[Added 3-16-2015 by L.L.
No. 4-2015]
1. Figure 1.1. Conceptual rendering of Clifton Country Road, as envisioned
in the Clifton Park Town Center Plan, includes on-street parking and
retail shopfronts in a more pedestrian-oriented environment. Figure 1.2. Partial conceptual plan rendering
of Clifton Park Town Center, depicting new infill development, linear
parks and a parking garage around the mall. Figure 1.3. Conceptual perspective rendering of Clifton Park Town
Center, depicting the potential of a vibrant new mixed-use neighborhood
of shops and apartments.
The Clifton Park Town Center Plan.
A.
In 2011, the Town of Clifton Park sought to develop a consensus vision
for the look, feel and function of a future "Town Center" in its existing
Exit 9 commercial area. Funding for this effort was provided by the
Capital District Transportation Committee (CDTC).
B.
Town officials, with the assistance of planning consultants, worked
to imagine how this neighborhood could evolve over time with redevelopment
into a more-attractive mixed-use commercial center of activity. The
goal was to create a rich atmosphere which was pedestrian and bicycle
friendly and the "heart" of the community.
C.
Two public workshops were held to invite local residents, business
owners and landowners to discuss what they would like to see. The
result of these dialogs was used to shape a guidance document titled
"The Clifton Park Town Center Plan," which was adopted in April of
2012.
2.
How and why this code was created.
A.
It was understood that in order to realize the ideas and visions
outlined in the Clifton Park Town Center Plan, the existing zoning
for this area of town would need to be reconstructed, and consensus
built among local residents and property owners about how it should
work. A form-based zoning approach was chosen because it utilizes
graphics to explain what the desired form and appearance of development
should be with an eye toward creating beautiful places and a streamlined
development review process which encourages revitalization. With the
assistance of additional funding by the CDTC, the follow-up work was
commenced in 2013 to develop a new form-based zoning code which would
allow and encourage the type of redevelopment outlined in the Town
Center Plan.
B.
Two additional public workshops were held to discuss the specific
ideas and approaches to this form-based zoning. The input received
from the public, Town officials, landowners and business owners was
used to shape this new zoning code.
C.
It is our hope that this work will, over time, help the Clifton Park
Town Center to evolve into a vibrant, attractive, mixed-use shopping
destination for all to enjoy.
1.
Purpose and applicability.
A.
Purpose. The purpose of this form-based zoning code
is to enable, guide and implement many of the ideas and visions outlined
in the adopted Clifton Park Town Center Master Plan, specifically:
(1)
Enable and encourage property reinvestment through renovations,
expansions, redevelopment, and new construction to strengthen the
private sector position and tax base;
(2)
Create a more-vibrant center of activity throughout the day
and night with a reasonable mix of commercial and residential uses
supporting one another;
(3)
Provide an attractive mix of green lawns, park space, shade
trees, multi-use paths, activity areas and civic uses for the public
enjoyment;
(4)
Allow for additional housing types and opportunities;
(5)
Replace the visual prominence of large parking lots with attractive
architecture, public spaces and sidewalks to create a more bicycle
and pedestrian friendly commercial center with connections to adjacent
residential neighborhoods;
(6)
Encourage more-efficient use of land area with multistory buildings
which utilize shared parking and structured parking;
(7)
Encourage improved stormwater management with reduced impervious
surface, raingardens, shared stormwater retention areas and other
latest industry practices; and
(8)
Provide an easy-to-understand and predictable code through the
use of illustrated building form standards and architectural guidelines
which will create the desired types of development and streamline
the review and approval process.
B.
Applicability. This code applies to all new development,
renovations, redevelopment, changes of use and site plan approvals
within the Town Center Zoning Districts, as identified on the Town
of Clifton Park Zoning Map.
(1)
Any building permit or site plan approval issued before the date of adoption, or subsequent amendment, of this chapter (reference § 208-97, Nonconforming land, structures and uses) shall remain in effect, except as noted below.
(a)
Project approvals issued under this code shall expire if a building
permit is not issued for such project within two years, or construction
has not commenced within five years, of the date of approval.
(b)
Applicants who have received project approvals prior to the
date of adoption of this chapter may still choose to comply with this
code voluntarily.
2.
Standards vs. guidelines.
This code includes both standards which are required to be met,
as well as guidelines which are encouraged, but not enforced. As such,
provisions designated as "shall" or "will" are required, while provisions
designated as "should" are encouraged.
3.
Planning Board authority to modify dimensional standards.
Recognizing that this form-based code is being applied to a highly developed area, it is anticipated that strict compliance with every dimensional standard may not always be practical or necessary to meet the purposes of this chapter. (See § 208-22, Subsection 9, Preferred incremental change.) In such cases, the Planning Board is therefore authorized to modify the dimensional standards set forth to the extent necessary and appropriate to accommodate existing limitations with a super-majority vote (majority plus one), provided all of the following findings are made by the Planning Board in rendering it's decision that such modification:
A.
Is necessary to reasonably accommodate existing site constraints
or development limitations; and
B.
Does not create an undue adverse effect on abutting properties or
uses; and
C.
Does not increase the number of stories of a building; and
D.
Does not conflict with the intent of the standard being waived or
modified; and
E.
Allows for an improvement that will add to the overall vitality of
the Town Center area and advances the purposes of this chapter of
the Town Code.
4.
Conflicts and severability.
In the event of a conflict with this article and other sections
of the Town Zoning Code the provision of this article shall apply.
In the event of a conflict between diagrams or illustrations and the
written text of this chapter, the written text shall apply. Should
any provision of this chapter be declared illegal or unconstitutional
by a court of competent jurisdiction to the extent that the other
provisions of this chapter can be implemented without such illegal
or unconstitutional provision, such other provisions shall remain
in effect.
5.
Administrative authority.
A.
Administrative review. The Planning Director is hereby authorized
to undertake the administrative review and approval of the following
types of applications and shall coordinate such review with any other
Town Code review requirements with the Zoning Enforcement Officer,
emergency responders, and highway or other agency officials as/if
deemed necessary by the Planning Director:
(1)
Construction or modification of parking lot areas affecting
10 spaces or fewer;
(2)
Fences, landscape walls and berms, awnings;
(3)
Stormwater management improvements of 5,000 square feet or less;
(4)
Lot line adjustments;
In addition, the Planning Director is hereby authorized to undertake
the administrative review and approval of certain project applications,
subject to the following thresholds and conditions:
|
(5)
Additions of no more than 2,500 square feet to existing buildings
located 500 feet or more from an abutting residential district;
(6)
Simple renovations such as door and window changes, re-siding,
re-roofing, and enclosing entryways;
(7)
Compliance with conditions of approval as specified in a prior
written decision of the Planning Board;
(8)
Minor amendments to development applications previously approved
by the Planning Board where the proposed amendment otherwise qualifies
for administrative review and will not substantively alter any findings
of fact or Planning Board decision and related conditions of approval;
and
(9)
Transit node of no more than two bus pull-off spaces or 10 automobile
parking spaces.
B.
Further delegation by the Planning Board. In addition to administrative
review and approval authorized above, the Planning Board may authorize
the administrative review and approval of additional applications
where such delegation of authority is permitted by law and is specified
in writing in the Planning Board's Rules of Procedure with clearly
specified thresholds and conditions under which the Planning Board
classifies an application as eligible for administrative review. The
thresholds and conditions shall be structured such that no new development
shall be approved that results in a substantial adverse impact under
any of the standards set forth in the bylaws. No amendment issued
as an administrative review shall have the effect of substantively
altering any of the findings of fact or Planning Board decision.
C.
Consent agenda. The Planning Board may require that administrative
review applications be placed on a consent agenda at the next Planning
Board meeting. As part of the consent agenda process, the Planning
Board may review and modify the administrative review of the Planning
Director or otherwise approve any items on the consent agenda as a
group or individually.
6.
Administrative vs. design development review.
A.
Applications reviewed for compliance with this chapter may be either
approved through administrative review or shall be approved through
design development review (DDR). The purpose of administrative review
is to streamline the approval process where possible for smaller or
more-straightforward applications.
B.
The Planning Director is authorized to administratively review and
approve all applications which clearly conform to all the applicable
principles and standards of this chapter, or to deny approval if it
does not conform. Applications which are denied may reapply after
appropriate modification, and/or the applicant may request a full
design development review instead.
C.
If the Planning Director determines that an application requires
interpretation or discretionary judgment with respect to compliance
with the standards and guidelines of this chapter, the application
shall be referred to a Technical Advisory Committee (TAC), hereby
established.
(1)
The Technical Advisory Committee (TAC) shall consist of: the
Chairperson (or Vice Chairperson) of the Planning Board, a Director
of Building and Development, the Planning Director and the Planning
Board Attorney. This review committee may be augmented as deemed necessary
by the Planning Director with other Town officials and the Town-designated
engineer (TDE) and Town-designated design professional (TDP) consulting
firms.
7.
Review and approval process.
A.
Schematic conference. At the very early stages of concept
design, prior to developing any detailed architectural/engineering
drawings or filing a formal application, the applicant shall schedule
an informal (preapplication) schematic conference with the Planning
Director to discuss the general project intentions and review the
code and it's procedures. The purpose of this conference is early
detection of any potential design or other concerns before the applicant
has expended time and funds on design and engineering plans which
may require significant changes.
(1)
A request for a schematic conference shall be accompanied by
a very basic site schematic/layout plans and a copy of any additional
information the applicant wishes to discuss.
(2)
After the conference, the Planning Director will provide to
the applicant a preliminary list of recommendations related to the
development plans, such as: variances or permits required; initial
design feedback; guidance on which types of technical studies may
be necessary; and identification of any TDE/TDP review that might
be necessary before approvals can be granted.
(3)
If it is determined that the application would qualify for administrative
review as submitted, or with only minor modifications, the Planning
Director shall inform the applicant, within 30 days, of what additional
steps, changes, forms and fees would be required to submit a formal
application. Once submitted, the formal application may be approved,
approved with modifications or denied as part of administrative review.
Other applications shall proceed to the concept development meeting.
B.
Design development review.
(1)
Concept development meeting. After the schematic
conference, the applicant shall prepare additionally revised design
plans, including any suggested modifications, required studies and
information requested in the previous meeting. Once prepared, the
applicant shall submit these materials to schedule an informal concept
development meeting with the TAC.
(a)
If it was determined that an escrow account should be established
to cover the review fees by private consulting TDE or TDP firms, such
account shall be set up and funded by the applicant prior to the meeting.
(b)
The TAC, including any additional review members deemed necessary
by the Planning Director, shall review and discuss the proposed project
at the meeting with the applicant. The purpose of this meeting is
early detection of any potential design concerns before the applicant
has expended significant time and funds on final design and engineering
for full Planning Board review.
(c)
After the concept development meeting, the Planning Director
will provide to the applicant a nonbinding list of recommendations
related to the design plans and meeting discussion, follow up with
the TDE/TDP as/if required, as well as identify if the application
is ready to proceed to formal design development review and the next
steps in the review and approval process.
(2)
Formal application and design development meeting. Formal applications for design development review shall be submitted
to the Planning Director along with any required plans, forms, fees
and studies.
(a)
Any required variances or special use permits shall be obtained
prior to or in parallel with the formal application process.
(b)
The Planning Director shall refer a copy of the application
to the Saratoga County Planning Board for review under New York General
Municipal Law 239-m for projects that cause a physical change in access
to a state or county highway.
(c)
Applications shall be reviewed for completeness. The Planning
Office will notify the applicant if his/her/its application is complete
or not and identify any missing information which must still be submitted.
The applicant must submit the requested information within 60 days
of notification or the application will be deemed withdrawn, forfeiting
any application fees.
(d)
Complete applications will be forwarded to the appropriate Town
departments or review consultants to verify consistency with this
chapter.
(e)
The Planning Board shall approve, approve with modifications,
or deny the application within 60 days from submission/completion
of the SEQR process, in writing to the applicant, detailing the findings/determinations
for its decision.
C.
Public hearing. A public hearing shall be required for any project
that is categorized as a Type 1 action pursuant to the New York State
Environmental Quality Review Act and its implementing regulations
prior to final decision by the Planning Board on a design development
review. The Planning Board may but is not otherwise obligated to require
a project that is not a Type 1 action to have a public hearing.
