Design and development standards for the Commercial
Office Residential District have been created to encourage coordinated
parking and efficient transportation connections between regional
retailers, office development and to provide safe circulation and
enhanced aesthetics along primary transportation corridors in the
Town of Colonie. The following standards are organized as four categories:
site organization, site design, architectural design, and multifamily
residential element design. In general, the standards reflect recommended
or encouraged design elements that are intended to promote the goals
of the district and should be implemented to the fullest extent practical.
Where a standard includes the word "shall" or "must," it is integral
to the goals of the district and is mandatory. However, the Planning
Board may waive these standards to the extent it deems necessary in
order to secure a reasonable development of the site. In such case,
the applicant must establish that there are no practical alternatives
to the proposed waiver that would conform to the standard, and the
Planning Board shall issue a written finding stating the extent of
and justification for the waiver.
A. Site organization.
(1) Building placement.
(a)
Buildings must present their main facade and
entrance toward the street. Buildings should be oriented parallel
or perpendicular to the street or public sidewalk and allow for parking
to the rear or side of the proposed structure.
(b)
A minimum frontage build-out of 80% is recommended
to create a near continuous facade along the sidewalk. This frontage
may consist of a combination of the building and a small landscape
fencing made of wrought iron, common brick or some other natural material.
The intent is to create continuous frontage to more clearly define
a pedestrian environment and an improved aesthetic setting.
(c)
Maximum setback.
[Amended 6-28-2007 by L.L. No. 10-2007]
[1]
On a minor road, the maximum setback shall be
20 feet.
[2]
On a major road, the maximum setback shall be
25 feet.
[3]
On a through lot or corner lot, the maximum
setback shall apply only on one street, and major roads shall take
precedence.
[4]
On a lot containing more than one building,
the maximum setback requirement shall apply only to the building located
closest to the front lot line.
[5]
On a lot containing an existing building, the
maximum setback requirement shall not be mandatory. However, any new
construction should comply with the intent of the maximum setback
provisions as far as is practical.
(2) On-street parking. On-street parking is encouraged
where appropriate, with bulb-outs of the sidewalk at the end of each
block to allow for easy pedestrian crossings.
(3) Off-street parking.
(a)
Off-street parking is encouraged to be at the
rear of the building. Side of building parking is also permitted.
New parking in the front yard shall be prohibited. Further, drive-through
access aisles and stacking spaces shall be prohibited within the front
yard.
(b)
Off-street parking areas shall have landscaped
buffers at least 15 feet in width between the parking area and edge
of the sidewalk or front lot line, whichever is closer, which includes
trees, hedges, shrubs and/or low walls consisting of wood, brick,
wrought iron or an acceptable substitute.
(c)
Parking structures with active uses at street
level are encouraged. The sidewalk-level facades of garages shall
be designed to obscure the view of parked cars.
(d)
For parking areas greater than 20 stalls, a
minimum of 20 square feet of landscaped island shall be included in
the interior of the parking area for each stall. An island shall be
considered to be in the interior of the parking area if at least 75%
of its perimeter abuts the parking area pavement.
[Amended 6-28-2007 by L.L. No. 10-2007; 8-28-2008 by L.L. No. 8-2008]
(e)
Landscaping requirements shall include the following
standards:
[1]
Canopy/deciduous trees: 2.5 inches in caliper.
[2]
Small flowering trees: two inches in caliper.
[3]
Large shrubs: 30 inches in height.
(f)
Shared accesspoints servicing adjoining parcels
shall be developed where appropriate to reduce curb cuts. A single
access to adjoining parking lots or an interconnection between adjoining
parking lots is encouraged and may be required where necessary to
provide safe traffic management. Cross easements should be used to
formalize shared access arrangements between parcels.
(g)
In no case shall parking be allowed on access
roads.
(h)
Peak period (spillover) parking areas with alternative
pervious paving materials are encouraged and could include grass pavers
and gravel surfaces.
(4) New streets.
(a)
If new streets are developed, they shall create
or continue an interconnected network of streets laid out in walkable
blocks. Culs-de-sac and dead-end streets are strongly discouraged,
except where topography or natural features make these necessary.
(b)
Well-defined, ADA-compliant crosswalks, small
turning radii at intersections and other traffic-calming elements
should be incorporated.
(5) Green space. Within this district, the green space
percentage is a minimum of 35%. Refer to the incentive zoning provisions
of this chapter for green space "credits." Reduction in green space
is intended to be aesthetically balanced and accommodated through
quality and design of the open space. Green space should be organized
in a meaningful and useful manner and should include one or more parks,
squares or community greens where appropriate.
B. Site design.
(1) Screening and buffering. Landscape buffers between
residential and commercial areas shall be used to lessen adverse impacts
such as noise, fumes, and privacy concerns. Acceptable screening techniques
include combinations of vegetated landscaping, landscaping walls,
fencing (excluding chain link), and earth berming. When residential
uses are adjacent to commercial uses, additional screening treatments
shall be required. Generally, the buffer shall include a variety of
local plant species, including a mix of deciduous and evergreen trees.
Parking, services, and loading/maneuvering areas should be reasonably
landscaped and screened from view of adjacent properties and from
within the project site.
(2) Site lighting.
(a)
Pedestrian-scaled lighting and area lighting
are required.
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
The light source shall not be visible from any
angle from adjacent streets or properties or the sky. Lights shall
be designed and installed so as not to cause illumination beyond the
boundaries of the site. Flashing or excessively bright sources of
illumination shall be prohibited.
(d)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(3) Sidewalks.
(a)
Sidewalks connecting residential areas with
commercial areas shall be constructed of concrete, brick, concrete
pavers, stone pavers, or stone slabs, and shall be five feet wide;
sidewalks in commercial areas should be a minimum of eight feet wide.
A minimum four-foot-wide landscaping buffer should be provided between
the sidewalk and street. The landscaping buffer shall be planted with
grass and include one large deciduous tree for each 35 linear feet
of road frontage, planted generally parallel to the adjacent road.
The purpose of the landscaping is to provide enhanced pedestrian safety,
help create definition along the roadway and to provide shade. Where
a planting strip is not possible, street trees should be planted between
the curb and the building line. All street tree planting in paved
areas should be covered with a porous hard-surfaced grate. Trees should
not be planted closer than seven feet to the building line. Tree species
may include ash, elm, maple, oak, or as approved by the PEDD or Planning
Board.
[Amended 8-28-2008 by L.L. No. 8-2008]
(b)
Where a parking lot access drive crosses the
sidewalk, the concrete paving pattern of the sidewalk shall continue
uninterrupted. Where enhanced paving is used, the pattern generally
abuts asphalt. In these cases, a band of natural concrete should be
added as a protective edging between the asphalt and the decorative
paving.
(c)
When the building is set back on the site, sidewalk
connections shall be provided from the public street sidewalk to the
front of the building.
(d)
Sidewalks shall connect to adjoining properties
and existing sidewalks. Where sidewalks do not exist prior to the
proposed project, then the Planning Board shall refer to the Comprehensive
Plan to determine if sidewalks should be included as a component of
the proposed project. Bollards may be incorporated at sidewalk road
crossings.
(4) Sidewalk retail. Sidewalk retail may be permitted
in limited circumstances, subject to Planning Board approval. Merchandise
shall be removed at the daily close of business. There shall be a
minimum of five feet of clear distance or 50% of the sidewalk width,
whichever is greater, and in no case shall retail activity extend
beyond five feet into the sidewalk.
(5) Public spaces.
(a)
Public spaces allow for residents and workers
to meet informally and socialize. Public space is strongly encouraged
and shall include landscaping and benches. Landscaping shall include
trees, shrubs, perennials and annuals. If public space is constructed
it should be constructed on the side of a building which receives
the most sunlight. Benches should be placed under trees to provide
shaded areas for people using the space. Sidewalks shall be constructed
of concrete brick, concrete and stone pavers, or stone slabs. Incorporation
of works of art into the public spaces, exterior facade or entrance
lobbies is encouraged.
(b)
Public plazas are strongly encouraged. Plazas
are areas that provide amenities such as seating, ornamental fountains,
lighting and landscaping for use by pedestrians. Incorporation of
works of art into the public spaces, exterior facade or entrance lobbies
is encouraged. The area should be landscaped with trees, shrubs, perennials
and annuals, ornamental lighting and benches. The area should be constructed
on the side of building that receives the most sunlight when possible.
Enhanced paving should be used to accent important places outdoors:
at entrances as a "welcome mat" and in spaces where people congregate,
pause or wait.
(6) Outdoor dining.
(a)
Outdoor dining is a dining area of a designated
size with seating and/or tables located outdoors of a restaurant,
coffee shop or other food service establishment, which is located
entirely outside the walls of the subject building; enclosed on two
sides or fewer by the walls of the building with or without a solid
roof cover; or enclosed on three sides by the walls of the building
without a solid roof cover. The seating may be in addition to the
indoor seating or it may be the only seating available for the restaurant.
