an attractive physical appearance along the
Village's main thoroughfare.
B.
Design objectives for the Village Centre.
(1)
The primary objective of this district is to preserve
the original architectural design of existing buildings and the overall
historic and architectural character of the district and to enhance
the community's historic sense of place. The general design and character
of the property shall be developed so that it is in harmony with the
neighboring properties in the district.
(2)
New structures and/or exterior modifications to existing
structures within the Village Centre shall be in harmony and in keeping
with the structure's original architecture and compatible with the
surrounding neighborhood.
C.
Streetscape elements for the Village Centre.
(1)
Building height. The buildings should be two to four
stories in height.
(2)
Building line. New construction shall build to the
sidewalk line where practicable.
(3)
Store entrances. Individual store entrances should
be made of wood, brick, stone or glass. No more than two materials
should be used in any entranceway.
(4)
Sidewalks. Replacement sidewalks should be at least
the same width as those being replaced, no less than five feet in
width and ADA compliant. They must be constructed of concrete or brick.
Public seating is encouraged.
(5)
Site lights. Use a pedestrian-scale, low-intensity,
high-quality light to provide good, uniform visibility while avoiding
light pollution. Period lighting from the 19th century is encouraged.
Top-mounted fixtures are the best choice for lighting signs because
they focus light onto the sign without spilling into the street or
adjacent properties. Other options include post lamps that direct
light down on the subject location. Wall light with reflectors are
the best choice for pedestrian areas. Metal halides are the best choice
for retail areas. Metal halide products are also good options for
parking lots. They are generally perceived as efficient (20,000 hours)
and they cast a clear, white light.
(6)
Awnings and canopies. Matching, retractable, fire-retardant
awnings will provide thematic character in the Village Centre. The
awning drip edge should be no less than 7.5 feet above the sidewalk.
Awnings shall also not exceed six feet from the building and shall
not impede the sight line of vehicle traffic. Awnings are temporary
structures and exempt from setback requirements.
(7)
Drive-through windows. Drive-through windows will
be discouraged.
(8)
Dumpsters. Applicants are encouraged to conceal, screen
or enclose dumpsters so that they are not visible from the street
or the sidewalk.
(9)
Parking. Parking should be well designed and landscaped.
Parking should complement the building and street. It is recommended
that at least one three-inches-diameter tree be planted for every
10 parking spaces. Applicants are encouraged to create parking islands
with shade trees and/or low edge hedges, stone walls or attractive
fencing. Applicants are further encouraged to cover blacktop with
bricks, pavers or textured surfaces at crosswalks and to make use
of grass to absorb and/or reduce water runoff. Parking lots should
be behind or to the side of the building, behind the front building
line and can be broken into two or more areas.
(10)
Landscaping. Good landscaping enhances the site,
not hides it. Principles for general landscaping include establishing
an open space system for each site; use of natural resources such
as low-maintenance native plants; use of a diversity of plant species
and trees; plantings along public frontage; and landscaping to frame
views of architecture.
(11)
Public art. Property owners are encouraged to
provide outdoor public art on their property. Artwork may be freestanding,
mosaic or can be incorporated into a building wall. It should be appropriate
for its site and the size of the building and must be approved by
the Planning Board.
D.
Architectural elements of the Village Centre. Providing
architectural guidelines will further ensure the desired effect of
continuity and unity throughout the corridor. Building materials,
height, lines, window patterns, shop fronts, etc., are elements that
can be developed in an interrelated fashion in order to create a sense
of place. All new construction, including new construction attached
to existing buildings, should reference the positive, desirable features
of existing buildings.
(1)
Principal features.
(a)
Street-level continuity of shop fronts.
[1]
There shall be a street-level expression line
pulling together the ground-level shop fronts.
[2]
There shall be distinction of appearance for
upper stories.
[3]
Roof design and building fenestration shall
be compatible and in harmony with surrounding buildings.
[4]
Windows shall be symmetrical and in proportion
to one another and compatible with existing architecture.
(b)
Exterior alterations to existing buildings,
including the removal and replacement of architectural features (i.e.,
cornices or other ornamental trim), new construction attached to an
original building and secondary new structures, shall use materials
that match or are compatible with the surface materials of the existing
building, continuing the same visual and textural qualities of the
original materials. When practicable, the same materials shall be
used (i.e., bricks, shingles, clapboard).
(c)
The style, size and shape of replacement windows
and doors shall follow the historic construction of the building,
and the materials must be compatible and in harmony with existing
architecture.
(d)
No vinyl siding is allowed for new construction
or renovations in this district.
(2)
Signage.
(a)
The signs of individual establishments cannot
block architectural features or be mounted over the respective shop
fronts. Signs may be placed on the field of the building or placed
perpendicular to the building. Freestanding signs are only needed
when the building is set back too far from the street. Signs are subject
to Planning Board approval.
(b)
A good sign passes three tests: it conveys its
message clearly and quickly; it fits compatibly within the structure
and its surroundings; and it promotes a visual image easily associated
with the entire community. A good sign has few words and colors, and
is combined with a symbol or logo for quick recognition. Dark backgrounds
with light lettering are recommended. Natural looking materials are
preferred, including wood and metal signs with masonry or landscaped
base.
(3)
Shop fronts. A minimum of 60% of the front facade
of a shop area must be clear glass, beginning within 24 inches from
above the sidewalk to enable visibility into stores and/or display
windows. First-floor front wall area, above and below the window area,
should be framed with infill panels of wood, specifically medium-density
overlay (MDO) plywood, framed with one-inch-by-three-inch pine boards
with cove moldings along inside edges of the plywood surface. No vinyl
should be used in this area.
(4)
Through-store passage. Stores that connect to both
Main Street and a rear parking lot shall provide access to both. This
allows for pedestrian through passage, encouraging both pedestrian
and rear parking.