1.
Regulating Plan interpretation.
The Regulating Plan is intended as a general guide to the desired
future development patterns within the Town Center. To provide for
design creativity and flexibility, some elements of the plan are intended
only as a suggested outcome and should not be interpreted literally
or strictly required. These include:
2.
Other elements of the Regulating Plan, however, are intended to be
maintained as shown, as follows:
3.
Zones.
The Clifton Park Town Center Zoning hereby establishes the following
development zones, as shown on the Regulating Plan and the Town of
Clifton Park Zoning Map, as amended herein:
A.
TC6 - Boulevard. The
Boulevard Zone is intended to define the character of the primary
boulevard through the Town Center. This boulevard is designed to showcase
the large lawns, shade trees, planted medians and a multi-use path
as a "parklike" setting, fronted on either side by continuous shopfronts,
sidewalks and outdoor patios. Bisecting Route 146 with gateway median
designs and architectural tower elements, it seeks to attract visitors
into the Town Center neighborhood. Mixed-use buildings up to five
stories, with residential dwelling units only permitted above commercial
space.
B.
TC5 - Neighborhood. The
Town Center Neighborhood Zone is intended to be the core pedestrian
shopping area and mixed-use neighborhood. A network of side streets
with wide sidewalks, street trees and commercial shopfronts served
by on-street parking, hidden parking lots and garages tucked within
the center of the blocks. Three-story mixed-use buildings, with residential
dwelling units only permitted above commercial space. Provides incentives
to permit up to five-story buildings in return for providing structured
parking.
C.
TNGB-Neighborhood General Business. The Neighborhood General
Business Zone is intended to become a mixed use, walkable node with
a smaller neighborhood scale providing commercial uses and services
while also accommodating compact residential uses. Two-story mixed
use buildings and multifamily residential uses are permitted.
[Added L.L. No. 3-2021[1]]
[1]
Editor's Note: This local law also redesignated former Subsections
3C through H as Subsections 3D through I, respectiveluy.
D.
TC4 - Transition. The
Transition Zone is intended to create a transitional zone to outlying
areas of the Town Center and neighboring residential areas. Three-story
buildings with primarily commercial office uses, with some limited
retail and residential uses.
E.
TC3 - General. The General
Zone is intended to allow for more suburban lot configurations of
commercial and office uses along the Route 146 corridor which would
not be suitable for the central neighborhood portions. Three-story
buildings.
F.
TC2 - Edge. The Edge
Zone is intended to create a transitional zone between the central
commercial districts and the outlying residential areas with lower-intensity
development and shorter building heights. Three-story buildings, primarily
residential in nature, but does allow for some limited supporting
commercial uses as part of the development.
G.
TC1 - Highway. The Highway
Zone is intended to allow for more suburban lot configurations of
commercial and office uses along the Northway corridor which would
not be suitable for the central neighborhood portions. Emphasis is
placed on providing attractive architecture which will be viewed from
both the front and the back, with increased tree buffers, landscaping
and architectural standards along the Northway frontage to maintain
an attractive presence along the highway.
H.
OS - Open Space. The Open Space Zone represents the
goal of providing attractive landscaped or natural areas with trees,
landscaping and buffers where possible which will enhance the overall
visual appeal of the Town Center for the benefit of everyone. This
zone is intended to suggest and promote areas for small parks, trails,
open lawns, watershed management and recreational areas for the future
use and enjoyment of shoppers and residents. This zone is not intended
to require any specific property to be set aside as open space. Green
lawns, shade trees, playgrounds, picnic areas, multi-use paths and
attractive landscaping are to be considered as goals and determined
on a project basis during development review. Once designated on an
approved plan, no commercial or residential uses are permitted. The
Open Space Zone boundaries are representational of the amount and
general location of open space, buffer or amenity area to be set aside
from a Master Plan perspective. The actual location, extent, design,
level of improvement and management (public, private, nonprofit) shall
be determined as part of the design development review for the parcel(s).
I.
DO - Design Overlay. The Design Overlay is an overlay district to address areas outside of the original Town Center Master Plan that are logical extensions of the Town Center area but which have not been master-planned. Development projects in this area are required to go through the full design development review process in order to ensure proper development. A collaborative design development review process under the Design Overlay shall include the property owner(s)/contract vendee, the Town Technical Advisory Committee, the Town-designated engineer, and the Town-designated design professional to determine how to best advance the recommendations of the Clifton Park Town Center Master Plan and the project development plan. The permitted uses of the underlying zoning districts may be modified through the planned development district process pursuant to the objectives of Article XI, Planned Development Districts. This collaborative process shall include consideration for connecting Moe Road to Maxwell Road Extension, multi-use pathway connections to Moe Road, Collins Park and to the Clifton Park-Halfmoon Library and set aside of approximately 30% of the property as public open or civic space, which may include multipurpose paths, connector roads, green infrastructure/stormwater management areas, and pocket parks and greens. The underlying zone designation per the Regulating Plan will not become effective until conclusion of the full design development review process.
[Amended 11-9-2015 by L.L. No. 12-2015]
4.
Allowable uses.
A.
The allowable uses in each development zone are as set forth in Table
3-1, Allowed Uses.
[Amended 6-5-2017 by L.L.
No. 1-2017; 1-19-2021 by L.L. No. 3-2021; 10-18-2021 by L.L. No. 6-2021]
TABLE 3-1 Allowed Uses
| ||||||||
---|---|---|---|---|---|---|---|---|
Use Type(See Definitions)
|
TC6
Boulevard
|
TC5
Neighborhood
|
TNGB
Neighborhood General Business
|
TC4
Transition
|
TC3
General
|
TC2
Edge
|
TC1
Highway
| |
Commercial
|
Animal, pet grooming
| |||||||
Animal, veterinary services
| ||||||||
Assembly or auditorium, indoor
| ||||||||
Automotive, fuel sales
| ||||||||
Automotive, service or wash
| ||||||||
Automotive, sales
| ||||||||
Bank
| ||||||||
Bank, drive-thru
| ||||||||
Bar or tavern
| ||||||||
Club, live performance
| ||||||||
Club, indoor
| ||||||||
Commercial amusement, indoor
| ||||||||
Dry cleaning
| ||||||||
Home occupation
| ||||||||
Hotel
| ||||||||
Laundromat
| ||||||||
Medical services, outpatient
| ||||||||
Office
| ||||||||
Personal care
| ||||||||
Repair and maintenance, light
| ||||||||
Restaurant
| ||||||||
Restaurant, drive-thru
| ||||||||
Restaurant, outdoor seating
| ||||||||
Retail
| ||||||||
Retail, drive-thru
| ||||||||
Retail, outdoor display
| ||||||||
Self-storage facility, climate-controlled
| ||||||||
Tier 1 solar energy system
| ||||||||
Residential
|
Dwelling, semidetached
| |||||||
Nursing home
| ||||||||
Residence, multifamily
| ||||||||
Residence, mixed-use multifamily
|
*
| |||||||
Senior housing
| ||||||||
Tier 1 solar energy system
| ||||||||
Civic/Public
|
Cultural center
| |||||||
Day-care home
| ||||||||
Municipal office or public safety facility
| ||||||||
Parking, structured above-grade
| ||||||||
Parking, structured below- or at-grade
| ||||||||
Public open space or park
| ||||||||
Religious facility
| ||||||||
School, nursery or K-12
| ||||||||
School, vocational
| ||||||||
Tier 1 solar energy system
| ||||||||
Transit node
| ||||||||
Transit hub
| ||||||||
Utility, telecommunication tower
| ||||||||
Utility, general public service
|
Notes:
| ||
Green
|
=
|
Use permitted
|
Yellow
|
=
|
Special permit
|
Uses not listed, or blank cells, indicate use not permitted.
Some not-permitted uses are still listed in order to avoid ambiguity
with similar functions. See § 280-22, Subsection 5, of the
Town Code for special permit use considerations.
| ||
* Exclusion note: Not permitted east of I-87, south of Route
146 and west of Route 9.
|
5.
Special permit uses.
A.
Bank, drive-thru. Bank drive-thrus, including drive-up ATMs and freestanding
kiosks, shall be located at the rear of the building and screened
from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.
B.
Home occupation. The home shall be the actual place of residence
of the person conducting the home occupation and:
(1)
The applicant shall provide an affidavit setting forth the scope
of operations proposed and demonstrate that there will be no noise,
odor, smoke, glare or vibration beyond the property line. The Planning
Board shall make appropriate findings with respect to location, intensity
of use, parking and any other factors that may affect neighboring
properties and may require specific performance standards to limit
impacts to adjacent properties with regard to air quality, noise,
visual impact, emissions, and other reasonable concerns that may be
applicable to the use.
(2)
There shall be no more than one home occupation per residential
building, and no more than two employees may be permitted.
(3)
The use, including related storage, may occupy no more than
25% of the habitable floor area of the existing principal residence
or no more than 500 square feet in the principal residence.
(4)
The home occupation shall not involve the outdoor display of
any materials or goods.
(5)
The home occupation shall not involve the on-site use or storage
of any commercial vehicles or construction equipment or mechanical
equipment except for one vehicle not over 6,000 pounds.
C.
Personal care. Personal care services are permitted in the TC2 Zone
by special permit as an accessory use, provided that all such establishments
are limited to no more than 1,500 square feet of gross floor area
or 10% of the total building footprint area, whichever is greater.
D.
Retail. Retail uses are permitted in the TC2 Zone by special permit
as an accessory use, provided that all such establishments are limited
to no more than 2,000 square feet of gross floor area or 10% of the
total building footprint area, whichever is greater.
E.
Retail, drive-thru. Retail establishments with drive-thru services
shall locate such service at the rear of the building and screened
from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.
F.
Retail, outdoor display. The outdoor display or storage of retail
merchandise shall be limited to business hours. The display of motorized
vehicles or equipment, such as lawnmowers, snowblowers, ATVs, snowmobiles
and similar items, is not permitted in the TC6 Zone.
G.
Restaurant, drive-thru. Restaurant establishments with drive-thru
services shall locate such service at the rear of the building and
screened from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.
H.
Parking, structured above-grade. Above-grade parking structures shall
be screened from view behind primary buildings, false facades or otherwise
concealed in appearance through design measures as follows:
(1)
A minimum of 40% of the exterior surface area of the garage
facades facing a public way or sidewalk shall be clad in materials
such as brick, stone, green-wall (e.g., ivy), decorative metalwork,
wood trim or other materials as approved by the Planning Board in
lieu of bare structural concrete or masonry, to present an attractive
appearance.
(2)
In addition to any other perimeter landscaping used or required,
trees shall be planted at regular intervals to align with openings
in the structure along facades facing a public street or highway.
(3)
All parking and security lighting shall be provided from fully
shielded, downward-facing lamps which direct the light only into the
immediate parking areas as required for use.
6.
Residential density.
A.
The allowable base residential density within the Town Center shall
not exceed 10 dwelling units per acre, exclusive of undevelopable
lands, up to a maximum of 50 dwelling units per project.
B.
Additional residential density above the allowable base levels may
be permitted, with Town Board approval, pursuant to the procedures
outlined in § 208-22.6E and F, below, provided the applicant
provides for the design and/or construction of additional amenities
within the Town Center for the use and enjoyment of the general public.
The amenities shall include provisions for on-site and/or off-site
improvements beyond those required to service the needs of the subject
project.
[Amended 6-14-2021 by L.L. No. 4-2021]
C.
These amenities may include the following, or a combination thereof,
but are not limited to:
(1)
A parking garage or deck, where not less than 50% of the parking
spaces provided are available to the public (minimum 100 spaces).
(2)
Recreational areas such as a public park or playground, maintained
by the applicant, which is designed as an integral part of the development,
readily visible and accessible from the public way, not less than
1/4 acre in size.
(3)
Residential housing facilities for persons of low to moderate
income.
(4)
A stormwater retention or detention pond which captures or mitigates
local stormwaters within or from the Town Center boundaries.
(5)
A reduction in overall impervious surface area on the site,
resulting in a substantive decrease in stormwater runoff.
(6)
Payment of funds provided to the Town in lieu of or in combination
with proposed amenities of a sum to be determined by the Town Board,
which shall be deposited in a fund exclusively for community benefits
or improvements within the Town Center.