The outdoor dining area must be visually and architecturally integrated
with the building and site pursuant to the design standards.
(b)
Structures shall be consistent with existing
state regulation for safety. If at the side of a building, an edge
matching the line of the building facade should be created; the edge
should be made of transparent fence made of wood or wrought iron at
a maximum height of four feet. In no case should the fence/railing
combination prohibit views from the sidewalk into the cafe area.
(c)
The width of the public portion of the sidewalk
adjacent to the street shall not be constricted by the restaurant
seating area. There shall be a minimum of five feet of clear distance
or 50% of the sidewalk width, whichever is greater, in the public
right-of-way, free of all obstructions to allow adequate pedestrian
movement. The minimum distance shall be measured from the line or
nearest sidewalk obstruction adjacent to the curbline, such as a public
bench, garbage receptacle or utility pole. Outdoor seating shall not
be allowed if the minimum public clearance distance is not met.
(d)
Outdoor dining area furnishings shall consist
solely of readily removable umbrellas, covers, tables, chairs, planters
containing live plants, and decorative accessories. The number and
location of tables shall be compliant with the maximum occupancy and
aisle width standards for dining facilities set forth in the New York
State Uniform Fire Prevention and Building Code. No furnishing or
other object may be attached, even in a temporary manner, to the sidewalk
or other public property or to any building or structure. All furnishings
shall be removed from the sidewalk and stored indoors when the establishment
is closed.
(e)
Outdoor dining areas, including the adjacent
public right-of-way along the building frontage, shall be kept free
and clear at all times of litter, debris, and any substance that may
damage the sidewalk or cause injury to a pedestrian. Failure to comply
will result in a violation of the conditions of approval.
(f)
All foods and beverages shall be prepared within
the establishment in compliance with the terms and conditions of any
permit which may be required under any other law or regulation for
the serving of food and beverages, including alcoholic beverage permits.
(7) Signage: refer to the signs and billboards article
of this chapter.
(8) Utilities: all utilities shall be placed underground.
(9) Stormwater management: Surface stormwater management
basins should not be placed within front yards.
[Amended 6-28-2007 by L.L. No. 10-2007]
C. Architectural design.
(1) Neighborhood compatibility. Buildings shall be compatible
with or improve upon the surrounding neighborhood and other commercial
districts. Compatibility shall be achieved through the use of similar
building massing, materials, scale, colors and other architectural
features. Larger buildings shall be permitted when designed to be
perceived as several buildings clustered together. It is the visual
connection that leads to the success of an area of development to
be recognized as a place with a character that distinguishes it from
other places. The following standards shall apply:
(a)
Multiple-story buildings are strongly encouraged.
(b)
First-story height should be a minimum of 12
feet measured floor to floor.
(2) Roof, pitched, hip (gable), gambrel or mansard roofs
recommended. Flat roofs should incorporate a parapet with cornice
details along facades facing public streets. Plain parapets are discouraged.
Pitched roofs should complement the overall style and scale of the
building. Materials for pitched roofs shall avoid having a reflective
finish. Colors should complement the overall character of the building.
Pitched roofs shall take measures to ensure that falling snow, ice
or rain do not create pedestrian hazards.
(3) Facade treatment and fenestration.
(a)
The arrangement of building doors and windows
helps to communicate the nature of a building. Building fenestration
measures the amount of depth (such as a recessed entry) and openings
(such as window area) on a facade. Building transparency is important
at the street level, particularly for retail establishments. Consequently,
the ground floor of the building shall provide the greatest amount
of facade opening, making it inviting to pedestrian traffic. The use
of depth is encouraged to highlight facade openings, such as windows.
Windows should not be mounted flush to the exterior of the facade.
(b)
Overall facade composition should break the
building down into smaller distinct portions to provide a small-scale
impression related to the pedestrian. Building transparency and interior
lighting is important at the street level; consequently, ground floor
level should have a minimum 50% to 75% glass surface that is oriented
vertically. Windows on the first floor should be oriented vertically.
Floor-to-ceiling windows are strongly discouraged. Those on the second
floor shall relate to the first in shape, form and pattern. Upper
floor windows should make up at least 30% of the facade. Windows should
not be mounted flush to the exterior of the facade. Storefront construction
should be recessed enough at the point of entry to allow the door
to swing out without obstructing the sidewalk. The architectural treatment
of the front building facade should be continued in its major features,
around all visible sides from the primary street. Blank, windowless
walls are strongly discouraged.
(4) Awnings and canopies. Awnings and canopies are not
required components of building design; however, their use is encouraged
on facades that face public streets. If awnings and canopies are used,
their coverings shall be made of canvas. Plastic-, metal- and wood-covered
awnings are not permissible. Internal lighting or backlighting of
awnings and canopies shall not be permitted. Color schemes shall be
consistent with the colors outlined under materials and color below
and shall be consistent with the overall building color palette. Retractable
awnings are permitted.
(5) Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes,
antennas and other equipment shall be screened from public view by
the use of architecturally compatible materials, parapets, sloped
roof form or walls that are at least as high as the equipment being
screened.
Specialty equipment: rooftop
|
(b)
Ground-level mechanical and service equipment
(such as dumpsters, loading docks, and utility boxes) shall be screened
from public view by landscaping, natural material walls and opaque
fencing, and/or other design treatments compatible with the finishes
of the principal structure.
Specialty equipment: ground level
|
(6) Materials and color.
(a)
The quality of exterior materials shall be sufficiently
durable to guarantee low maintenance, stability and a reasonable life
span.
(b)
Preferred facade materials:
[2]
Architectural masonry units (colored, textured,
painted).
[3]
Natural stone, stone veneer or cast stone.
[5]
Siding of high quality product simulating a
natural material.
(c)
Strongly discouraged materials:
[1]
Plain (bare) masonry units.
[2]
Plain vinyl or metal siding.
[3]
Imitation stone, plastic, composite or resin
products.
(d)
Trim materials:
[1]
Finish-grade painted or stained wood.
[2]
Bare, lumber grade wood is strongly discouraged.
[3]
Windows should have anodized aluminum or wood
frame, not bare aluminum frame.
(e)
Building colors. Colors should be chosen from
a commercial paint distributor's historic color palette, as approved
by the Planning Board. Fluorescent colors shall not be permitted.
D. Multifamily residential element design. Design and
development standards for stand-alone multifamily residential components
in the COR District have been created to develop housing in a way
that conserves the desirable characteristics of established neighborhoods,
while creating new livable neighborhoods that are well integrated
into the adjacent commercial areas.
(1) Site planning. New multifamily projects should be
an integral part of the neighborhood and the community and create
a comfortable and social living environment for residents.
(a)
Buildings should frame neighborhood gateways
and define community and common open spaces.
(b)
Public, communal, and private spaces should
be clearly distinguishable.
(c)
Ground-floor units should have direct access
from streets and common spaces.
(d)
Units should provide "eyes-on-the street" security
by orienting towards streets and common areas.
(e)
Site entries should distinguish themselves with
added texture or use of contrasting materials.
(f)
Entry drives to multifamily housing should be
designed to create a positive identity for the project. Landscape
and site design should frame and distinguish entry drives.
(g)
Parking shall be screened by landscaping or
buildings.
(h)
Parking should be unobtrusive and not disrupt
the quality of common spaces and pedestrian environments of multifamily
development.
(i)
Visible long and unbroken rows of parked cars
or garage doors should not be permitted. Garage door width facing
the street shall not exceed 50% of the width of the building. Parking
should be distributed throughout the site in courts and garages.
[Amended 6-28-2007 by L.L. No. 10-2007]
(j)
In no event shall the garage extend beyond the
habitable area of the house.
(k)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(l)
Services for multifamily development should
not be visible from public areas. Trash bins, utility meters, transformers
and other service elements shall be enclosed or otherwise concealed
from view.
(2) Architectural design. The design of new multifamily
projects should demonstrate a commitment to lasting and durable design.
(a)
Multifamily projects should utilize a unifying
theme and possess a common vocabulary of forms and architectural elements.
(b)
Building forms should be articulated by varying
roof heights and wall planes. Long unbroken volumes and large unarticulated
wall and roof planes shall not be permitted.
(c)
Facades should have three-dimensional elements,
such as chimneys, balconies, bay windows or dormers, to break up large
wall and roof surfaces.
(d)
Every facade should be well composed and articulated,
with consistent treatment on all facades.
(e)
Stairways, fences, trash enclosures and other
accessory elements should be designed as integral parts of the architecture.
Manufactured components attached to the outside of buildings, such
as stairways and sheds, shall be prohibited.
(f)
Architecture within each multifamily project
should use a palette of materials which conveys an image of quality
and durability.
(g)
All the facades should employ the same vocabulary
of materials.
(h)
Painted surfaces should use colors that reinforce
architectural concepts and are compatible with natural materials,
such as brick or stone.
(3) Lighting: Lighting should be an integral part of the
planning and design of multifamily projects and not treated as an
afterthought.
