[Added 5-9-2005 by L.L. No. 5-2005]
A.
The purpose of the Hamlet Mixed-Use (HM) District
in Western Clifton Park is to provide primarily for focused business
development to serve adjacent residential hamlets and neighborhood
areas and to allow for a creative mix of commercial and complementary
residential uses. However, the district may remain primarily commercial
uses, such as a mix of offices and retail uses. The allowance for
residential uses is intended to foster the creation of places within
the Town where one could walk from home to work to neighborhood businesses.
In addition, the HM district is intended to allow for development
that generates a low traffic impact. Finally, the site layout and
related designs for development within the HM District should be in
a manner that respects and enhances the traditional hamlet context
of the proposed project within the specific HM district location.
B.
In general, development should:
(1)
Enhance existing, unique, traditional hamlet
settlement patterns within Western Clifton Park.
(2)
Restore, conserve and enhance the "sense of
place" of the Hamlet of Rexford through complementary, compact, new
development, infill development and redevelopment layout and design.
(3)
Support a primarily business and residential
setting within the HM District that connects and transitions to the
nearby Hamlet Residential District to the south and the rest of the
hamlet of Rexford.
(4)
Foster pedestrian-friendly, walkable environments.
(5)
Utilize area master planning, and site plan
layouts and architectural styles consistent with the form of traditional
Hamlet of Rexford.
(6)
Support connections within the Hamlet of Rexford
and the vicinity both within the Hamlet and outside of the Hamlet.
(7)
Create access and connections such as to the
Mohawk River waterfront and to the Mohawk Towpath Scenic Byway, and
other existing and proposed Town-wide and regional pathways and trails
C.
This article is further intended to support the protection
of Town-identified open space within Western Clifton Park with the
provision of potential density incentives and transfer of development
from Town-identified open space areas to the HR Zone as is applicable.
[Amended 3-21-2011 by L.L. No. 9-2011]
The following are permitted uses:
|
Uses
|
Permitted (P) or Special Permits(s) Pursuant to § 208-79 et seq.
| ||
|---|---|---|---|
|
Business Uses
|
P
| ||
|
General business offices
|
P
| ||
|
Medical and dental offices and clinics, excluding
overnight occupancy by patients
|
P
| ||
|
Attorneys' offices
|
P
| ||
|
Offices for licensed professionals; for example,
architects, accountants, engineers, psychologists, optometrists and
chiropractors
|
P
| ||
|
Insurance offices of independent or general
agents, including regional or district offices of individual companies
|
P
| ||
|
Mortuaries or funeral homes
|
P
| ||
|
Center for the day care of children
|
P
| ||
|
Real estate offices
|
P
| ||
|
Banking institutions
|
P
| ||
|
Financial services, e.g., investment counseling
and tax services
|
P
| ||
|
Animal hospital/veterinary offices, with the
exclusion of outdoor runs and commercial kennels
|
P
| ||
|
Mixed-use buildings, with combination of commercial
uses on ground floor with residential units on upper floors*
|
P
| ||
|
Home occupations
|
P
| ||
|
Day-care homes
|
P
| ||
|
Bed-and-breakfast facilities
|
S
| ||
|
Facilities for the sale and/or consumption of
farm- and country-related edible and nonedible products at farm markets.
Such facilities shall be consistent with the customary activities
and operations normally associated with a farm.
|
S
| ||
|
Animal-care facilities, provided that any structure
or area used for such purposes, including pens or exercise runs, shall
be at least 100 feet distant from any residential district
|
P
| ||
|
Bank or savings-and-loan associations
|
P
| ||
|
Bowling alleys
|
P
| ||
|
Convenience food stores
|
P
| ||
|
Day-care centers
|
P
| ||
|
Self-storage facilities that appear residential
in character
|
P
| ||
|
Dry-cleaning establishments, where not more
than five persons are employed and where no flammable cleaning fluids
are used
|
P
| ||
|
Personal service establishments
|
P
| ||
|
Restaurants; or barrooms, provided that no portion
of the portion of a building occupied by such uses shall be located
within 300 feet of the boundary line of any residential district
|
P
| ||
|
Commercial recreation facilities, subject to the provisions of § 208-94
|
S
| ||
|
Tier 1 solar energy system
[Added 10-18-2021 by L.L. No. 6-2021] |
P
| ||
|
Municipal Uses
| |||
|
Private schools, excluding business, dancing,
trade or any other commercially oriented school
|
P
| ||
|
Nonprofit institutions for charitable, religious,
cultural or community purposes
|
P
| ||
|
Emergency ambulance facilities if and only as
long as these facilities are under contract to the Town of Clifton
Park to provide general health services to the Town
|
P
| ||
|
Public utility structures
|
P
| ||
|
Radio installations, amateur (HAMS) (See § 208-95A)
|
P
| ||
|
Electrical substations, gas district governor stations, telephone exchanges or other public utility buildings, structures or uses, except business offices, storage yards, or repair shops, and subject to the provisions of § 208-79E(2).