D.
The public amenities proposed must be commensurate, in the judgment
of the Town Board, with the requested density increase before they
may be approved. Consideration may be based on each additional residential
unit above the base density per 3,000 square feet of improvements,
or other criteria the Town Board may establish in a separate amenity
schedule which outlines equivalent reimbursements.
E.
Procedure.
[Added 4-20-2020 by L.L.
No. 3-2020]
(1)
Applications for an increase in residential density for parcels
within the Town Center Zones require Town Board approval through the
adoption of a local law. Applications for increases in residential
density in these zones shall be made to the Town Board through the
office of the Town Clerk.
(2)
Fees.
(a)
A nonrefundable fee of $1,500, payable to the Town of Clifton
Park, shall accompany the application to the Town Clerk.
(b)
The Town Board may require an applicant to deposit an additional
amount of $500, payable to the Town of Clifton Park, to pay for the
fees and/or costs of any engineer, consultant or attorney designated
by the Town Board to review such application. The fees and/or costs
charged by such engineer, consultant or attorney in connection with
such review will be charged against the sum deposited. Any amount
remaining shall be returned to the applicant within 45 days of final
action on the application.
(3)
Application requirements. The applicant shall submit an application
and five paper copies and 10 DVDs, in .pdf format, of a conceptual
development plan to the Town Board. A conceptual development plan
shall consist of the following:
(a)
A narrative description of the project setting forth its purpose,
desirability and impact on the immediately surrounding area in which
the project is proposed, as well as its projected effect on the Town
Center generally, paying particular attention to schools, traffic,
population, utilities, cultural and aesthetic resources, recreation,
wetlands, if any, and compatibility with neighborhood.
(b)
A description of any public amenities which will accompany the
proposal.
(c)
A survey of the property, showing existing site features, including
contours, buildings, structures, streets, utility easements, rights-of-way
and land uses within 500 feet.
(d)
Information on the intended construction sequence for buildings,
parking areas and landscaping.
(e)
A public utilities plan documenting the proposed location, size
and quantity of water, effluent and stormwater management facilities,
and capacity of existing facilities.
(4)
At the time of submission of the application for increased density
within the Town Center Zones the applicant shall submit, in addition
to otherwise required documentation, the following:
(a)
A reproduced copy of the Tax Map or extract of the Tax Map depicting
the parcel(s) of land proposed for the district and all lands within
a 500-foot distance from the perimeter thereof.
(b)
A schedule of the names and addresses of the property owners
within a 500-foot distance from the perimeter of the lands proposed
for the district as ascertained from the office of the Town Assessor.
(5)
Referral of the application. Prior to taking any action, the
Town Board may refer the application and accompanying documents to
the Planning Board for its review and recommendation, and to the County
Planning Board, pursuant to General Municipal Law § 239-m(3).
(a)
Notice. Prior to referring the proposal to the Planning Board
under this section, the Town Board will require satisfactory proof
that the property owners within 500 feet of the perimeter of the lands
proposed for the district approval have been notified in writing of
the nature (include a brief narrative about the project and its location,
number of units, approximate commercial square footage, etc.) of the
proposed district. Such notification shall include the following written
statement: "An application for a planned development district for
lands within 500 feet of your property is being proposed. The permit
application has been filed with the Town Clerk of the Town of Clifton
Park and may be reviewed by you during normal business hours at the
Town Hall. Please call the Town Clerk at 371-6651 if you have any
questions about the procedures to review this application and the
process for consideration of the proposal." Proof shall be deemed
satisfactory for purposes hereof if the applicant provides evidence
of mailing, by certified or registered mail or certificate of mailing,
and files the receipts with the submission. Regular mail is not satisfactory
notice.
F.
Planning Board review and recommendation.
[Added 4-20-2020 by L.L.
No. 3-2020]
(2)
Upon completion of its review, the Planning Board shall transmit,
in writing, to the Town Board its recommendation, which shall be advisory
only, regarding the application. The Planning Board may recommend
approval, approval with conditions or modifications, or disapproval
of the application, including a discussion of the proposal's compliance
with the following:
(a)
That the proposal is consistent with the Town's comprehensive
planning objectives.
(b)
That the proposal is consistent with the objectives of the Town
Center study documents and Town Center zoning amendments as expressed
in this article.
(c)
That the proposal complies with the general requirements listed
above in this article.
(d)
That the density proposed shall not be detrimental to the natural
characteristics of the site or adjacent land uses.
(e)
That each phase of the development, as it is proposed to be
completed, contains the required parking facilities, landscaping and
utilities necessary to create and sustain each phase independently.
(f)
That the proposal is conceptually sound in that it meets local
and area-wide needs and that the proposed roadways, pedestrian system,
land use configuration, open space system, stormwater management system
and scale of elements shall function singly and cumulatively and conform
to accepted design principles.
(g)
That there are adequate service and utilities available or proposed
to accommodate the development.
(h)
That the traffic generated by the proposal shall not have an
adverse impact on the existing transportation network.
(i)
A recommendation on the classification of the proposal and a
determination of significance under the State Environmental Quality
Review Act.
G.
Town Board action.
[Added 4-20-2020 by L.L.
No. 3-2020]
(1)
Parcels for which increased residential density applications
have been granted shall be listed herein as follows:
[Amended 4-20-2020 by L.L. No. 4-2020]
Owner
|
SBL Number
|
911 Address
|
Acreage
|
Base Density Number
|
Additional Density Number Sought
|
Total Density Number Approved
|
Date of Town Board Approval with Local Law Number
|
---|---|---|---|---|---|---|---|
451 Clifton Park Center Road LLC
|
271.-3-76.11
|
451 Clifton Park Center Road
|
3.15
|
39 residential units
|
2 residential units
|
41 residential units
|
June 14, 2021
L.L. No. 4-2021
|
Windsor Development
|
271.-3-81
|
15 Park Avenue
|
13.13
|
50 residential units
|
50 residential units
|
100 residential units
|
April 20, 2020
L.L. No. 4-2020
|
(2)
All setbacks and form standards of the original TC Zone remain
in full force and effect unless specifically modified by the local
law authorizing the density bonus for any parcel.
7.
Structured parking incentive.
A.
In order to encourage the creation of structured parking within the
Town Center, development proposals which include a structured parking
garage or deck may qualify for additional building heights within
the TC5 Zone, as follows:
(1)
The structured parking provided must accommodate 100% of the
required on-site parking needs for the uses on the additional floors;
and
(2)
Twenty percent of all on-site parking provided must be open
and readily accessible to the public, above and beyond the parking
required to service the needs of the subject project; and
(3)
Any structured parking provided within the footprint of the
building but less than six feet above grade shall not be counted against
the limits for overall building height or number of stories.
8.
Regulating Plan concepts explained.
A.
Build-to line. The specific location on the
property where the facade of the building must be placed, measured
as a distance from the property line / public right-of-way (ROW).
The amount of facade which must be placed along this line is explained
as the frontage width percentage.
B.
Build-to zone. Similar to the build-to line,
this is a flexible area where the facade of a building must be located,
measured as both a minimum and maximum setback distance from the property
line / public right-of-way. The amount of facade which must be placed
inside this zone is explained by the frontage width percentage.
C.
Frontage width percentage. The recommended minimum percentage of the lot width which should
be occupied by building facade along the build-to line or within the
build-to zone. For example, a property which is 100 feet wide with
a frontage width percentage of 60% should try to provide at least
60 feet of facade length in the build-to zone, where possible. Any
additional length of front facade would be allowed to step back further
from the street, if desired. The intent of this guideline is to encourage
development to maximize the front facade exposure along the street
where possible.
D.
Corner lots. Buildings
on corner lots defined by a build-to line or zone must locate both
facades within the line or zone, extending a minimum of 30 feet in
each direction from that corner of the building.
E.
Setbacks. The minimum distance a building facade or
parking area must be located from a property line or public right-of-way;
similar to a build-to line or build to zone, except the building or
parking can be located anywhere behind that line.
F.
Building height. Building height is measured
from the average front facade grade level to the mean height between
the eaves and the roof peak (for sloped-roof structures) and to the
top of the parapet (for flat-roof structures).
G.
Facade transparency. The amount of window glass or other
openings in the facade of a building, relative to the overall surface
area of the facade. Ground-level pedestrian areas - particularly required
shopfront areas - are required to have the highest levels of facade
transparency, typically around 70% or more.
(1)
Facade transparency is measured separately for the ground-floor
levels and upper-floor levels. The ground-floor area is measured between
two feet above the ground to 12 feet above the ground. Upper-floor
areas are measured between 12 feet above the ground and the roof.
H.
Required
storefront. Areas indicated on the Regulating Plan for required
storefront must meet minimum facade transparency requirements as well
as include ground-floor shopfront windows to create an active and
inviting pedestrian environment.
9.
Preferred incremental change.
A.
Understanding that much of the Clifton Park Town Center has already
been developed, much of the future change will be occurring on properties
which already have nonconforming structures on them. As they expand
or renovate, it may not always be economically feasible or practical
for them to fully meet the specific build-to requirements of this
code. In such cases where small additions or expansion plans would
otherwise fall short of full compliance of the minimum setback requirements,
the Planning Board is authorized to limit or waive the dimensional
requirements, provided that it is in keeping with the overall goals
and intent of this code. (See description in 280-21, Subsection 3.)
To illustrate how this is intended to work, the following examples
are provided as a guide toward the intent and desire of this code
to deal with such incremental change as the Town Center evolves over
time.
B.
Example. An existing building is located near the rear of the property,
far away from the build-to zone (or build-to line) required for the
property. The building owner seeks to build a small addition to this
building; however the addition he/she/it seets to build would not
be large enough to reach all the way up to the required build-to zone
near the front of the lot.
C. Figure 3.9. OPTION ONE - ACCEPTABLE.
An existing building, set far back from the required build-to zone
(BTZ) places a small addition on the side of the building. Although
the addition does not comply with the zoning by providing front facade
within the build-to zone, this solution may be acceptable because
it has not increased the nonconformity of the existing building. Option One. The new addition is built off the side of the
existing building (Figure 3.9). Even though the addition does not
comply with the zoning by placing its front facade within the required
build-to zone, this solution is an acceptable compromise because it
does not increase the nonconformity of the original structure.
D. Figure 3.10. OPTION TWO, ACCEPTABLE
(BETTER). Instead of placing the addition on the side of the existing
building, the new addition is placed on the front, extending closer
to the build-to-zone. Although this addition does not fully comply
with the zoning by providing front facade within the build-to zone,
it is acceptable because it has reduced the nonconformity of the existing
building. Option Two. The new addition is built
off the front of the existing building, extending the front facade
closer to the required build-to zone to the extent possible and practical
(Figure 3.10). Even though the addition does not comply with the zoning
by placing its front facade within the required build-to zone, this
solution is acceptable because it decreases the nonconformity of the
original structure. This solution is preferable to the previous one.
E.
Option Three. The new addition is built
off the front of the existing building, extending all the way up to
the required build-to zone (Figure 3.11). This solution is preferable
to the previous two because it reduces the nonconformity of the original
structure and provides storefront facade up near the street and public
sidewalk.
F.
Option Four. A new building is constructed on the lot with
the front facade within the build-to zone (Figure 3.12). This alternative
is also preferred over the previous two options because the new building
conforms to the zoning and it provides even more new storefront up
close to the street and sidewalk.
G.
Option Five.
The new addition is constructed in the rear of the existing building
(Figure 3.13). This solution is not acceptable because it increases
the nonconformity of the original building and does not attempt to
advance the concepts of the code.
H.
Option Two - Future Expansion. Over time, as the Town Center slowly
evolves with incremental changes, the small addition could be further
expanded to provide more commercial space with additional facade frontage
within the build-to zone (Figure 3.14). The new building would be
in keeping with the original design intent and would be consistent
with new development on the neighboring properties, creating the desired
effect of the Town Center design.
I.
Option Two - Future Build-Out. Eventually, the original building
on the property could be removed and replaced with new facilities
which provide even more commercial space (Figure 3.15). All structures
on the property would then be in conformance with the code.
TC6
Boulevard Zone Overview
The primary intent of this zone is to create
an attractive entrance and boulevard route into and through the Town
Center neighborhood, as a transition from the larger Route 146 to
the smaller side streets.