(a)
Lighting in projects should be designed for
specific tasks (i.e., illuminating common areas, parking, streets,
paths and entryways).
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(d)
Fixtures and posts should be consistent throughout
the project.
(e)
Fixtures should incorporate cutoffs to screen
the view of light sources from residences.
(4) Landscaping: Landscaping for multifamily projects
should integrate the projects with the neighborhood and coherently
support site and architectural concepts.
(a)
All site areas not covered by structures, walkways,
driveways or parking spaces should be landscaped.
(b)
Landscaping should support the distinction and
transition between private, common and public spaces.
(c)
Landscape materials should be live plants.
(d)
Natural features and existing trees should be
incorporated into the landscape plan.
(e)
Plazas and common areas subject to pedestrian
traffic may be surfaced with a combination of landscape and decorative
pavers or textured concrete.
(f)
Parking lots should be generously landscaped
to provide shade, reduce glare and provide visual interest.
(g)
At least 15% of shared parking lots shall be
landscaped. Lots shall be screened from view with architectural walls,
berms or shrubs.
Design and development standards for the Highway
Commercial Office Residential (HCOR) have been created to facilitate
pedestrian connections between the commercial areas as well as with
adjoining neighborhoods while providing improved vehicle circulation
and safety and enhanced aesthetics. The following policies are organized
in four categories: site organization, site design, architectural
design, and multifamily residential element design. In general, the
standards reflect recommended or encouraged design elements that are
intended to promote the goals of the district and should be implemented
to the fullest extent practical. Where a standard includes the word
"shall" or "must," it is integral to the goals of the district and
is mandatory. However, the Planning Board may waive these standards
to the extent it deems necessary in order to secure a reasonable development
of the site. In such case, the applicant must establish that there
are no practical alternatives to the proposed waiver that would conform
to the standard, and the Planning Board shall issue a written finding
stating the extent of and justification for the waiver.
A. Site organization.
(1) Building placement.
(a)
Buildings must present their main facade and
entrance toward the street. Buildings should be oriented parallel
or perpendicular to the public sidewalk and allow for parking in the
rear or side of the proposed structure.
(b)
A minimum frontage build-out of 80% is recommended
to create a near-continuous facade along the sidewalk. This frontage
may consist of a combination of the building and a small landscape
fencing made of wrought iron, common brick or some other natural material.
The intent is to create continuous frontage to more clearly define
a pedestrian environment and an improved aesthetic setting.
(c)
Maximum setback.
[Amended 6-28-2007 by L.L. No. 10-2007]
[1]
On a minor road, the maximum setback shall be
20 feet.
[2]
On a major road, the maximum setback shall be
25 feet.
[3]
On a through lot or corner lot, the maximum
setback shall apply only on one street, and major roads shall take
precedence.
[4]
On a lot containing more than one building,
the maximum setback requirement shall apply only to the building located
closest to the front lot line.
[5]
On a lot containing an existing building, the
maximum setback requirement shall not be mandatory. However, any new
construction should comply with the intent of the maximum setback
provisions as far as is practical.
(2) On-street parking. On-street parking is encouraged
where appropriate, with bulb-outs of the sidewalk at the end of each
block to allow for easy pedestrian crossings.
(3) Off-street parking.
(a)
Off-street parking is encouraged to be at the
rear of the building. Side-of-building parking is also permitted.
New parking in the front yard shall be prohibited. Further, drive-through
access aisles and stacking spaces shall be prohibited within the front
yard.
(b)
Off-street parking areas shall have landscaped
buffers at least 15 feet in width between the parking area and edge
of the sidewalk or front lot line, whichever is closer, which includes
trees, hedges, shrubs and/or low walls consisting of wood, brick,
wrought iron or an acceptable substitute.
(c)
Parking structures with active uses at street
level are encouraged. The sidewalk-level facades of garages shall
be designed to obscure the view of parked cars.
(d)
For parking areas greater than 20 stalls, a
minimum of 20 square feet of landscaped island shall be included in
the interior of the parking area for each stall. An island shall be
considered to be in the interior of the parking area if at least 75%
of its perimeter abuts the parking area pavement.
[Amended 6-28-2007 by L.L. No. 10-2007; 8-28-2008 by L.L. No. 8-2008]
(e)
Landscaping requirements shall include the following
standards:
[1]
Canopy/deciduous trees: 2.5 inches in caliper.
[2]
Small flowering trees: two inches in caliper.
[3]
Large shrubs: 30 inches in height.
(f)
Shared access points servicing adjoining parcels
shall be developed where appropriate to reduce curb cuts. A single
access to adjoining parking lots or an interconnection between adjoining
parking lots is encouraged and may be required where necessary to
provide safe traffic management. Cross easements should be used to
formalize shared access arrangements between parcels.
(g)
In no case shall parking be allowed on access
roads.
(h)
Peak period (spillover) parking areas with alternative
pervious paving materials are encouraged and could include grass pavers
and gravel surfaces.
(4) New streets.
(a)
If new streets are developed, they shall create
or continue an interconnected network of streets laid out in walkable
blocks. Culs-de-sac and dead-end streets are strongly discouraged,
except where topography or natural features make these necessary.
(b)
Well-defined, ADA-compliant crosswalks, small
turning radii at intersections and other traffic-calming elements
should be incorporated.
(5) Green space. Within this district, the green space
percentage is a minimum of 35%. Refer to the incentive zoning provisions
of this chapter for green space "credits." Reduction in green space
is intended to be aesthetically balanced and accommodated through
quality and design of the open space. Green space should be organized
in a meaningful and useful manner and should include one or more parks,
squares or community greens where appropriate.
B. Site design.
(1) Screening and buffering. Landscape buffers between
residential and commercial areas shall be used to lessen adverse impacts
such as noise, fumes and privacy concerns. Acceptable screening techniques
include combinations of vegetated landscaping, landscaping walls,
fencing (excluding chain link) and earth berming. When residential
uses are adjacent to commercial uses, additional screening treatments
shall be required. Generally, the buffer shall include a variety of
local plant species, including a mix of deciduous and evergreen trees.
Parking, services and loading/maneuvering areas should be reasonably
landscaped and screened from view of adjacent properties and from
within the project site.
(2) Site lighting.
(a)
Pedestrian-scaled lighting and area lighting
are required.
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
The light source shall not be visible from any
angle from adjacent streets or properties or the sky. Lights shall
be designed and installed so as not to cause illumination beyond the
boundaries of the site. Flashing or excessively bright sources of
illumination shall be prohibited.
(d)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(3) Sidewalks.
(a)
Sidewalks connecting residential areas with
commercial areas shall be constructed of concrete, brick, concrete
pavers, stone pavers, or stone slabs, and shall be five feet wide;
sidewalks in commercial areas should be a minimum of eight feet wide.
A minimum four-foot-wide landscaping buffer should be provided between
the sidewalk and street. The landscaping buffer shall be planted with
grass and include one large deciduous tree for each 35 linear feet
of road frontage, planted generally parallel to the adjacent road.
The purpose of the landscaping is to provide enhanced pedestrian safety,
help create definition along the roadway and to provide shade. Where
a planting strip is not possible, street trees should be planted between
the curb and the building line. All street tree planting in paved
areas should be covered with a porous hard-surfaced grate. Trees should
not be planted closer than seven feet to the building line. Tree species
may include ash, elm, maple, oak, or as approved by the PEDD or Planning
Board.
[Amended 8-28-2008 by L.L. No. 8-2008]
(b)
Where a parking lot access drive crosses the
sidewalk, the concrete paving pattern of the sidewalk shall continue
uninterrupted. Where enhanced paving is used, the pattern generally
abuts asphalt. In these cases, a band of natural concrete should be
added as a protective edging between the asphalt and the decorative
paving.
(c)
When the building is set back on the site, sidewalk
connections shall be provided from the public street sidewalk to the
front of the building.
(d)
Sidewalks shall connect to adjoining properties
and existing sidewalks. Where sidewalks do not exist prior to the
proposed project, then the Planning Board shall refer to the Comprehensive
Plan to determine if sidewalks should be included as a component of
the proposed project. Bollards may be incorporated at sidewalk road
crossings.
(4) Sidewalk retail: Sidewalk retail may be permitted
in limited circumstances, subject to Planning Board approval. Merchandise
shall be removed at the daily close of business. There shall be a
minimum of five feet of clear distance or 50% of the sidewalk width,
whichever is greater, and in no case shall retail activity extend
beyond five feet into the sidewalk.
(5) Public spaces.
(a)
Public spaces allow for residents and workers
to meet informally and socialize. Public space is strongly encouraged
and shall include landscaping and benches. Landscaping shall include
trees, shrubs, perennials and annuals. If public space is constructed
it should be constructed on the side of a building which receives
the most sunlight. Benches should be placed under trees to provide
shaded areas for people using the space. Sidewalks shall be constructed
of concrete brick, concrete and stone pavers, or stone slabs. Incorporation
of works of art into the public spaces, exterior facade or entrance
lobbies is encouraged.