|
S
| ||
|
Federal, state, county or Town municipal buildings
|
P
| ||
|
All other telecommunication towers as in § 208-95B
|
P
| ||
|
Cemeteries
|
S
| ||
|
Churches or other places of worship
|
P
| ||
|
Section 208-96, Temporary uses and structures
|
S
| ||
|
Public libraries
|
S
| ||
|
Tier 1 solar energy system
[Added 10-18-2021 by L.L. No. 6-2021] |
P
| ||
|
Residential Uses
| |||
|
Solar arrays: Ground- or pole-mounted solar arrays
|
S
| ||
|
One-family dwellings
|
P
| ||
|
Two-family dwellings
|
P
| ||
|
Community residences
|
P
| ||
|
Dwellings, two-family and/or semidetached
|
P
| ||
|
Accessory structures: buildings accessory to
the above which are an integral part of any of the above uses and
are not in conflict with the purposes of this article as set forth
above, which determination shall be made by the Planning Board
|
P
| ||
|
Tier 2 solar energy systems
[Added 10-18-2021 by L.L. No. 6-2021] |
S
|
|
Notes:
|
|---|
|
*See "mixed-uses" (§ 208-43.4 below)
|
Space and bulk requirements are as follows:
A.
One-family-detached dwellings: limited to no more
than 25% of a parcel's total potential density:
B.
Commercial uses and two-family, semidetached, and
multifamily dwellings: limited to no more than 25% of the parcel's
total potential density.
(1)
(2)
Minimum lot size: 12,000 square feet.
(3)
Minimum lot width: 80 feet.
(4)
Minimum lot frontage: 50 feet.
(5)
Front yard: 10 feet.
(6)
Rear yard: 30 feet.
(7)
Side yard: zero feet (20 feet adjacent to residential
uses).
(8)
Maximum building size - office: 40,000 gross
square feet (20,000 gross square feet footprint).
(9)
Maximum building size - retail: 20,000 gross
square feet.
(10)
Maximum building size - mixed: 40,000 gross
square feet (20,000 gross square feet footprint).
(11)
Maximum building height: 40 feet.
(12)
Minimum greenspace: 25%.
A.
Residential uses may be allowed above commercial uses.
B.
Buildings in the HM District may include residential
units as subordinate uses to primary ground floor commercial use subject
to the following provisions:
(1)
Residential units shall not be permitted over
an auto service station or establishments storing or retailing flammable
or fume producing goods.
(2)
The habitable area of each residential unit
shall be at least 500 square feet.
(3)
Each residential unit shall be a separate dwelling
unit with provisions for complete living, including sanitary and sleeping
facilities for year-round use by one family.
(4)
Residential units shall not be located on the
first floor of the building, and each apartment shall contain all
services for safe and convenient habitation meeting the New York State
fire, building, health and environmental codes.
(5)
Residential units shall have access to the outside
of the building, which must be distinct from the access to uses on
the first floor.
(6)
Each residential unit shall meet all applicable
Town of Clifton Park off-street parking requirements.
A.
Residential bonus. Applicants may propose and seek Town approval for an increase in the density of residential units within the Hamlet Mixed-Use (HM) Zoning District per Article VB, Open Space Incentive Zoning, upon securing the required applicable development rights to town-identified open space parcels within Western Clifton Park.
B.
Office and retail bonus. Applicants may propose and seek Town approval for an increase in the density of gross square footage of commercial units within the Hamlet Mixed-Use (HM) Zoning District per Article VB, Open Space Incentive Zoning, upon securing the required applicable development rights to Town-identified open space parcels within Western Clifton Park.
All building and zoning permit applications in the HM District shall be subject to site plan approval. Applications will be considered by the Planning Board in accordance with Article XVI Site Plan Review and Approval, and the Western Clifton Park Design Guidelines.[1]
[1]
Editor's Note: The Park Design Guidelines
are contained in the Western Clifton Park Land Conservation Plan GEIS,
on file in the Town offices.