Along Clifton Country Road, a revitalized streetscape of trees,
decorative lighting, landscaped multi-use path and sidewalks will
be framed by inviting and attractive architecture. Existing front
parking lots will gradually be transformed into attractive community
and economic amenities, from outdoor patios and cafes to well-designed
and interesting facades, where each building offers an attractive
and inviting view of the ground-floor activities within. From storefront
window displays, to outdoor dining areas amidst beautiful landscaping,
as one travels from building to building and business to business,
there is a continual offering of design elements to engage one's interest.
Illustrative example of buildings and site arrangements in the
TC6 Boulevard Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
5 Stories max.1
| ||
Ancillary Building
|
3 Stories max.1
| |
Ground-Floor Finish Level
|
6" max. above sidewalk
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Upper-Floor(s) Ceiling
|
9' min. clear
| |
1See definition of "Story" in Definitions
| ||
Allowed Building Types (See § 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
□ Live-Work Unit
| |
□ Duplex/Triplex/Fourplex
|
□ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
□ Stoop
| |
□ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Residential or Service
|
B.
Parking and Encroachments
Parking (See § 208-26 for general standards)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
80' min.
| |
Side Street Setback
|
5' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
5' min.
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Width
|
24' max. (2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTL,
the BTL should be maintained and defined by fence, landscape wall
or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
| ||
A clear, designated pedestrian way(s) shall be provided from
parking areas. Building entrance from parking areas shall provide
attractive, welcoming architectural entry treatments.
|
TC5
Neighborhood Zone Overview
The primary intent of this zone is to become
the core pedestrian shopping area and mixed-use neighborhood of the
Town Center. Priority is placed here on optimizing the physical characteristics
of the built environment for increased walkability. While much of
the land encompassed by this district was originally built in an automobile-dominant
format, the intent is to facilitate a transition of individual parcels
over time, each adding up to a vibrant, walkable Town Center.
Characterized by a network of side streets and service alleys,
providing wide sidewalks, street trees and commercial shopfronts served
by on-street parking, with parking lots and garages hidden within
the center of the blocks where possible. To maximize vibrancy and
walkability, this zone features buildings located close to the sidewalk,
plentiful shade for pedestrians, and parking lots screened from view.
Three-story mixed-use buildings are permitted, with residential dwelling
units only allowed above commercial spaces. Retail shopfronts are
required along the ground-floor level of most areas.
This zone also allows for buildings up to four or five stories
in height in return for providing structured parking which is available
to the public.
Illustrative example of buildings and site arrangements in the
TC5 Neighborhood Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
3 Stories max.1
| ||
Ancillary Building
|
3 Stories max.
| |
Ground-Floor Finish Level
|
6" max. above sidewalk
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Upper-Floor(s) Ceiling
|
9' min. clear
| |
14-5 story heights may be permitted with structured parking, see Structured Parking Incentive, § 208-22, Subsection 7.
| ||
Allowed Building Types (See § 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
▪ Live-Work Unit
| |
□ Duplex/Triplex/Fourplex
|
▪ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
□ Stoop
| |
□ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Residential or Service
|
B.
Parking and Encroachments
[Amended 1-19-2021 by L.L. No. 3-2021]
Parking (See § 208-26 for general standards)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
30' min.
| |
Side Street Setback
|
30' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
5' min.
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Lane Width
|
24' max. (2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTZ,
the BTZ line should be maintained and defined by fence, landscape
wall or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
| ||
*Exclusion note: Residence; mixed-use multifamily not permitted
east of I-87, south of Route 146 and west of Route 9.
|
TNGB
Neighborhood General Business Zone Overview
[Added L.L. No. 3-2021]
The primary intent of this zone is to become
a mixed-use, walkable node with a smaller neighborhood scale providing
commercial uses and services while also accommodating compact residential
uses. Two-story mixed use buildings and multifamily residential uses
are permitted.
Illustrative example of buildings and site arrangement in the
TNGB Neighborhood General Business Zone.
|
A.
Form.
Building Placement and Front Yard Design
| ||||
Build-to Zone (Distance from Property Line)
| ||||
Front
|
0' min., 15' max.
| |||
Side Street
|
0' min., 15' max.
| |||
Corner Properties: Both street facades must be built in the
Build-To Zone for the first 30' from the corner of the building.
| ||||
Setback (Minimum Distance from Property Line)
| ||||
Side
|
0' min.
| |||
Rear
|
5' min.
| |||
Lot Configuration
| ||||
Width
|
100' min.
| |||
Depth
|
150' min.
| |||
Greenspace Goal
|
10% min.
| |||
Footprint
| ||||
Depth, ground floor commercial space:
|
Main Building 40' min.
| |||
Ancillary Building 20' min.
|
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
2 Stories max.1
| ||
Ancillary Building
|
2 Stories max.
| |
Ground Floor Finish Level
|
6" max. above sidewalk
| |
Ground Floor Commercial Ceiling
|
14' min. clear
| |
Upper Floor(s) Ceiling
|
9' min. clear
| |
Allowed Building Types (See § 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
▪ Live-Work Unit
| |
▪ Duplex/Triplex/Fourplex
|
▪ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
□
| ||
▪ Forecourt
|
Stoop
| |
□ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Residential or Service
|
B.
Parking and Encroachments.
Parking (See § 208-26 for general standards)
| ||||
Parking Location (Distance from Property Line)
| ||||
Front Setback
|
30' min.
| |||
Side Street Setback
|
5' min.
| |||
Side Setback
|
0' min.
| |||
Rear Setback
|
5' min.
| |||
District Specific Parking Req. (See § 208-26 for general standards)
| ||||
Parking Drive Lane Width
|
24' max. (2-way) 15' max. (1-way)
| |||
No parking spaces are required for Ancillary Buildings that
are <500 sf
| ||||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTZ,
the BTZ line should be maintained and defined by fence, landscape
wall or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
|
TC4
Transition Zone Overview
The primary intent of this zone is to provide
a commercial area which acts as a transition to the surrounding residential
neighborhoods around the Town Center.
Characterized by three-story buildings, this zone primarily
allows office uses, with some mixed-use residential and limited retail
uses, in order to limit the potential impact on the nearby residences.
Among other adjusted details, buildings here are set slightly further
back and heights are somewhat lower than those in the TC5 Neighborhood
District.
Illustrative example of buildings and site arrangements in the
TC4 Transition Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
3 Stories max.
| ||
Ancillary Building
|
3 Stories max.
| |
Ground-Floor Elev. Above Sidewalk
|
Comm. 6" max., Res. 24" min.
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Upper-Floor Ceiling
|
9' min. clear
| |
Allowed Building Types (See § 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
▪ Live-Work Unit
| |
□ Duplex/Triplex/Fourplex
|
□ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
□ Stoop
| |
□ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Residential or Service
|
B.
Parking and Encroachments
Parking (See § 208-26 for general standards)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
30' min.
| |
Side Street Setback
|
30' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
5' min.
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Lane Width
|
24' max.(2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTZ,
the BTZ line should be maintained and defined by fence, landscape
wall or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
|
TC3
General Zone Overview
The primary intent of this zone is to provide
a general commercial area along the Route 146 corridor which primarily
serves vehicular traffic and heavy vehicular uses. This zone allows
for more suburban-oriented lot configurations and uses which would
not be suitable for the central neighborhood portions of the Town
Center. Building heights are capped at three stories. Residential
uses are not permitted.
Illustrative example of buildings and site arrangements in the
TC3 General Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
3 Stories max.
| ||
Ancillary Building
|
2 Stories max.
| |
Ground-Floor Finish Level
|
6" max. above sidewalk
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Upper-Floor(s) Ceiling
|
9' min. clear
| |
Allowed Building Types (See § 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
□ Live-Work Unit
| |
□ Duplex/Triplex/Fourplex
|
□ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
□ Stoop
| |
▪ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Service
|
B.
Parking and Encroachments
Parking (See § 208-26 for general standards)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
60' min.
| |
Side Street Setback
|
5' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
5' min.
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Lane Width
|
24' max.(2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps' back or is absent from the BTZ,
the BTZ line should be maintained and defined by fence, landscape
wall or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
|
TC2
Edge Zone Overview
The primary intent of this zone is to provide
a buffer to the residential neighborhoods on the outskirts of the
Town Center. This zone allows three-story buildings, primarily residential
in nature, but does permit some limited supporting commercial uses
as part of the development.
Illustrative example of buildings and site arrangements in the
TC2 Edge Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
3 Stories max.
| ||
Ancillary Building
|
3 Stories max.
| |
Ground-Floor Elev. Above Sidewalk
|
Comm. 6" max., Res. 24" min.
| |
Ceiling Height
|
9' min. clear
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Allowed Building Types (See § 208-24, Subsection 1)
| ||
□ Commercial Block
|
▪ Liner Building
| |
□ Civic Building
|
▪ Live-Work Unit
| |
▪ Duplex/Triplex/Fourplex
|
▪ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Types (See § 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
▪ Stoop
| |
▪ Porch
| ||
Allowed Use Types (See § 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Residential
|
B.
Parking and Encroachments
Parking (See § 208-26 for general standards)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
35' min.
| |
Side Street Setback
|
35' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
5' min.
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Lane Width
|
24' max. (2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
8' max.
| |
Rear
|
4' max
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTZ,
the BTZ line should be maintained and defined by fence, landscape
wall or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
|
TC1
TC1 Highway Zone Overview
The primary intent of this zone is to facilitate
autooriented highway commercial development along the Northway corridor
which would be suitably viewed from both the front and rear, providing
an attractive first impression of Clifton Park for those travelling
along 1-87.
This zone allows for more suburban lot configurations and uses
which would not be suitable in the central neighborhood zones, however
emphasis is placed on increased landscaping and tree buffers and additional
architectural standards along the Northway frontage to maintain an
attractive presence along the Northway. Service areas of buildings
are screened from view from the highway architecturally and/or with
landscaping.
Illustrative example of buildings and site arrangements in the
TC1 Highway Zone.
|
A.
Form
Building Form
| ||
Height
| ||
Main Building
|
22' min.
| |
3 Stories max.
| ||
Ancillary Building
|
2 Stories max.
| |
Ground-Floor Finish Level
|
6" max. above sidewalk
| |
Ground-Floor Commercial Ceiling
|
14' min. clear
| |
Upper-Floor Ceiling
|
9' min. clear
| |
Allowed Building Types (§ 208-24, Subsection 1)
| ||
▪ Commercial Block
|
▪ Liner Building
| |
▪ Civic Building
|
□ Live-Work Unit
| |
□ Duplex/Triplex/Fourplex
|
□ Townhouse/Rowhouse
| |
▪ Drive Thru
| ||
Allowed Frontage Type (§ 208-24, Subsection 2)
| ||
▪ Shopfront
|
▪ Gallery
| |
▪ Forecourt
|
□ Stoop
| |
□ Porch
| ||
Allowed Use Types (§ 208-22, Subsection 4)
| ||
Ground Floor
|
Service, Retail, or Recreation, Education and Public Assembly
| |
Upper Floor(s)
|
Service
|
B.
Parking and Encroachments
Parking (See § 208-26 for general requirements)
| ||
Parking Location (Distance from Property Line)
| ||
Front Setback
|
0' min. (1 bay permitted in front)
| |
Side Street Setback
|
5' min.
| |
Side Setback
|
0' min.
| |
Rear Setback
|
40' min. including buffer of trees
| |
District Specific Parking Req. (See § 208-26 for general standards)
| ||
Parking Drive Lane Width
|
24' max.(2-way), 15' max. (1-way)
| |
No parking spaces are required for Ancillary Buildings that
are < 500 sf.
| ||
Parking must be provided on-site, off-site within 1,300', or
as part of a district-wide parking management strategy.
|
Allowed Encroachments (See § 208-24, Subsection 3)
| ||
Balconies, Bay Windows, Awnings, etc.
| ||
Front
|
12' max.
| |
Side Street
|
12'max.
| |
Rear
|
12'max.
| |
Miscellaneous
| ||
Only one Main Building and one Ancillary Building may be built
on each lot.
| ||
Where a building facade steps back or is absent from the BTL,
the BTL should be maintained and defined by fence, landscape wall
or hedge 30"-54" high.
| ||
All buildings must have a primary entrance along the front facade.
| ||
Loading docks, overhead doors and other service entries shall
not be located on street-facing facades.
| ||
Loading docks, overhead doors, outdoor storage and other service
areas shall be screened from view from 1-87 architecturally and/or
with a thickly planted buffer of trees.
|
[Amended 1-19-2021 by L.L. No. 3-2021]
1.