(b)
Public plazas are strongly encouraged. Plazas
are areas that provide amenities such as seating, ornamental fountains,
lighting, and landscaping for use by pedestrians. Incorporation of
works of art into the public spaces, exterior facade or entrance lobbies
is encouraged. Area should be landscaped with trees, shrubs, perennials
and annuals, ornamental lighting, and benches. Area should be constructed
on the side of building that receives the most sunlight when possible.
Enhanced paving should be used to accent important places outdoors:
at entrances as a "welcome mat" and in spaces where people congregate,
pause or wait.
(6) Outdoor dining.
(a)
Outdoor dining is a dining area of a designated
size with seating and/or tables located outdoors of a restaurant,
coffee shop or other food service establishment, which is located
entirely outside the walls of the subject building; enclosed on two
sides or fewer by the walls of the building with or without a solid
roof cover; or enclosed on three sides by the walls of the building
without a solid roof cover. The seating may be in addition to the
indoor seating or it may be the only seating available for the restaurant.
The outdoor dining area must be visually and architecturally integrated
with the building and site pursuant to the design standards.
(b)
Structures shall be consistent with existing
state regulation for safety. If at the side of a building, an edge
matching the line of the building facade should be created; the edge
should be made of transparent fence made of wood or wrought iron at
a maximum height of four feet. In no case should the fence/railing
combination prohibit views from the sidewalk into the cafe area.
(c)
The width of the public portion of the sidewalk
adjacent to the street shall not be constricted by the restaurant
seating area. There shall be a minimum of five feet of clear distance
or 50% of the sidewalk width, whichever is greater, in the public
right-of-way, free of all obstructions to allow adequate pedestrian
movement. The minimum distance shall be measured from the line or
nearest sidewalk obstruction adjacent to the curbline, such as a public
bench, garbage receptacle or utility pole. Outdoor seating shall not
be allowed if the minimum public clearance distance is not met.
(d)
Outdoor dining area furnishings shall consist
solely of readily removable umbrellas, covers, tables, chairs, planters
containing live plants, and decorative accessories. The number and
location of tables shall be compliant with the maximum occupancy and
aisle width standards for dining facilities set forth in the New York
State Uniform Fire Prevention and Building Code. No furnishing or
other object may be attached, even in a temporary manner, to the sidewalk
or other public property or to any building or structure. All furnishings
shall be removed from the sidewalk and stored indoors when the establishment
is closed.
(e)
Outdoor dining areas, including the adjacent
public right-of-way along the building frontage, shall be kept free
and clear at all times of litter, debris, and any substance that may
damage the sidewalk or cause injury to a pedestrian. Failure to comply
will result in a violation of the conditions of approval.
(f)
All foods and beverages shall be prepared within
the establishment in compliance with the terms and conditions of any
permit which may be required under any other law or regulation for
the serving of food and beverages, including alcoholic beverage permits.
(7) Signage: refer to the signs and billboards article
of this chapter.
(8) Utilities: all utilities shall be placed underground.
(9) Stormwater management: Surface stormwater management
basins should not be placed within front yards.
[Amended 6-28-2007 by L.L. No. 10-2007]
C. Architectural design.
(1) Neighborhood compatibility. Buildings shall be compatible
with or improve upon the surrounding neighborhood and other commercial
districts. Compatibility shall be achieved through the use of similar
building massing, materials, scale, colors and other architectural
features. Larger buildings shall be permitted when designed to be
perceived as several buildings clustered together. It is the visual
connection that leads to the success of an area of development to
be recognized as a place with a character that distinguishes it from
other places. The following standards shall apply:
(a)
Multiple-story buildings are strongly encouraged.
(b)
First-story height should be a minimum of 12
feet measured floor to floor.
(2) Roof. Pitched hip (gable), flat, gambrel or mansard
roof are recommended. Flat roofs shall incorporate a parapet along
facades facing any public street, including architectural cornice
detailing. Plain parapets shall not be permitted. Pitched roofs shall
complement the overall style and scale of the building. Materials
for pitched roofs shall avoid having a reflective finish and incorporate
a color that complements the overall character of the building. Pitched
roofs shall take measures to ensure that falling snow, ice or rain
do not create pedestrian hazards.
(3) Facade treatment and fenestration. The arrangement
of building doors and windows helps to communicate the nature of a
building. Building fenestration measures the amount of depth (such
as a recessed entry) and openings (such as window area) on a facade.
Building transparency is important at the street level, particularly
for retail establishments. Consequently, the ground floor of the building
shall provide the greatest amount of facade opening, making it inviting
to pedestrian traffic. The use of depth is encouraged to highlight
facade openings such as windows. Windows shall not be mounted flush
to the exterior of the facade.
(4) Overall facade composition should break the building
down into smaller distinct portions to provide a small-scale impression
related to the pedestrian. Building transparency and interior lighting
is important at the street level; consequently, ground floor level
should have a minimum 50% to 75% glass surface that is oriented vertically.
Windows on the first floor should be oriented vertically. Floor-to-ceiling
windows are strongly discouraged. Those on the second floor shall
relate to the first in shape, form and pattern. Upper-floor windows
should make up at least 30% of the facade. Windows should not be mounted
flush to the exterior of the facade. Storefront construction should
be recessed enough at the point of entry to allow the door to swing
out without obstructing the sidewalk. The architectural treatment
of the front building facade should be continued in its major features,
around all visible sides from the primary street. Blank, windowless
walls are strongly discouraged.
(5) Awnings and canopies. Awnings and canopies are not
required components of building design, however, their use is encouraged
on facades that face public streets. If awnings and canopies are used,
their coverings shall be made of canvas. Plastic-, metal- and wood-covered
awnings are not permissible. Internal lighting or backlighting of
awnings and canopies shall not be permitted. Color schemes shall be
consistent with the colors outlined under materials and color below
and shall be consistent with the overall building color palette. Retractable
awnings are permitted.
(6) Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes,
antennas and other equipment shall be screened from public view by
the use of architecturally compatible materials, which shall be integral
to the overall building design.
Specialty equipment: rooftop
|
(b)
Ground-level mechanical and service equipment
(such as air-conditioning equipment, and utility boxes) shall be screened
from public view by landscaping, natural material walls and fencing
or other design treatments compatible with the finishes of the principal
structure.
Specialty equipment: ground level
|
(7) Materials and color.
(a)
The quality of exterior materials shall be sufficiently
durable to guarantee low maintenance, stability and a reasonable life
span.
(b)
Preferred facade materials:
[2]
Architectural masonry units (colored, textured,
painted).
[3]
Natural stone, stone veneer or cast stone.
[5]
Siding of high quality product simulating a
natural material.
(c)
Strongly discouraged materials:
[1]
Plain (bare) masonry units.
[2]
Plain vinyl or metal siding.
[3]
Imitation stone, plastic, composite or resin
products.
(d)
Trim materials:
[1]
Finish-grade painted or stained wood.
[2]
Bare, lumber grade wood is strongly discouraged.
[3]
Windows should have anodized aluminum or wood
frame, not bare aluminum frame.
(e)
Building colors. Colors should be chosen from
a commercial paint distributor's historic color palette, as approved
by the Planning Board. Fluorescent colors shall not be permitted.
D. Multifamily residential element design. Design and
development standards for stand-alone multifamily residential components
in the HCOR District have been created to develop housing in a way
that conserves the desirable characteristics of established neighborhoods,
while creating new livable neighborhoods that are well integrated
into the adjacent commercial areas.
(1) Site planning. New multifamily projects should be
an integral part of the neighborhood and the community and create
a comfortable and social living environment for residents.
(a)
Buildings should frame neighborhood gateways
and define community and common open spaces.
(b)
Public, communal and private spaces should be
clearly distinguishable.
(c)
Ground-floor units should have direct access
from streets and common spaces.
(d)
Units should provide "eyes-on-the street" security
by orienting towards streets and common areas.
(e)
Site entries should distinguish themselves with
added texture or use of contrasting materials.
(f)
Entry drives to multifamily housing should be
designed to create a positive identity for the project. Landscape
and site design should frame and distinguish entry drives.
(g)
Parking shall be screened by landscaping or
buildings.
(h)
Parking should be unobtrusive and not disrupt
the quality of common spaces and pedestrian environments of multifamily
development.
(i)
Visible long and unbroken rows of parked cars
or garage doors should not be permitted. Garage door width facing
the street shall not exceed 50% of the width of the building. Parking
should be distributed throughout the site in courts and garages.
[Amended 6-28-2007 by L.L. No. 10-2007]
(j)
In no event shall the garage extend beyond the
habitable area of the house.
(k)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(l)
Services for multifamily development should
not be visible from public areas. Trash bins, utility meters, transformers
and other service elements shall be enclosed or otherwise concealed
from view.
(2) Architectural design. The design of new multifamily
projects should demonstrate a commitment to lasting and durable design.