General.
All streets within the Town Center shall be constructed with
the sidewalks, street trees, medians, amenities, on-street parking
and other elements as illustrated for their corresponding street type
on the Future Streets Map.
A.
Dimensional flexibility is permitted for street types to account
for varying ROW widths; however, they should be designed to have all
the basic functional characteristics, including roadway width, on-street
parking, sidewalks, multi-use paths, street trees and landscaped areas
shown for their type.
2.
Future Streets Map interpretation.
The existing and future roads indicated on the Future Streets
Map are intended as a general guide to the desired future street connections
within the Town Center. To provide for maximum design creativity and
flexibility, the elements shown are intended as a suggested design
outcome only and should not be interpreted literally or be strictly
required. Actual configuration of any new public or private streets
shall be subject to an agreement to dedicate roads consistent with
a formal planning process.
3.
New streets.
New future street connections shown are intended to illustrate
vehicular and pedestrian connections which are desired by the Town
to increase connectivity, provide more retail storefront and provide
multiple travel options which will reduce traffic congestion on collector
roads.
A.
New streets shown are not required to be included in future development
plans; however, they are recommended where they can be accommodated.
B.
The placement of new streets does not have to conform with their
exact locations shown on the map; however, they should provide the
general linkage shown from one area or road to another, with alternative
alignments or connections as may be approved by the Planning Board.
C.
New future streets, where indicated on private land, may be held
in private ownership or transferred to public ownership as agreed
to by the developer and the Town.
4.
Existing streets.
An existing street may not be substantially rebuilt, as determined
by the Planning Board, without being brought into conformity with
the standards of its associated street type shown on the Future Streets
Map.
A.
Where an existing street is not planned to be substantially redeveloped,
the sidewalk and street trees shall be installed according to the
standards of its associated street types.
5.
Limits of required streetscape improvements.
Property owners are required to provide the associated streetscape
improvements along the road frontage of all new building development,
or building additions in excess of 3,000 square feet in size.
A.
The linear extents of streetscape improvements should be along the
entire width of the property frontage so as to provide a continuous
pedestrian sidewalk link from one side of the property to another,
except as noted below.
B.
In cases where the width of the property frontage may be substantially
larger than the width of the building frontage, the Planning Board
may limit the extents of the required streetscape improvements to
the immediate area of actual building frontage, as reasonably determined
by the Planning Board in consideration of the relative development
costs to the size of the overall project.
(1)
In making this determination, the Planning Board may require
the full scope of streetscape improvements to be provided only along
the immediate building frontage, while only requiring that a basic
sidewalk or multi-use path connection be made to the adjacent property
lines to help complete long-term pedestrian connections.
C.
As part of the required streetscape improvements, applicants may
be required to provide funds into the Town Center Improvement District
to fund associated crosswalks and other public roadway elements that
would serve the property.
6.
Street types.
A.
Street types defined in this section include: Boulevard South, Boulevard
North, Park Street, Neighborhood Street 1, Neighborhood Street 2,
Local Street, and Perimeter Street. Individual descriptions and form
requirements of each street type are detailed on the following pages.
B.
Specific design considerations. Notwithstanding the illustrated layout
of the street types in this section, the final approved design for
all new or reconstructed streets shall consider location-specific
design considerations, including but not limited to crosswalk locations,
signalization needs, accommodation of delivery trucks, loading zones,
bicycles, pedestrians and the Americans with Disabilities Act (ADA),
as directed by the Planning Board.
7.
Street Type Overview
A.
Boulevard South
Edges
| |
Curb Type
|
6" Raised
|
Planter Type
|
Within adjacent private frontages
|
Landscape Type
|
Medium Trees, evenly spaced @ 40' o.c. avg.
|
Walkway Type
|
Within adjacent private frontages
|
Lighting
|
Within adjacent private frontages
|
Intersection
| |
Curb Radius
|
15' min.
|
Distance Between Intersections
|
350' min. See Regulating Plan.
|
B.
Boulevard North
C.
Park Street
D.
Neighborhood Street 1
E.
Neighborhood Street 2
F.
Local Street
G.
1.
Building types.
A.
Buildings in new construction shall generally conform with the basic
building types set forth in this section and illustrated on the following
pages.
(1)
The building types defined in this section should be used as
a general guide to the desired form and function of new buildings
within the Clifton Park Town Center. The illustrations and photographs
provided are for illustrative purposes only and should not be interpreted
literally, especially with regard to architectural styles.
B.
Building types set forth in this section include: Commercial Block,
Liner Building, Civic Building, Townhouse/Rowhouse, Duplex/Triplex/Fourplex,
Live-Work Units, and Ancillary Buildings.
2.
Frontage types.
A.
Building frontages in new construction shall generally conform with
the basic frontage types set forth in this section and illustrated
on the following pages.
(1)
The frontage types defined in this section should be used as
a general guide to the desired public spaces within the Clifton Park
Town Center. The illustrations and photographs provided are for illustrative
purposes only and should not be interpreted literally, especially
with regard to architectural styles.
B.
Frontage types set forth in this section include: Shopfront, Gallery,
Forecourt, Stoop, and Porch.
3.
Appurtenances.
Building appurtenances, such as porches, awnings or balconies,
may encroach into setback areas follows, except as may be limited
by district-specific maximums for front-, side- or rear-facing facades:
A.
Awnings. Awnings may extend into a required setback. Awnings may
extend into a public right-of-way, provided they extend no closer
than three feet from the edge of the street or road.
(1)
All awnings shall provide a minimum clearance underneath of
at least eight feet and shall be a minimum depth of four feet.
B.
Balconies. Balconies may extend into a required setback, provided
they extend no closer than four feet from a lot line. Balconies may
extend into a public right-of-way, provided they extend no closer
than three feet from the edge of the street or road.
(1)
All balconies shall provide a minimum clearance above the sidewalk
of at least 10 feet and shall be a minimum depth of four feet.
C.
Galleries. Galleries may extend into a required setback. Galleries
may extend into a public right-of-way, provided they extend no closer
than three feet from the edge of the street or road.
D.
Porches. Porches on a front facade shall be a minimum of six feet
in depth clear from the face of the facade to the railing and shall
extend no less than 50% of the width of the facade.
E.
Stoops. Stoops may extend into a required setback, provided they
extend no closer than four feet from a lot line. Stoops may not extend
into a public right-of-way.
F.
Building eaves, cornices, roof overhangs and light shelves may encroach
up to two feet into setback areas, provided they are no closer than
five feet from any property line.
G.
Bay windows, chimneys and entry vestibules or columns may encroach
up to three feet into setback areas, provided the area is no wider
than eight feet and no closer than five feet from any property line.
H.
Outdoor dining and patio areas may encroach into setback areas, provided
they are at grade or within two feet of grade level.
4.
Building Types Overview
A. Large shopfront windows and seating areas in front of the building
help to provide for an active streetscape. A street of commercial buildings of varying heights and widths. Typical large commercial block building with
simple massing, regular spacing of doors and windows, and a tall ground
floor.
Commercial Block
Examples
B. The liner buildings along the primary street frontage screen a parking
garage podium and create a street edge that engages the pedestrian
realm. Liner buildings screen views of the large-format retail and parking
garage behind. A liner building provides doors and windows along the street frontage.
Liner Building
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
C. The prominent tower of this civic building is a focal landmark. This civic building, while modest in size,
has grand proportions.
Civic Building
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
D. Townhouses are attached to neighboring units, forming a well-defined
street edge. Townhouses are often accessed by using a front stoop. Townhouses define the street edge.
Townhouse/Rowhouse
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
E. This fourplex building type has individual unit entrances, marked
by stoops, that are accessible from the sidewalk. A duplex contains two separate housing units. A duplex with a divided central porch.
Duplex/Triplex/Fourplex
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
F. Attached live-work units are a unique building type that can introduce
a mix of commercial and residential uses in small increments. Live-work units establish a commercial presence
in an otherwise residential area. Live-work units forming a curved facade.
Live-Work Unit
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
G. The convenience store of this gas station fronts the street, while
the gas pumps and parking lot are screened from view in a midblock
location. This bank drive-thru is tucked unobtrusively away from the street
corner. This gas stations pumps are located behind the convenience store.
Drive Thru
Examples
General Note:
|
The drawings and photos on this page are illustrative, not regulatory.
|
5.
Frontage Types:
A. An example of a shopfront with a recessed doorway. An example of a shopfront with a chamfered corner entry.
Shopfront
B. A gallery with slender metal columns. A wood-framed gallery. A masonry gallery with habitable space on the second floor.
Gallery
C.
Forecourt
D.
Stoop
E.
Porch
1.
Guidelines vs. standards.
Portions of this code which are intended as nonmandatory recommendations
(guidelines) are defined using the word "should." Provisions which
are considered mandatory requirements (standards) are defined using
the word "shall."
2.
General principles.
It is the intent of these standards and guidelines to provide
substantive design direction while allowing for reasonable flexibility
in the cases of renovations or redevelopment of existing properties.
A.
Design with the pedestrian in mind. Create attractive and safe routes
for people to walk and relax which link to other areas. Limit the
visibility of parking areas.
B.
Create a local identity. The architecture of the Town Center should
be custom designed. Avoid or minimize corporate chain architectural
styles.
C.
Keep the "park" in Clifton Park. Emphasize green lawns, shade trees
and robust landscaping.
3.
Facades.
New or substantially renovated building facades shall comply
with the following:
A.
Ground-floor areas. The ground-floor areas of a facade,
especially in pedestrian areas, should exhibit the highest levels
of articulation, with larger openings and changes in depth, especially
around entry points.
B.
Blank wall areas. Blank wall areas, except as noted
below for required shopfront facades, shall not exceed the size of
a rectangle measuring 30 feet in width and eight feet in height. (Blank
wall area limitations do not apply to facades facing an alley, service
drive or nonpublic street.)
C.
Required shopfront facades. Ground-floor shopfront store
windows, where required by the Regulating Plan, shall provide a minimum
of 50% facade transparency [i.e., square footage of glazed window
and door openings (including trim) over square footage of entire facade
area on that floor] at the ground-floor facade area, allowing a view
at least eight feet into the interior space within.
(1)
Blank wall areas in required shopfront facade areas shall not
exceed the size of a rectangle measuring 10 feet wide by five feet
high.
(2)
Upper-floor areas of the facade above required shopfronts shall
be designed to provide a minimum of 20% facade transparency.
(3)
Blank wall areas in floors above required shopfronts shall not
exceed the size of a rectangle measuring 15 feet wide by eight feet
high.
D.
Entry/exit doors. Public entry and exit doors which
swing outward shall be recessed into the facade a minimum of three
feet where the sidewalk abuts the building.
E.
Window and door openings. Window and door openings in
masonry facades should express a structural lintel above to express
how it is carrying the weight. A similar method using wood trim can
be used on wood-clad facades.
F.
Columns/posts. The proportion of structural elements
such as columns or posts should be appropriate to the weight they
appear to be carrying.
4.
Roofs.
A.
Flat roofs. Flat-roof structures shall be capped by
an articulated parapet design which provides a noticeable "cap" to
the building.
B.
Sloped roofs. Sloped roof structures are encouraged
to maintain a pitch between 6:12 minimum and 12:12 maximum for all
primary roof areas (not including dormers, entry canopies or similar
accessory elements).
5.
Building massing.
A.
Shapes help break up the scale. The overall massing
of buildings should have areas of noticeable 3-D relief or be broken
down into smaller shapes to reduce the scale and avoid the appearance
of a "large box."
(1)
Avoid trying to break up the scale and massing of a large facade
by making it look like many different building facades stuck together.
This often results in a fake "Disneyland" appearance.
B.
Larger building massing. Very large or long buildings
should attempt to break up their massing along public frontages by
providing articulations along the facade generally as follows:
(1)
"Courtyard breaks" (courtyard areas) should be provided no less
than every 300 feet of facade length. These should create a change
in facade depth at least 20 feet deep by 40 feet wide and a change
in facade height of at least eight feet. The courtyard space provided
shall be designed to be accessible to pedestrians with attractive
amenities such as seating, landscaping, storefront displays and/or
entranceways.
(2)
"Major articulations" should be provided no less than every
150 feet of facade length. These should create a change in facade
depth at least four feet deep by eight feet wide and a change in facade
height of at least four feet.
(3)
"Medium articulations" should be provided no less than every
75 feet of facade length. These should create a change in facade depth
at least two feet deep by four feet wide.
(4)
"Minor articulations" should be provided approximately every
20 to 30 feet along a facade. These should create a change in facade
depth at least eight inches deep by 12 inches wide.
(5)
Note that the recommended articulation placements listed above
are not additive you would not need a major, medium and minor articulation
all at the same location. The largest articulation required would
override all lesser ones.
6.
Exterior materials and details.
A.
Primary facade materials. As listed in Table 6.1, are
recommended for not less than 70% of the exterior wall surface on
all facades facing a public street.
B.
Secondary facade materials. As listed in Table 6.1,
should be used as accent materials on not more than 30% of the exterior
wall surface on all facades facing a public street.
C.
Other materials. Other materials listed in Table 6.1
as "Not Recommended" should avoid being used or should be used only
in service areas which are not intended to be accessed by pedestrians
or readily visible from a public way.
D.
Material changes. Changes from one material or color
to another along the horizontal direction should occur at "inside
corner" transitions. Changes in materials or color along the vertical
direction should occur at a hard-edge "bump-out" transition which
gives the material a surface to terminate into. Facades with an overabundance
of different materials or colors are generally discouraged.
(1) When using more than one primary facade material,
one should be used as the dominant theme, with the others used more
sparingly to accentuate the design.
|
TABLE 6.1 - EXTERIOR MATERIALS
| ||
---|---|---|
Recommended Materials
|
Discouraged Materials (Not Recommended)
| |
Primary Facade Materials
|
Brick - common red, brown, beige
|
T1-11 Siding
|
Wood - clapboard, shingle, wood trim, painted
|
Plain (untextured) C.M.U.
| |
Stone - natural or artificial
|
Unfinished or Unpainted Wood
| |
Cement Fiber Siding - colored or painted
| ||
Glass Curtain Wall
| ||
Secondary Facade Materials
|
E.I.F.S or Stucco (4 feet above grade minimum)
| |
Textured or Split-Faced C.M.U. - colored
| ||
Vertical Board and Batten - painted
| ||
Glass Block
| ||
Precast Concrete Panels - colored
| ||
Metal or Composite Panels
| ||
Doors and Windows
|
Wood, Aluminum, Vinyl-Clad Windows and Doors
|
Mirrored Glass
|
Colored/Bronzed Glass
| ||
Tinted Glass (darker than 70% V.L.T.)
| ||
Roofing
|
Architectural Shingles
| |
Standing Seam Metal
| ||
Slate or Tile - natural or synthetic
| ||
Copper
| ||
**insert flat roof material choices
| ||
Wood, PVC or Vinyl Parapet or Trim
| ||
Copper or Colored Metal Roof Flashing
|
Galvanized or Bare Metal Flashing
| |
Awnings
|
Canvas, Acrylic or Vinyl Awnings - one-, two- or three-color
|
Plastic or Gloss Finish Awnings
|
Translucent, Backlit or Illuminated Awnings
| ||
Landscape Walls and Fencing
|
Brick or Brick Veneer Walls
|
Bare Concrete Walls
|
Stone or Stone Veneer Walls
|
C.M.U. Walls
| |
Metal, Extruded Aluminum Fences - colored metal
|
Bare or Coated Chain-Link Fence
| |
Cast-Iron or Wrought-Iron Fences
| ||
Wood Fences - painted
| ||
Note: All material and paint colors should be of a natural,
muted shade, except as used for specific design accents or highlights.
Alternate materials to those listed above may be approved by the Town,
provided they are considered to be equivalent or better quality and
appearance. V.L.T. is "visible light transmission."
|
7.
Equipment.
A.
Mechanical equipment. Mechanical equipment, including roof-mounted,
facade-mounted or ground-level-mounted, shall be screened from view
from adjacent public rights-of-way, properties and pedestrian walkways
(does not include service alleys).
(1)
Screening shall be achieved with nondeciduous landscape plantings,
architectural building elements which match the exterior building
materials, or parapet walls.
1.
Parking.
A.
Applicability. The parking requirements of this section apply to
all commercial and residential properties applying for a permit for
construction, renovation, addition, site plan alteration or change
of use. This section does not apply to on-street parking provided
in the public right-of-way.
B.
Changes in use and additions. The minimum parking requirements for
a property shall be reviewed for compliance with this code which result
in increased customer space or which create a more-intensive parking
use.
C.
Minimum parking requirements. The minimum on-site parking requirements
for each use shall be as listed in Table 7.1, unless parking reductions
through the use of staggered-hours or shared parking arrangements
are approved as detailed below. Fractional results shall be rounded
up. Values shown are for net usable square feet (not including mechanical,
storage, etc.), unless otherwise noted.
TABLE 7.1 - Minimum Parking Requirements
| ||
---|---|---|
Use Type
|
Required Spaces
| |
Commercial
|
Animal, pet grooming
|
3 per 1,000 s.f.
|
Animal, veterinary services
|
3 per 1,000 s.f.
| |
Assembly or auditorium, indoor
|
1 per every 4 seats
| |
Automotive, fuel sales
|
1 per fuel pump + emp.
| |
Automotive, service or wash
|
2 per service bay + emp.
| |
Automotive, sales
|
n/a
| |
Bank
|
4 per 1,000 s.f.
| |
Bank, drive-thru
|
3 per 1,000 s.f.
| |
Bar or tavern
|
10 per 1,000 s.f.
| |
Club, indoor
|
2 per 1,000 s.f.
| |
Commercial amusement, indoor
|
1 per each table/lane + emp.
| |
Dry cleaning
|
3 per 1,000 s.f.
| |
Home occupation
|
As determined
| |
Hotel
|
1 per room + emp.
| |
Laundromat
|
3 per 1,000 s.f.
| |
Medical service, outpatient
|
4 per 1,000 s.f.
| |
Office
|
4 per 1,000 s.f.
| |
Personal care
|
3.5 per 1,000 s.f.
| |
Repair and maintenance, light
|
2.5 per 1,000 s.f.
| |
Restaurant1
|
8 per 1,000 s.f.
| |
Restaurant, drive-thru1
|
6 per 1,000 s.f.
| |
Retail
|
3.5 per 1,000 s.f.
| |
Retail, drive-thru
|
3 per 1,000 s.f.
| |
Retail, outdoor display
|
3.5 per 1,000 s.f.
| |
Residential
|
Nursing home
|
1 per every 3 beds
|
Residence, multifamily (1-2 bedroom)
|
1.5 per dwelling unit
| |
Residence, multifamily (3+ bedroom)
|
2 per dwelling unit
| |
Senior housing
|
1.1 per dwelling unit
| |
Civic/Public
|
Cultural center
|
2.5 per 1,000 s.f.
|
Municipal office or public safety
|
3 per 1,000 s.f.
| |
Religious facility
|
1 per every 4 seats
| |
School, child day care
|
1 per 10 students
| |
School, nursery or K-12
|
1 per 10 students
| |
Utility, telecommunication tower
|
n/a
| |
Utility, general public service
|
n/a
| |
Notes: "+ emp." indicates to also include one parking space
for each employee on duly during a typical shift.
| ||
1Restaurants with outdoor seating
shall only calculate 50% of the outdoor seating area toward the parking
requirements.
|
D.
Insufficient parking. Where there is insufficient parking available
on site for a proposed use, change in use or expansion, the following
options may be considered by the Town as meeting the parking requirements:
(1)
Reduction in the minimum amount of required parking through
an approved staggered-hours or shared parking arrangement, as described
below.
(2)
Reduction in the size of the proposed expansion.
(3)
Reduction in the intensity of the proposed use change, including
but not limited to a denial of the change of use.
E.
Maximum parking. The Town is authorized to limit or reconfigure the
number of parking spaces provided on site if they are in excess of
200% of the minimum amount required. The following options may be
considered by the Town for excesses of 10 or more spaces:
(1)
Preexisting asphalt paved areas no longer needed by a new proposed
use shall be removed and reclaimed as landscaped areas, islands, rain
gardens or other pervious treatment.
(2)
That excess parking be held in future reserve.
(3)
That excess parking be configured as public parking which is
specifically located and designated with signage as available for
public use, with sidewalk connections to adjacent areas.
(4)
That excess parking areas and associated travel lanes be constructed
of pervious paving surfaces in lieu of traditional asphalt.
F.
General provisions.
(1)
All properties are required to provide cross-access connections
to adjacent parking lots and are encouraged to provide unreserved
or shared parking arrangements with neighboring properties.
(2)
All off-street parking areas should be consolidated within the
center of street blocks where possible, behind buildings.
(3)
A clear, designated pedestrian way(s) shall be provided from
parking areas to the building entrances. Building entrances from parking
areas, including rear (opposite front/side facades) entries, shall
provide attractive, welcoming, architectural entry treatment.
(4)
One required off-street parking space may be substituted by
each on-street parking space existing directly in front of the business
within the public right-of-way or public street. Each on-street space
may only count toward one property.
(5)
Required off-street parking, including employee parking, may
be provided on a different lot than the subject property, provided
it is counted as part of an approved shared parking agreement.
(6)
Seasonal outdoor dining or bar areas shall be calculated at
the reduced rate of 50% of the normal parking requirements.
G.
Staggered-hours parking. A reduction in the minimum number of required
parking spaces may be approved for combinations of uses which have
a staggered demand schedules over time, such as daytime office with
residential.
(1)
Staggered-hours parking may be utilized by single properties
with multiple uses, and by multiple adjacent property owners who physically
merge or connect their parking lots into a common shared lot, as approved
by the Town Engineer.
H.
Shared parking agreements. A reduction in the minimum number of required
parking spaces may be approved for two or more adjacent property owners
or businesses who share or physically connect their lots and agree
to a shared parking arrangement.
(1)
The total number of parking spaces which may be deducted from
the shared lot shall be as shown in Table 7.2, Allowable Shared Parking
Reduction.
(2)
The majority of the parking provided in the shared lot must
remain unreserved.
(3)
Shared parking reductions may be combined with staggered-hours
parking reductions.
TABLE 7.2 - Allowable Shared Parking Reduction
| ||||||
---|---|---|---|---|---|---|
Total Number of Shared Parking Spaces
|
Number of Businesses Sharing
| |||||
2
|
3
|
4
|
5
|
6
|
7+
| |
<20
|
0
|
0
|
0
|
0
|
0
|
0
|
20-29
|
1
|
2
|
3
|
4
|
4
|
4
|
30-39
|
2
|
3
|
4
|
5
|
6
|
6
|
40-49
|
3
|
4
|
5
|
6
|
7
|
8
|
50-59
|
4
|
5
|
6
|
7
|
8
|
9
|
60-69
|
5
|
6
|
7
|
8
|
9
|
10
|
70 or more
|
6
|
7
|
8
|
9
|
10
|
11
|
Notes: Numbers shown are the total spaces which may be deducted
below the minimum parking requirements for all combined businesses
using the shared lot. Shared parking configurations of 70 or more
spaces may be prorated with one additional space for each 10 additional
spaces shared but may not be additionally prorated by the number of
businesses beyond seven.
|
2.
Transit.
Provision for transit facilities, including bus/bus rapid transit
stops/pull-offs shall be coordinated with regional and local transit
agencies, and such facilities shall be incorporated into site plans
as directed by the Planning Board.
3.
Parking lot landscaping.
New or reconfigured parking lot areas shall provide the following
landscaped elements:
A.
Front yard buffer (A). All parking areas abutting a public right-of-way
or future street shall provide a front yard buffer at least 10 feet
deep from the sidewalk, consisting of shrubbery, hedges, trees, decorative
walls or fences, which creates a visual screen at least three feet
high; does not apply to internal driveways, alleys or access roads
not designated on the Future Street Plan. (Figure 7.4)
B.