(a)
Multifamily projects should utilize a unifying
theme and possess a common vocabulary of forms and architectural elements.
(b)
Building forms should be articulated by varying
roof heights and wall planes. Long, unbroken volumes and large, unarticulated
wall and roof planes shall not be permitted.
(c)
Facades should have three-dimensional elements,
such as chimneys, balconies, bay windows or dormers, to break up large
wall and roof surfaces.
(d)
Every facade should be well composed and articulated,
with consistent treatment on all facades.
(e)
Stairways, fences, trash enclosures and other
accessory elements should be designed as integral parts of the architecture.
Manufactured components attached to the outside of buildings, such
as stairways and sheds, shall be prohibited.
(f)
Architecture within each multifamily project
should use a palette of materials which conveys an image of quality
and durability.
(g)
All the facades should employ the same vocabulary
of materials.
(h)
Painted surfaces should use colors that reinforce
architectural concepts and are compatible with natural materials,
such as brick or stone.
(3) Lighting. Lighting should be an integral part of the
planning and design of multifamily projects and not treated as an
afterthought.
(a)
Lighting in projects should be designed for
specific tasks (i.e., illuminating common areas, parking, streets,
paths and entryways).
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(d)
Fixtures and posts should be consistent throughout
the project.
(e)
Fixtures should incorporate cutoffs to screen
the view of light sources from residences.
(4) Landscaping. Landscaping for multifamily projects
should integrate the projects with the neighborhood and coherently
support site and architectural concepts.
(a)
All site areas not covered by structures, walkways,
driveways or parking spaces should be landscaped.
(b)
Landscaping should support the distinction and
transition between private, common and public spaces.
(c)
Landscape materials should be live plants.
(d)
Natural features and existing trees should be
incorporated into the landscape plan.
(e)
Plazas and common areas subject to pedestrian
traffic may be surfaced with a combination of landscape and decorative
pavers or textured concrete.
(f)
Parking lots should be generously landscaped
to provide shade, reduce glare and provide visual interest.
(g)
At least 15% of shared parking lots shall be
landscaped. Lots shall be screened from view with architectural walls,
berms or shrubs.
Design and development standards for the Neighborhood
Commercial Office Residential (NCOR) have been created to enhance
the image and quality of the Town's small-scale commercial areas by
encouraging mixed-use development in a coordinated manner with strong
pedestrian elements and to reinforce distinct neighborhood identities
through a mixture of retail establishments, commercial services, office
development and public spaces. The district should possess strong
pedestrian linkages to the surrounding residential neighborhoods.
The following standards are organized as four categories: site organization,
site design, architectural design, and multifamily residential element
design. In general, the standards reflect recommended or encouraged
design elements that are intended to promote the goals of the district
and should be implemented to the fullest extent practical. Where a
standard includes the word "shall" or "must," it is integral to the
goals of the district and is mandatory. However, the Planning Board
may waive these standards to the extent it deems necessary in order
to secure a reasonable development of the site. In such case, the
applicant must establish that there are no practical alternatives
to the proposed waiver that would conform to the standard, and the
Planning Board shall issue a written finding stating the extent of
and justification for the waiver.
A. Site organization.
(1) Building placement.
(a)
Buildings must present their main facade and
entrance toward the street. Buildings should be oriented parallel
or perpendicular to the public sidewalk and allow for parking in the
rear or side of the proposed structure.
(b)
A minimum frontage build-out of 80% is recommended
to create a near-continuous facade along the sidewalk. This frontage
may consist of a combination of the building and a small landscape
fencing made of wrought iron, common brick or some other natural material.
The intent is to create continuous frontage to more clearly define
a pedestrian environment and an improved aesthetic setting.
(c)
Maximum setback.
[Amended 6-28-2007 by L.L. No. 10-2007]
[1]
On a minor road, the maximum setback shall be
20 feet.
[2]
On a major road, the maximum setback shall be
25 feet.
[3]
On a through lot or corner lot, the maximum
setback shall apply only on one street, and major roads shall take
precedence.
[4]
On a lot containing more than one building,
the maximum setback requirement shall apply only to the building located
closest to the front lot line.
[5]
On a lot containing an existing building, the
maximum setback requirement shall not be mandatory. However, any new
construction should comply with the intent of the maximum setback
provisions as far as is practical.
(2) On-street parking. On-street parking is encouraged
where appropriate, with bulb-outs of the sidewalk at the end of each
block to allow for easy pedestrian crossings.
(3) Off-street parking.
(a)
Off-street parking is encouraged to be at the
rear of the building. Side-of-building parking is also permitted.
New parking in the front yard shall be prohibited.
[Amended 6-28-2007 by L.L. No. 10-2007]
(b)
Off street parking areas shall have landscaped
buffers at least 15 feet in width between the parking area and edge
of the sidewalk or front lot line, whichever is closer, which includes
trees, hedges, shrubs and/or low walls consisting of wood, brick,
wrought iron or an acceptable substitute.
(c)
Parking structures with active uses at street
level are encouraged. The sidewalk-level facades of garages shall
be designed to obscure the view of parked cars.
(d)
For parking areas greater than 20 stalls, a
minimum of 20 square feet of landscaped island shall be included in
the interior of the parking area for each stall. An island shall be
considered to be in the interior of the parking area if at least 75%
of its perimeter abuts the parking area pavement.
[Amended 6-28-2007 by L.L. No. 10-2007; 8-28-2008 by L.L. No. 8-2008]
(e)
Landscaping requirements shall include the following
standards:
[1]
Canopy/deciduous trees: 2.5 inches in caliper.
[2]
Small flowering trees: two inches in caliper.
[3]
Large shrubs: 30 inches in height.
(f)
Shared access points servicing adjoining parcels
shall be developed where appropriate to reduce curb cuts. A single
access to adjoining parking lots or an interconnection between adjoining
parking lots is encouraged and may be required where necessary to
provide safe traffic management. Cross easements should be used to
formalize shared access arrangements between parcels.
(g)
In no case shall parking be allowed on access
roads.
(h)
Peak period (spillover) parking areas with alternative
pervious paving materials are encouraged and could include grass pavers
and gravel surfaces.
(4) New streets.
(a)
If new streets are developed, they shall create
or continue an interconnected network of streets laid out in walkable
blocks. Culs-de-sac and dead-end streets are strongly discouraged,
except where topography or natural features make these necessary.
(b)
Well-defined, ADA-compliant crosswalks, small
turning radii at intersections and other traffic-calming elements
should be incorporated.
(5) Green space. Within this district, the green space
percentage is a minimum of 35%. Refer to the incentive zoning provisions
of this chapter for green space "credits." Reduction in green space
is intended to be aesthetically balanced and accommodated through
quality and design of the open space. Green space should be organized
in a meaningful and useful manner and should include one or more parks,
squares or community greens where appropriate.
B. Site design.
(1) Screening and buffering. Landscape buffers between
residential and commercial areas shall be used to lessen adverse impacts
such as noise, fumes and privacy concerns. Acceptable screening techniques
include combinations of vegetated landscaping, landscaping walls,
fencing (excluding chain link), and earth berming. When residential
uses are adjacent to commercial uses, additional screening treatments
shall be required. Generally, the buffer shall include a variety of
local plant species, including a mix of deciduous and evergreen trees.
Parking, services, and loading/maneuvering areas should be reasonably
landscaped and screened from view of adjacent properties and from
within the project site.
(2) Site lighting.
(a)
Pedestrian-scaled lighting and area lighting
are required.
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
The light source shall not be visible from any
angle from adjacent streets or properties or the sky. Lights shall
be designed and installed so as not to cause illumination beyond the
boundaries of the site. Flashing or excessively bright sources of
illumination shall be prohibited.
(d)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(3) Sidewalks.
(a)
Sidewalks connecting residential areas with
commercial areas shall be constructed of concrete, brick, concrete
pavers, stone pavers, or stone slabs, and shall be five feet wide;
sidewalks in commercial areas should be a minimum of eight feet wide.
A minimum four-foot-wide landscaping buffer should be provided between
the sidewalk and street. The landscaping buffer shall be planted with
grass and include one large deciduous tree for each 35 linear feet
of road frontage, planted generally parallel to the adjacent road.
The purpose of the landscaping is to provide enhanced pedestrian safety,
help create definition along the roadway and to provide shade. Where
a planting strip is not possible, street trees should be planted between
the curb and the building line. All street tree planting in paved
areas should be covered with a porous hard-surfaced grate. Trees should
not be planted closer than seven feet to the building line. Tree species
may include ash, elm, maple, oak, or as approved by the PEDD or Planning
Board.
[Amended 8-28-2008 by L.L. No. 8-2008]
(b)
Where a parking lot access drive crosses the
sidewalk, the concrete paving pattern of the sidewalk shall continue
uninterrupted. Where enhanced paving is used, the pattern generally
abuts asphalt. In these cases, a band of natural concrete should be
added as a protective edging between the asphalt and the decorative
paving.
(c)
When the building is set back on the site, sidewalk
connections shall be provided from the public street sidewalk to the
front of the building.
(d)
Sidewalks shall connect to adjoining properties
and existing sidewalks. Where sidewalks do not exist prior to the
proposed project, then the Planning Board shall refer to the Comprehensive
Plan to determine if sidewalks should be included as a component of
the proposed project. Bollards may be incorporated at sidewalk road
crossings.
(4) Public spaces.
(a)
Public spaces allow for residents and workers
to meet informally and socialize. Public space is strongly encouraged
and shall include landscaping and benches. Landscaping shall include
trees, shrubs, perennials and annuals. If public space is constructed
it should be constructed on the side of a building which receives
the most sunlight. Benches should be placed under trees to provide
shaded areas for people using the space. Sidewalks shall be constructed
of concrete, brick, concrete and stone pavers, or stone slabs. Incorporation
of works of art into the public spaces, exterior facade or entrance
lobbies is encouraged.
(b)
Public plazas are strongly encouraged. Plazas
are areas that provide amenities such as seating, ornamental fountains,
lighting and landscaping for use by pedestrians. Incorporation of
works of art into the public spaces, exterior facade or entrance lobbies
is encouraged. Area should be landscaped with trees, shrubs, perennials
and annuals, ornamental lighting, and benches. Area should be constructed
on side of building that receives the most sunlight when possible.
Enhanced paving should be used to accent important places outdoors:
at entrances as a "welcome mat" and in spaces where people congregate,
pause or wait.
(5) Outdoor dining.
(a)
Outdoor dining is a dining area of a designated
size with seating and/or tables located outdoors of a restaurant,
coffee shop or other food service establishment, which is located
entirely outside the walls of the subject building; enclosed on two
sides or fewer by the walls of the building with or without a solid
roof cover; or enclosed on three sides by the walls of the building
without a solid roof cover. The seating may be in addition to the
indoor seating or it may be the only seating available for the restaurant.
The outdoor dining area must be visually and architecturally integrated
with the building and site pursuant to the design standards.
(b)
Structures shall be consistent with existing
state regulation for safety. If at the side of a building, an edge
matching the line of the building facade should be created; the edge
should be made of transparent fence made of wood or wrought iron at
a maximum height of four feet. In no case should the fence/railing
combination prohibit views from the sidewalk into the cafe area.
(c)
The width of the public portion of the sidewalk
adjacent to the street shall not be constricted by the restaurant
seating area. There shall be a minimum of five feet of clear distance
or 50% of the sidewalk width, whichever is greater, in the public
right-of-way, free of all obstructions to allow adequate pedestrian
movement. The minimum distance shall be measured from the line or
nearest sidewalk obstruction adjacent to the curbline, such as a public
bench, garbage receptacle or utility pole. Outdoor seating shall not
be allowed if the minimum public clearance distance is not met.
(d)
Outdoor dining area furnishings shall consist
solely of readily removable umbrellas, covers, tables, chairs, planters
containing live plants, and decorative accessories. The number and
location of tables shall be compliant with the maximum occupancy and
aisle width standards for dining facilities set forth in the New York
State Uniform Fire Prevention and Building Code. No furnishing or
other object may be attached, even in a temporary manner, to the sidewalk
or other public property or to any building or structure. All furnishings
shall be removed from the sidewalk and stored indoors when the establishment
is closed.
(e)
Outdoor dining areas, including the adjacent
public right-of-way along the building frontage, shall be kept free
and clear at all times of litter, debris, and any substance that may
damage the sidewalk or cause injury to a pedestrian. Failure to comply
will result in a violation of the conditions of approval.
(f)
All foods and beverages shall be prepared within
the establishment in compliance with the terms and conditions of any
permit which may be required under any other law or regulation for
the serving of food and beverages, including alcoholic beverage permits.
(6) Signage: refer to the signs and billboards article
of this chapter.
(7) Utilities: all utilities shall be placed underground.
(8) Stormwater management: Surface stormwater management
basins should not be placed within front yards.
[Amended 6-28-2007 by L.L. No. 10-2007]
C. Architectural design.
(1) Neighborhood compatibility. Buildings shall be compatible
with or improve upon the surrounding neighborhood and other commercial
districts. Compatibility shall be achieved through the use of similar
building massing, materials, scale, colors and other architectural
features. Larger buildings shall be permitted when designed to be
perceived as several buildings clustered together. It is the visual
connection that leads to the success of an area of development to
be recognized as a place with a character that distinguishes it from
other places. The following standards shall apply:
(a)
Two-story buildings are encouraged.
(b)
First-story height should be a minimum of 10
feet measured floor to floor.
(c)
Pitched, gambrel or mansard roofs recommended.
(2) Roof. Pitched, hip (gable), gambrel or mansard roofs
are recommended. Flat roofs should incorporate a parapet with cornice
details along facades facing public streets. Plain parapets are discouraged.
Pitched roofs should complement the overall style and scale of the
building. Materials for pitched roofs shall avoid having a reflective
finish. Colors should complement the overall character of the building.
Pitched roofs shall take measures to ensure that falling snow, ice
or rain do not create pedestrian hazards.
(3) Facade treatment and fenestration.
(a)
The arrangement of building doors and windows
helps to communicate the nature of a building. Building fenestration
measures the amount of depth (such as a recessed entry) and openings
(such as window area) on a facade. Building transparency is important
at the street level, particularly for retail establishments. Consequently,
the ground floor of the building shall provide the greatest amount
of facade opening, making it inviting to pedestrian traffic. The use
of depth is encouraged to highlight facade openings such as windows.
Windows should not be mounted flush to the exterior of the facade.
(b)
Overall facade composition should break the
building down into smaller distinct portions to provide a small-scale
impression related to the pedestrian. Floor-to-ceiling windows are
strongly discouraged. Second-floor windows should related to the first
in shape, form and pattern. Windows should make up at least 30% of
the facade on all floors. Windows should not be mounted flush to the
exterior of the facade. The architectural treatment of the front building
facade should be continued in its major features, around all visible
sides from the primary street. Blank, windowless walls are strongly
discouraged.
(4) Awnings and canopies. Awnings and canopies are not
required components of building design, however, their use is encouraged
on facades that face public streets. If awnings and canopies are used,
their coverings shall be made of canvas. Plastic-, metal- and wood-covered
awnings are not permissible. Internal lighting or backlighting of
awnings and canopies shall not be permitted. Color schemes shall be
consistent with the colors outlined under materials and color below
and shall be consistent with the overall building color palette. Retractable
awnings are permitted.
(5) Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes,
antennas and other equipment shall be screened from public view with
the use of architecturally compatible materials, parapets or walls.
|
Specialty equipment: rooftop
|
(b)
Ground-level mechanical and service equipment
(such as dumpsters, loading docks and utility boxes) shall be screened
from public view with landscaping materials, natural material walls
and opaque fencing or other design treatments compatible with the
finishes of the principal structure.
|
Specialty equipment: ground level
|
(6) Materials and color.
(a)
The quality of exterior materials shall be sufficiently
durable to guarantee low maintenance, stability and a reasonable life
span.
(b)
Preferred facade materials:
[1]
Wood is recommended as the primary material
in the NCOR Zone.
[3]
Architectural masonry units (colored, textured,
painted).
[4]
Natural stone, stone veneer or cast stone.
[5]
Siding of high quality product simulating a
natural material.
(c)
Strongly discouraged materials:
[1]
Plain (bare) masonry units.
[2]
Plain vinyl or metal siding.
[3]
Imitation stone, plastic, composite or resin
products.
(d)
Trim materials:
[1]
Finish-grade painted or stained wood.
[2]
Bare, lumber grade wood is strongly discouraged.
[3]
Windows should have anodized aluminum or wood
frame, not bare aluminum frame.
(e)
Building colors. Colors should be chosen from
a commercial paint distributor's historic color pallet, as approved
by the Town. Fluorescent colors shall not be permitted.
D. Multifamily residential element design. Design and
development standards for stand-alone multifamily residential components
in an NCOR District have been created to develop housing in a way
that conserves the desirable characteristics of established neighborhoods
while creating new livable neighborhoods that are well integrated
into the adjacent commercial areas.
(1) Site planning. New multifamily projects should be
an integral part of the neighborhood and the community and create
a comfortable and social living environment for residents.
(a)
Buildings should frame neighborhood gateways
and define community and common open spaces.
(b)
Public, communal and private spaces should be
clearly distinguishable.
(c)
Ground-floor units should have direct access
from streets and common spaces.
(d)
Units should provide "eyes-on-the street" security
by orienting towards streets and common areas.
(e)
Site entries should distinguish themselves with
added texture or use of contrasting materials.
(f)
Entry drives to multifamily housing should be
designed to create a positive identity for the project. Landscape
and site design should frame and distinguish entry drives.
(g)
Parking shall be screened by landscaping or
buildings.