Front yard perimeter bulb-out (B). All parking areas abutting a public
right-of-way or future street shall provide bulb-outs so that there
are not more than 15 continuous parking spaces in a row uninterrupted
along that frontage. The bulb-out should be equal in depth to the
parking spaces, a minimum of nine feet wide, which includes flowers,
shrubs, grass and/or trees where not more than 50% of the ground cover
is mulch or gravel. (Figure 7.4)
C.
End-of-row bulb-out (C). A landscaped bulb-out should be located
at the end of any perimeter parking row abutting a traveled lane.
The bulb-out should be equal in depth to the parking space, a minimum
of nine feet wide, which includes flowers, shrubs, grass and/or trees
where not more than 50% of the ground cover is mulch or gravel. (Figure
7.4)
D.
Internal landscaped island (D). Internal parking rows should provide
landscaped islands at either end of the rows. The islands shall be
equal in length to the rows and at least nine feet wide, or of equivalent
size if an irregular shape is necessary. Islands shall include at
least two trees with shrubs, flowers, grass or other plantings so
that not more than 50% of the ground cover is mulch or gravel. (Figure
7.4)
E.
Intermediate landscaped island (E). Internal parking rows should
provide intermediate landscaped islands so that there are not more
than 12 continuous parking spaces in a row uninterrupted. Islands
shall be landscaped the same as internal landscaped islands. (Figure
7.4)
F.
Enhanced parking median (F). Larger parking lots which contain multiple
rows of parking should provide an enhanced parking median so that
there are not more than six rows of parking uninterrupted. Enhanced
landscaped medians may be of two different types landscaped or pedestrian.
(Figures 7.5 and 7.6)
(1)
Landscaped medians shall separate the rows of parking on either
side with a continuous six-foot-wide landscaped band which includes
additional landscaping and trees no less than every 30 feet.
(2)
Figure 7.4 - General Parking Concepts. Parking lots should strive
to create shared parking areas within the center of blocks which can
be utilized by all surrounding properties to maximize efficiency and
put the visual focus on the buildings. This concept can be further
adapted to provide a multistory parking structure within the center
of the block, greatly increasing parking capacity and freeing up more
land area for development. Figure 7.5 - Enhanced Parking Medians. Enhanced parking medians,
where required to break up larger parking lots, can be provided as
one of two types: Landscaped (left) or Pedestrian (right). Figure 7.6 - Example of an enhanced parking
median design which provides a clear path of travel through the parking
lot for pedestrians. Figure 7.7 - Shared Parking Concept (Existing/Before). Each property
(A, B, C and D) has its own separate parking lot and driveway access.
During the peak business hours for Property D, a new customer arrives
but finds there are no parking spaces. Figure 7.8 - Shared Parking Concept (After). Properties A, B, C and
D agree to connect their parking lots and have a shared parking agreement.
During peak hours, a new customer comes to Property D and finds there
are plenty of available parking spaces because not all businesses
are experiencing their peak demand at the same time. This parking
redesign also eliminates a curb cut and the parking in the front and
side yards, allowing these areas to be reclaimed as attractive front-yard
landscaping or patios instead.
Pedestrian medians shall separate the rows of parking on either
side with a continuous six-foot-wide pedestrian sidewalk - flush to
grade - which leads toward building entry areas and connects to perimeter
sidewalks with crosswalks.
4.
Service areas and loading docks.
A.
Trash and recycling dumpsters or similar collection areas shall be
located in the rear or to the side of buildings and screened from
view from adjacent public rights-of-way, properties and pedestrian
walkways (not including service alleys).
(1)
Screening shall be achieved with building enclosures on three
sides which match or complement the exterior building materials.
5.
Landscaping.
A.
Applicability and approvals. The following minimum landscaping requirements
apply to all new or redeveloped commercial and residential projects
within the Town Center which require site plan review and approval,
as follows:
(1)
Applications for building improvements or renovations which
do not increase the gross floor area of the property shall not be
required to meet the landscaping requirements of this section.
(2)
Applications for a change of use shall not be required to meet
the landscaping requirements, except where additional screening or
buffers may be required.
(3)
Applications for site improvements such as parking lot or driveway
reconfigurations shall only be required to meet the landscaping requirements
for the areas affected.
(4)
Applications for building expansions which increase the gross
floor area by less than 50% or 5,000 square feet shall only be required
to meet the landscaping requirements for the portions of the site
affected, as determined by the Planning Director.
(5)
Applications for building expansions which increase the gross
floor area by more than 50% or 5,000 square feet shall be required
to meet the landscaping requirements.
B.
See Subsection 3 for specific landscaping requirements pertaining
to parking lots.
C.
General requirements.
(1)
These requirements pertain to the minimum area of greenspace
and the types of landscaping required for the site. All greenspace
areas shall be covered by the following:
(2)
All landscaping shall be installed in accordance with the landscaping
plan as approved by the Planning Board prior to issuance of a certificate
of occupancy and shall be installed in accordance with accepted landscape
practices within the region. In instances where conditions do not
permit immediate planting, the applicant may be required to post a
performance bond or, in lieu thereof, sufficient moneys to ensure
later compliance.
(3)
All landscaping shown on an approved site plan or landscaping
plan shall be maintained in a vigorous growing condition throughout
the duration of the use, and plants not so maintained shall be replaced
with new plants at the beginning of the next growing season.
(4)
Landscaping and buffer requirements in this section may be met
by utilizing existing vegetation where possible, with approval from
the Planning Board.
(5)
The use of invasive plant species, as defined by the most-recent
DEC Advisory Invasive Plant List, is not permitted.
(6)
Species diversity is encouraged in order to prevent extensive
vegetation loss should certain species become vulnerable to diseases.
In cases where there are more than eight required new trees to be
planted, no more than 40% of them can be of one species. Where more
than 24 new trees are required to be planted, no more than 24% of
them can be of one species.
D.
Front yard landscaping requirements. Front yard landscaping should
be provided and arranged as illustrated in the Building Placement
and Front Yard Design requirements for each TC Zone and in the corresponding
Street Type.[2]
(1)
Required landscaped terrace areas shall provide a mix of lawn
areas in combination with deciduous trees, shrubs or perennial/annual
beds.
(2)
Required tree lawns shall be provided with sod or lawn, except
for mulch areas directly around each tree.
(3)
Street trees within required tree lawns or planters shall be
shade trees (not ornamental) with a minimum caliper of three inches
and a minimum height of eight feet.
(4)
Required tree planters shall be covered with cast-iron tree
grates flush with adjacent sidewalk surfaces meeting ADA requirements
for minimum opening sizes.
6.
Outdoor lighting.
A.
Applicability. The lighting requirements of this section apply to
all commercial and residential properties applying for a permit for
construction, renovation, addition or site plan alteration. This section
does not apply to public streetlighting installed by the Town of Clifton
Park in the public right-of-way.
(1)
Preexisting site lighting fixtures which are removed or replaced
shall be brought into conformity with this section.
(2)
Preexisting buildings which undergo a renovation exceeding 50%
of the value of the structure, or addition increasing the floor area
by more than 50%, shall bring the existing site lighting of their
property into conformity with this section.
B.
Parking lot lighting.
(1)
All fixtures shall be full-cutoff, downward-facing.
(2)
Light fixtures located within the interior asphalt area of a
parking lot shall not exceed 30 feet in height. Light fixtures located
along the perimeter edge of a parking area within 50 feet of a property
line shall not exceed 15 feet.
(3)
Average 0.2 footcandle at grade level, maximum 2.0 footcandles.
C.
Pedestrian walkway lighting.
(1)
Light fixtures located along pedestrian walkways adjacent to
parking lots shall not exceed 15 feet in height.
(2)
Light fixtures located along internal pedestrian walkways or
paths not adjacent to a parking area shall not exceed 10 feet in height.
(3)
Average 0.2 footcandle at grade level maximum 2.0 footcandles.
D.
E.
Building and security lighting.
(1)
All exterior building or security lighting must be full-cutoff,
shielded and/or angled downward to focus the light only on the intended
doorway or walkway as necessary.
(2)
Security lighting is encouraged to be provided with regular
pedestrian light fixtures where visible from the street or public
way to match others used on site.
(3)
Building-mounted architectural "accent lights" are permitted
as downward-facing only.
(4)
Average 2.0 footcandles, maximum four footcandles.
F.
Light quality and color. LED (light-emitting diode) fixtures are
recommended for energy savings and longevity, provided the light is
within the temperature range between 2,500 and 3,800 Kelvin.
G.
Prohibited light types;
(1)
Cobra-head-style fixtures with dropped lenses.
(2)
Mercury-vapor, low-pressure sodium lamps.
(3)
Building- or ground-mounted architectural accent uplights, or
fixtures which provide no "top cap" to prevent light spill upward
into the night sky.
(4)
Laser lights, searchlights or similar high-intensity beam fixtures.
As used in this article, the following terms shall have the
meanings indicated:
An establishment engaged in providing services for common
household pets, including bathing, clipping, grooming, feeding and
day care; may include retail sales; does not include overnight pet
boarding.
An establishment for the medical care of dogs, cats and other
domestic small-animal pets by practitioners of the sciences of veterinary
medicine; may include on-site boarding services; does not include
outdoor pens, exercise runs or overnight boarding.
Porches, balconies, patios, seating areas, canopies, awnings,
etc., which extend outward from the facade of a building and which
do not typically count as an extension of the facade itself for the
purposes of measuring setbacks.
Commercial or nonprofit movie theaters, stage theaters, music
performances social halls, meeting rooms, convention or catering halls
and similar places; does not include religious facilities or outdoor
performance space; separate and distinct from "club, live performance."
A building or land area intended to be used for the retail
sale of automotive fuels; separate and distinct from "automotive,
service or wash."
An establishment for the retail sale or leasing of new or
used motorized vehicles, including cars, trucks, boats, motorcycles,
snowmobiles, campers, RVs, tractors, lawn tractors, construction equipment
and similar vehicles.
General automotive vehicle services, including oil, brake,
muffler or tire replacement, engine or body work, inspections, automated
and self-service car washing, detailing or similar services; does
not include automotive salvage or junkyard operations.
A wall-mounted, cantilevered structure providing shade and
cover from the elements for pedestrians; similar to "canopy."
A projection of an upper-level floor slab which extends out
from a facade, designed for people to stand on, with railings and
an access door into the interior.
A financial institution licensed for receiving, lending,
or safeguarding money, including public commercial, retail banks and
credit unions.
A bank which includes a drive-up teller, ATM machine or freestanding
ATM kiosks.
A business primarily engaged in the retail sale of alcoholic
beverages for consumption on the premises; may include food service
as secondary to the amount of floor area and sales generated by the
drink sales; separate and distinct from "restaurants."
An area on the exterior facade of a building which does not
include any windows or door openings; substantial change in materials;
or columns, pilasters, archways or other form of articulation or relief
greater than eight inches in depth.
See "facade."
The height of a structure measured in feet or in stories.
Building height is measured from the average grade level at the front
facade to the mean height between the eaves and the roof peak (for
sloped roof structures) and to the top of the parapet (for flat roof
structures.)
A wall- and/or post-mounted structure providing shade and
cover from the elements for pedestrians; similar to "awning," except
that cantilevered portions are supported by posts instead.
An organization catering exclusively to members and their
guests to promote nonprofit social, educational, athletic, service
or recreational objectives, with no vending, merchandising or commercial
activities conducted except as required generally for the membership
and purposes of the club; includes private veteran, fraternal, social
or health clubs; does not include outdoor recreational fields or courts.
A nightclub establishment which is designed to provide live
music performances to a general audience of more than 50 people and
includes the retail sale or consumption of alcoholic beverages on
the premises; separate and distinct from "assembly or auditorium."
An indoor facility primarily designed to provide recreational
sports activities, including but not limited to billiard tables, bowling
alleys, painball courses, video arcades, batting cages or similar
gaming activities and amusements; does not include outdoor games.
A building and land used for the purposes of public education
or entertainment, including museums, libraries, art galleries, community
centers, institutional philanthropic uses and similar facilities;
does not include theatrical performances, performing arts, dance and
music programs, concerts or similar large public gathering events.
A family home, which is a personal residence and occupied
as a family residence, which provides child day care on a regular
basis for compensation or otherwise; includes both "group family day-care
homes" and "family day-care homes" as defined in Parts 416 and 417
of Title 18 of the New York Code of Rules and Regulations, respectively.