(h)
Parking should be unobtrusive and not disrupt
the quality of common spaces and pedestrian environments of multifamily
development.
(i)
Visible long, and unbroken rows of parked cars
or garage doors should not be permitted. Garage door width facing
the street shall not exceed 50% of the width of the building. Parking
should be distributed throughout the site in courts and garages.
[Amended 6-28-2007 by L.L. No. 10-2007]
(j)
In no event shall the garage extend beyond the
habitable area of the house.
(k)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(l)
Services for multifamily development should
not be visible from public areas. Trash bins, utility meters, transformers
and other service elements shall be enclosed or otherwise concealed
from view.
(2) Architectural design. The design of new multifamily
projects should demonstrate a commitment to lasting and durable design.
(a)
Multifamily projects should utilize a unifying
theme and possess a common vocabulary of forms and architectural elements.
(b)
Building forms should be articulated by varying
roof heights and wall planes. Long unbroken volumes and large unarticulated
wall and roof planes shall not be permitted.
(c)
Facades should have three-dimensional elements,
such as chimneys, balconies, bay windows or dormers, to break up large
wall and roof surfaces.
(d)
Every facade should be well composed and articulated,
with consistent treatment on all facades.
(e)
Stairways, fences, trash enclosures and other
accessory elements should be designed as integral parts of the architecture.
Manufactured components attached to the outside of buildings, such
as stairways and sheds, shall be prohibited.
(f)
Architecture within each multifamily project
should use a palette of materials which conveys an image of quality
and durability.
(g)
All the facades should employ the same vocabulary
of materials.
(h)
Painted surfaces should use colors that reinforce
architectural concepts and are compatible with natural materials,
such as brick or stone.
(3) Lighting. Lighting should be an integral part of the
planning and design of multifamily projects and not treated as an
afterthought.
(a)
Lighting in projects should be designed for
specific tasks (i.e., illuminating common areas, parking, streets,
paths, and entryways).
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(d)
Fixtures and posts should be consistent throughout
the project.
(e)
Fixtures should incorporate cutoffs to screen
the view of light sources from residences.
(4) Landscaping. Landscaping for multifamily projects
should integrate the projects with the neighborhood and coherently
support site and architectural concepts.
(a)
All site areas not covered by structures, walkways,
driveways or parking spaces should be landscaped.
(b)
Landscaping should support the distinction and
transition between private, common and public spaces.
(c)
Landscape materials should be live plants.
(d)
Natural features and existing trees should be
incorporated into the landscape plan.
(e)
Plazas and common areas subject to pedestrian
traffic may be surfaced with a combination of landscape and decorative
pavers or textured concrete.
(f)
Parking lots should be generously landscaped
to provide shade, reduce glare and provide visual interest.
(g)
At least 15% of shared parking lots shall be
landscaped. Lots shall be screened from view with architectural walls,
berms or shrubs.
Design and development standards for the Office
Residential (OR) District have been created to facilitate a mixed-use
environment that fosters greater opportunity to balance employment
and housing opportunities. The following standards are organized as
three categories: site organization, site design, and architectural
design. In general, the standards reflect recommended or encouraged
design elements that are intended to promote the goals of the district
and should be implemented to the fullest extent practical. Where a
standard includes the word "shall" or "must," it is integral to the
goals of the district and is mandatory. However, the Planning Board
may waive these standards to the extent it deems necessary in order
to secure a reasonable development of the site. In such case, the
applicant must establish that there are no practical alternatives
to the proposed waiver that would conform to the standard, and the
Planning Board shall issue a written finding stating the extent of
and justification for the waiver.
A. Site organization.
(1) Building placement.
(a)
Buildings must present their main facade and
entrance toward the street. Buildings should be oriented parallel
or perpendicular to the public sidewalk and allow for parking in the
rear or side of the proposed structure.
(b)
A minimum frontage build-out of 60% is recommended
to create a near-continuous facade along the sidewalk. This frontage
may consist of a combination of the building and a small landscape
fencing made of wrought iron, common brick or some other natural material.
The intent is to create continuous frontage to more clearly define
a pedestrian environment and an improved aesthetic setting.
(c)
Maximum setback.
[Amended 6-28-2007 by L.L. No. 10-2007]
[1]
On a minor road, the maximum setback shall be
20 feet.
[2]
On a major road, the maximum setback shall be
25 feet.
[3]
On a through lot or corner lot, the maximum
setback shall apply only on one street, and major roads shall take
precedence.
[4]
On a lot containing more than one building,
the maximum setback requirement shall apply only to the building located
closest to the front lot line.
[5]
On a lot containing an existing building, the
maximum setback requirement shall not be mandatory. However, any new
construction should comply with the intent of the maximum setback
provisions as far as is practical.
(2) On-street parking. On-street parking is encouraged
where appropriate, with bulb-outs of the sidewalk at the end of each
block to allow for easy pedestrian crossings.
(3) Off-street parking.
(a)
Off-street parking is encouraged to be at the
rear of the building. Side-of-building parking is also permitted.
New parking in the front yard shall be prohibited. Further, drive-through
access aisles and stacking spaces shall be prohibited within the front
yard.
(b)
Off-street parking areas shall have landscaped
buffers at least 15 feet in width between the parking area and edge
of the sidewalk or front lot line, whichever is closer, which includes
trees, hedges, shrubs and/or low walls consisting of wood, brick,
wrought iron or an acceptable substitute.
(c)
Parking structures with active uses at street
level are encouraged. The sidewalk level facades of garages shall
be designed to obscure the view of parked cars.
(d)
For parking areas greater than 20 stalls, a
minimum 20 square feet of landscaped island shall be included in the
interior of the parking area for each stall. An island shall be considered
to be in the interior of the parking area if at least 75% of its perimeter
abuts parking area pavement.
[Amended 6-28-2007 by L.L. No. 10-2007; 8-28-2008 by L.L. No. 8-2008]
(e)
Landscaping requirements shall include the following
standards:
[1]
Canopy/deciduous trees: 2.5 inches in caliper.
[2]
Small flowering trees: two inches in caliper.
[3]
Large shrubs: 30 inches in height.
(f)
Shared access points servicing adjoining parcels
shall be developed where appropriate to reduce curb cuts. A single
access to adjoining parking lots or an interconnection between adjoining
parking lots is encouraged and may be required where necessary to
provide safe traffic management. Cross easements should be used to
formalize shared access arrangements between parcels.
(g)
In no case shall parking be allowed on access
roads.
(h)
Peak period (spillover) parking areas with alternative
pervious paving materials are encouraged and could include grass pavers
and gravel surfaces.
(4) New streets.
(a)
If new streets are developed, they shall create
or continue an interconnected network of streets laid out in walkable
blocks. Culs-de-sac and dead-end streets are strongly discouraged,
except where topography or natural features make these necessary.
(b)
Well-defined, ADA-compliant crosswalks, small
turning radii at intersections and other traffic-calming elements
should be incorporated.
(5) Green space. Within this district, the green space
percentage is a minimum of 35%. Refer to the incentive zoning provisions
of this chapter for green space "credits." Reduction in green space
is intended to be aesthetically balanced and accommodated through
quality and design of the open space. Green space should be organized
in a meaningful and useful manner and should include one or more parks,
squares or community greens where appropriate.
B. Site design.
(1) Screening and buffering. Landscape buffers between
residential and commercial areas shall be used to lessen adverse impacts
such as noise, fumes and privacy concerns. Acceptable screening techniques
include combinations of vegetated landscaping, landscaping walls,
fencing (excluding chain link), and earth berming. When residential
uses are adjacent to commercial uses, additional screening treatments
shall be required. Generally, the buffer shall include a variety of
local plant species, including a mix of deciduous and evergreen trees.
Parking, services, and loading/maneuvering areas should be reasonably
landscaped and screened from view of adjacent properties and from
within the project site.
(2) Site lighting.
(a)
Pedestrian-scaled lighting and area lighting
are required.
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
The light source shall not be visible from any
angle from adjacent streets or properties or the sky. Lights shall
be designed and installed so as not to cause illumination beyond the
boundaries of the site. Flashing or excessively bright sources of
illumination shall be prohibited.
(d)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(3) Sidewalks.
(a)
Sidewalks connecting residential areas with
commercial areas shall be constructed of concrete, brick, concrete
pavers, stone pavers, or stone slabs, and shall be five feet wide;
sidewalks in commercial areas should be a minimum of eight feet wide.
A minimum four-foot-wide landscaping buffer should be provided between
the sidewalk and street. The landscaping buffer shall be planted with
grass and include one large deciduous tree for each 35 linear feet
of road frontage, planted generally parallel to the adjacent road.
The purpose of the landscaping is to provide enhanced pedestrian safety,
help create definition along the roadway and to provide shade. Where
a planting strip is not possible, street trees should be planted between
the curb and the building line. All street tree planting in paved
areas should be covered with a porous hard-surfaced grate. Trees should
not be planted closer than seven feet to the building line. Tree species
may include ash, elm, maple, oak, or as approved by the PEDD or Planning
Board.