An establishment which provides professional dry-cleaning
services for consumers who drop clothing and textiles off to be processed
off site and returned; does not include on-site dry-cleaning processing.
A detached building containing two dwelling units separated by a party wall, each having one side yard (§ 208-7).
[Added L.L. No. 3-2021]
The exterior vertical wall of a building.
The percentage of the facade wall area which includes openings
for transparent glass windows and doors. Facade transparency at the
first-floor/ ground-floor level is measured between two feet above
grade to 12 feet above grade. Facade transparency for upper floors
is measured from second-finished-floor level to the ceiling of the
topmost floor. Glass is considered transparent when it has a visible
light transmission (VLT) rating of 70% or higher.
An exterior covered passage which runs along the ground-floor
facade of a building and is open at one side.
Exterior land areas covered by vegetation meeting the landscape
requirements of this code which are free from impervious surfaces
such as built structures, driveways, parking lots, paved areas or
walkways.
Any occupation, business or professional activity which results
in a product or service and which is conducted in whole or in part
in a residential dwelling or on a residentially zoned property and
is clearly subordinate in space utilization and intensity to the residential
use.
An establishment where overnight lodging is provided in guest
units rented to the public, which are arranged or designed to be available
for use as sleeping quarters for transient guests away from their
place of residence on a daily or weekly basis, and in which ingress
and egress to and from all guest units are made through an enclosed
corridor; the guest unit shall consist of a room arranged or designed
to be available for use as sleeping quarters for transient guests
away from their place of residence on a daily or weekly fee basis;
does not include boardinghouses.
[Amended 9-11-2023 by L.L. No. 7-2023]
Business premises equipped with individual clothes-washing
and clothes-drying machines for the use of retail customers, exclusive
of laundry facilities provided as an accessory use in a multiple dwelling;
may include pickup and dropoff of dry cleaning which is conducted
off site in a separate facility.
A piece, parcel or plot of land occupied or to be occupied
by a principal building and its accessory building or buildings, including
the yards and other open spaces required by this chapter.
The total horizontal surface area included within the property
lines of a parcel.
The horizontal distance between the midpoints of the front
and rear lot lines measured in the general direction of the side lot
lines.
The property line along the front of a parcel which directly
abuts a public or private street, accessed by that street.
The distance between the side lot lines measured across the
required front yard minimum setback line parallel with the street.
A facility or clinic for the treatment and medical care of
minor human ailments without any overnight inpatient bed facilities;
includes eye doctors, dentists, medical clinics, emergent care facilities,
lasik eye surgery, physical therapy and similar treatments.
A building or lands used for common civic institutions, such
as state, county and municipal government offices, post offices, police
stations, fire stations and emergency ambulance service providers
under contract to serve the municipality.
A licensed facility, other than a hospital, where elderly
or infirm persons who are unable to care for themselves are provided
with twenty-four-hour care consisting of lodging, meals, personal
grooming and cleaning, supervision for medication and other therapeutic
needs, recreation and companionship by trained and licensed staff.
Offices for the practice of licensed professionals and general
business, such as lawyer, accountant, banking, travel agencies, insurance
or real estate sales, engineer, architect, doctor, marketing, consulting,
not-for-profit organizations and similar professions.
A parking facility or deck that includes one or more levels
above grade; separate and distinct from parking structures at or below
grade or surface parking.
A parking facility located entirely below grade, or at grade
within the footprint area of a building overhead; separate and distinct
from an above-ground parking structure or surface parking.
Personal services for the improvement of mind and body, including
nail or hair salons, musical and dance instruction, yoga, karate,
licensed massage therapy, physical therapy, fitness center and similar
activities.
An covered but unenclosed exterior entryway to a structure
which is raised above ground level and accessed by stairs or a ramp.
The exterior building facade material which comprises or
covers the majority of the facade. See also: "secondary facade material."
A street, public or private, which has frontage along the
front yard of a corner property. See also: "secondary street."
A natural or landscaped outdoor area provided for the purpose
of active or passive public recreation or enjoyment; may include publicly
accessible outdoor amenities, such as a playground, seating area,
picnic area, multi-use path and temporary or permanent small outdoor
performance space or similar outdoor recreational functions.
Churches, synagogues and similar places of worship, Sunday
school buildings, parish houses and rectories.
On-site repair or maintenance of personal property, such
as household electronics, computers, appliances, watches, jewelry
or shoe repair, tailoring, upholsterers and similar light work stored
and conducted within an enclosed building; does not include repair
of heavy machinery.
A structure containing both allowable commercial uses on
the ground-floor level as well as residential dwelling units on upper
floors for two or more families.
A structure containing residential dwelling units for two
or more families, including apartments, condominiums, townhouses,
rowhouses or other combinations.
A business primarily engaged in the retail sale of food sold
for on-premises consumption to patrons seated at tables or counters
and where table service is provided; separate and distinct from "drive-thru
restaurant" or "bar and tavern."
A food service establishment which includes a drive-thru
window.
Any restaurant, bar or tavern where some, or all, of the
customer seating is provided outside of the building on a porch, patio,
deck or balcony.
Retail sales of goods to private consumers, including food
and groceries, clothing, dry goods and miscellaneous retail services
such as reproduction, printing and faxing services; Separate and distinct
from "retail with drive-thru."
Retail sales of goods or services to private consumers with
a vehicle drive-thru area, including pharmacies, banks, dry-cleaning,
photo processing, coffee or similar businesses.
Retail sales of items stored or displayed outdoors, including
but not limited to trees, plants, flowers, landscaping structures,
fences, gazebos, cemetery headstones, playground equipment, lumber
or similar items; does not include motorized equipment or vehicles.
A facility licensed by New York State and designed to provide
daytime care or instruction for five or more children from two to
18 years of age, inclusive, and operated on a regular basis.
A secondary school designed to teach or train students for
a specific trade or job.
Exterior building facade materials which are used as a relatively
small percentage of the overall materials, such as decorative trim,
accents and design features. See also "primary facade material."
[Amended 1-19-2021 by L.L. No. 3-2021]
A street, public or private, which has frontage along the
side yard of a corner property. See also "primary street."
[Amended 1-19-2021 by L.L. No. 3-2021]
A facility for the storage of personal property where individual
renters control and access individual storage spaces located within
a full enclosed building that is climate controlled. Ancillary retail
sales of related items, such as moving supplies, and facility offices
may also be included. Rental of vehicles and other equipment for moving
is a separate use from self-storage facility: climate-controlled.
Because of architectural treatments, building form and material standards
prescribed by the TC5 Neighborhood Zone, this use is compatible with
mixed use commercial areas that are convenient to high-density residential
areas where most customers originate.
[Added L.L. No. 3-2021]
A building or a group of buildings primarily and specifically
designed for providing residential dwellings for persons age 55 or
older.
The ground-floor portion of a commercial building which is
constructed primarily from glass so as to showcase merchandise or
services being offered within.
A small exterior staircase which leads from a public sidewalk
up to a landing outside the entrance of a private dwelling, office
or other space, typically not higher than five or eight feet above
the ground.
A public transportation or intermodal facility designed to
accommodate large numbers of people transferring from one mode of
transport to another, with parking facilities for private vehicles.
A public transportation waypoint designed to accommodate
small numbers of people transferring from one mode of transport to
another, used as a satellite branch of a larger transit hub; may include
an enclosed building or outdoor shelter with a limited drop-off area
for private vehicles and buses; does not include parking.
Structures or uses required as part of providing basic local
public services, including but not limited to electrical substations,
telephone exchanges, water pumping stations, power and communication
lines and their necessary right-of-way; does not include telecommunication
towers.
Stand-alone structures in excess of 20 feet tall for the
broadcast of radio, television, cellular or similar communication
systems; does not include transmission elements with an approved design
to be mounted onto the facade of a building, such as local wifi or
cellular service.
A.
Staggered hours parking.
Table A.1 - Sample Adjustments for Staggered Hours Parking
| ||||||
---|---|---|---|---|---|---|
Use Type
|
Weekdays
|
Weekends
| ||||
8 a.m. - 6 p.m.
|
6 p.m. - 12 a.m.
|
12 a.m. - 8 a.m.
|
8 a.m. - 6 p.m.
|
6 p.m. - 12 a.m.
|
12 a.m. - 8 a.m.
| |
Residential
|
50%
|
100%
|
100%
|
80%
|
100%
|
100%
|
Office
|
100%
|
20%
|
5%
|
5%
|
5%
|
5%
|
Retail/ Commercial
|
90%
|
80%
|
5%
|
100%
|
70%
|
5%
|
Restaurant
|
70%
|
100%
|
10%
|
70%
|
100%
|
20%
|
Civic Institution
|
100%
|
20%
|
5%
|
10%
|
10%
|
5%
|
Religious Institution
|
10%
|
5%
|
5%
|
100%
|
50%
|
5%
|
Bar/ Entertainment
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
Movie Theater
|
40%
|
80%
|
10%
|
80%
|
100%
|
10%
|
Hotel
|
70%
|
100%
|
100%
|
70%
|
100%
|
100%
|
EXAMPLE: Two adjacent property owners (or a single
property owner with multiple uses) wish to share a parking lot which
takes advantage of staggered hours parking demands. One use is an
office building which normally requires 30 parking spaces. The other
use is residential apartments which also normally would require 30
spaces. Normally, these two uses would require a total of 60 spaces.
However, since the parking demand for these two uses isn't always
experiencing peak demand at the same time of day, a reduction can
be applied.
|
During weekday business hours (8:00 a.m. to 6:00 p.m.) the office
use needs 100% of its parking, so it would need all 30 of its parking
spaces. During that same period, however, the residential use only
needs 50% of its total parking, so it would only need 15 of its 30
spaces. The remainder of the time slots for each use are also filled
out as follows:
|
Table A.2
| ||||||
---|---|---|---|---|---|---|
Use Type
|
Weekdays
|
Weekends
| ||||
8 a.m. - 6 p.m.
|
6 p.m. - 12 a.m.
|
12 a.m. - 8 a.m.
|
8 a.m. - 6 p.m.
|
6 p.m. - 12 a.m.
|
12 a.m. - 8 a.m.
| |
Residential
|
15 (50%)
|
30 (100%)
|
30 (100%)
|
24 (80%)
|
30 (100%)
|
30 (100%)
|
Office
|
30 (100%)
|
6 (20%)
|
2 (5%)
|
2 (5%)
|
2 (5%)
|
2 (5%)
|
Total Spaces Needed:
|
45
|
36
|
32
|
26
|
32
|
32
|
Adjusting for the fluctuations, this shared parking area would
experience its highest combined peak demand during the 8:00 a.m. to
6:00 p.m. weekday time slot, when 45 parking spaces would be needed.
The remaining time slots are each less than that, so this parking
lot would only be required to provide 45 spaces instead of the original
60.
|
B. Figure A.1 - Town Center Plan Concept. A ring or liner of buildings
around a central parking structure to serve all of the surrounding
businesses. Figure A.2 - Town Center Plan Concept. Infill development focuses
on defining and fronting new pedestrian streets and open spaces. Figure A.3 - Town Center Plan Concept. Smaller
scale infill development begins to line the public and private streets,
creating shared parking areas inside the blocks.
Clifton Park Town Center Plan - design concepts.
C.
Environmental justice.
(1)
Increased attention has been given to the National Environmental
Policy Act (NEPA) related to its ability to balance overall mobility
benefits of transportation projects agains protecting quality of life
of low-income and minority residents of a community. President Clinton
issued Executive Order 12898 to bring attention to environmental and
human health impacts of low-income and minority communities-referred
to as "environmental justice" - when federal funding is involved.
The goal of environmental justice review is to ensure that any adverse
human health or environmental effects of a government action, such
as a federally supported roadway or transit project, does not disproportionately
affect minority or low-income residents of a community or neighborhood.
Environmental justice is a public policy objective that can help improve
the quality of life for those whose interests have traditionally been
overlooked. "EJ population areas" are defined as any census tract
with significant populations of minority or low-income persons.
(2)
The CDTC staff has completed a review of civil rights/environmental
justice impacts of transportation actions proposed under this study.
Based on a review of the latest socioeconomic data available, the
CDTC staff has determined that there are no census, tracts within
the study area that contain significant environmental justice populations.