[Amended 8-28-2008 by L.L. No. 8-2008]
(b)
Where a parking lot access drive crosses the
sidewalk, the concrete paving pattern of the sidewalk shall continue
uninterrupted. Where enhanced paving is used, the pattern generally
abuts asphalt. In these cases, a band of natural concrete should be
added as a protective edging between the asphalt and the decorative
paving.
(c)
When the building is set back on the site, sidewalk
connections shall be provided from the public street sidewalk to the
front of the building.
(d)
Sidewalks shall connect to adjoining properties
and existing sidewalks. Where sidewalks do not exist prior to the
proposed project, then the Planning Board shall refer to the Comprehensive
Plan to determine if sidewalks should be included as a component of
the proposed project. Bollards may be incorporated at sidewalk road
crossings.
(4) Public spaces.
(a)
Public spaces allow for residents and workers
to meet informally and socialize. Public space is strongly encouraged
and shall include landscaping and benches. Landscaping shall include
trees, shrubs, perennials and annuals. If public space is constructed
it should be constructed on the side of a building which receives
the most sunlight. Benches should be placed under trees to provide
shaded areas for people using the space. Sidewalks shall be constructed
of concrete, brick, concrete and stone pavers, or stone slabs. Incorporation
of works of art into the public spaces, exterior facade or entrance
lobbies is encouraged.
(b)
Public plazas are strongly encouraged. Plazas
are areas that provide amenities such as seating, ornamental fountains,
lighting, and landscaping for use by pedestrians. Incorporation of
works of art into the public spaces, exterior facade or entrance lobbies
is encouraged. Area should be landscaped with trees, shrubs, perennials
and annuals, ornamental lighting and benches. Area should be constructed
on the side of a building that receives the most sunlight when possible.
Enhanced paving should be used to accent important places outdoors:
at entrances as a "welcome mat" and in spaces where people congregate,
pause or wait.
(5) Outdoor dining.
(a)
Outdoor dining is a dining area of a designated
size with seating and/or tables located outdoors of a restaurant,
coffee shop or other food service establishment, which is located
entirely outside the walls of the subject building; enclosed on two
sides or fewer by the walls of the building with or without a solid
roof cover; or enclosed on three sides by the walls of the building
without a solid roof cover. The seating may be in addition to the
indoor seating or it may be the only seating available for the restaurant.
The outdoor dining area must be visually and architecturally integrated
with the building and site pursuant to the design standards.
(b)
Structures shall be consistent with existing
state regulations for safety. If at the side of a building, an edge
matching the line of the building facade should be created, the edge
should be made of transparent fence made of wood or wrought iron at
a maximum height of four feet. In no case should the fence/railing
combination prohibit views from the sidewalk into the cafe area.
(c)
The width of the public portion of the sidewalk
adjacent to the street shall not be constricted by the restaurant
seating area. There shall be a minimum of five feet of clear distance
or 50% of the sidewalk width, whichever is greater, in the public
right-of-way, free of all obstructions to allow adequate pedestrian
movement. The minimum distance shall be measured from the line or
nearest sidewalk obstruction adjacent to the curbline, such as a public
bench, garbage receptacle or utility pole. Outdoor seating shall not
be allowed if the minimum public clearance distance is not met.
(d)
Outdoor dining area furnishings shall consist
solely of readily removable umbrellas, covers, tables, chairs, planters
containing live plants, and decorative accessories. The number and
location of tables shall be compliant with the maximum occupancy and
aisle width standards for dining facilities set forth in the New York
State Uniform Fire Prevention and Building Code. No furnishing or
other object may be attached, even in a temporary manner, to the sidewalk
or other public property or to any building or structure. All furnishings
shall be removed from the sidewalk and stored indoors when the establishment
is closed.
(e)
Outdoor dining areas, including the adjacent
public right-of-way along the building frontage, shall be kept free
and clear at all times of litter, debris, and any substance that may
damage the sidewalk or cause injury to a pedestrian. Failure to comply
will result in a violation of the conditions of approval.
(f)
All foods and beverages shall be prepared within
the establishment in compliance with the terms and conditions of any
permit which may be required under any other law or regulation for
the serving of food and beverages, including alcoholic beverage permits.
(6) Signage: refer to the signs and billboards article
of this chapter.
(7) Utilities: all utilities shall be placed underground.
(8) Stormwater management: Surface stormwater management
basins should not be placed within front yards.
[Amended 6-28-2007 by L.L. No. 10-2007]
C. Architectural design.
(1) Neighborhood compatibility. Buildings shall be compatible
with or improve upon the surrounding neighborhood and other commercial
districts. Compatibility shall be achieved through the use of similar
building massing, materials, scale, colors and other architectural
features. Larger buildings shall be permitted when designed to be
perceived as several buildings clustered together. It is the visual
connection that leads to the success of an area of development to
be recognized as a place with a character that distinguishes it from
other places. The following standards shall apply:
(a)
Multiple-story buildings are strongly encouraged.
(b)
First-story height should be a minimum of 12
feet measured floor to floor.
(2) Roof. Pitched, flat, gambrel or mansard roofs are
recommended. Flat roofs should incorporate a parapet with cornice
details along facades facing public streets. Plain parapets are discouraged.
Pitched roofs should complement the overall style and scale of the
building. Materials for pitched roofs shall avoid having a reflective
finish. Colors should complement the overall character of the building.
Pitched roofs shall take measures to ensure that falling snow, ice
or rain do not create pedestrian hazards.
(3) Facade treatment and fenestration.
(a)
The arrangement of building doors and windows
helps to communicate the nature of a building. Building fenestration
measures the amount of depth (such as a recessed entry) and openings
(such as window area) on a facade. Building transparency is important
at the street level, particularly for retail establishments. Consequently,
the ground floor of the building shall provide the greatest amount
of facade opening, making it inviting to pedestrian traffic. The use
of depth is encouraged to highlight facade openings such as windows.
Windows should not be mounted flush to the exterior of the facade.
(b)
Overall facade composition should break the
building down into smaller distinct portions to provide a small-scale
impression related to the pedestrian. Building transparency and interior
lighting is important at the street level; consequently, ground-floor
level should have a minimum 30% glass surface that is oriented vertically.
Windows on the first floor should be oriented vertically. Floor-to-ceiling
windows are strongly discouraged. Those on the second floor shall
relate to the first in shape, form and pattern. Upper-floor windows
should related to the first in shape, form and pattern and should
make up at least 30% of the facade. Windows should not be mounted
flush to the exterior of the facade. Storefront construction should
be recessed enough at the point of entry to allow the door to swing
out without obstructing the sidewalk. The architectural treatment
of the front building facade should be continued in its major features
around all visible sides from the primary street. Blank, windowless
walls are strongly discouraged.
(4) Awnings and canopies: Awnings and canopies are not
encouraged.
(5) Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes,
antennas and other equipment shall be screened from public view by
the use of architecturally compatible materials, parapets, sloped
roof form or walls that are at least as high as the equipment being
screened.
(b)
Ground-level mechanical and service equipment
(such as dumpsters, loading docks, and utility boxes) shall be screened
from public view by landscaping, natural material walls and opaque
fencing, and/or other design treatments compatible with the finishes
of the principal structure.
(6) Materials and color.
(a)
The quality of exterior materials shall be sufficiently
durable to guarantee low maintenance, stability and a reasonable life
span.
(b)
Preferred facade materials:
[2]
Architectural masonry units (colored, textured,
painted).
[3]
Natural stone, stone veneer or cast stone.
[5]
Siding of high quality product simulating a
natural material.
(c)
Strongly discouraged materials:
[1]
Plain (bare) masonry units.
[2]
Plain vinyl or metal siding.
[3]
Imitation stone, plastic, composite or resin
products.
(d)
Trim materials:
[1]
Finish-grade painted or stained wood.
[2]
Bare, lumber grade wood is strongly discouraged.
[3]
Windows should have anodized aluminum or wood
frame, not bare aluminum frame.
(e)
Building colors. Colors should be chosen from
a commercial paint distributor's historic color palette, as approved
by the Planning Board. Fluorescent colors shall not be permitted.
D. Multifamily residential element design. Design and
development standards for stand-alone multifamily residential components
in the OR District have been created to develop housing in a way that
conserves the desirable characteristics of established neighborhoods,
while creating new livable neighborhoods that are well integrated
into the adjacent commercial areas.
(1) Site planning. New multifamily projects should be
an integral part of the neighborhood and the community and create
a comfortable and social living environment for residents.
(a)
Buildings should frame neighborhood gateways
and define community and common open spaces.
(b)
Public, communal and private spaces should be
clearly distinguishable.
(c)
Ground-floor units should have direct access
from streets and common spaces.
(d)
Units should provide "eyes-on-the street" security
by orienting towards streets and common areas.
(e)
Site entries should distinguish themselves with
added texture or use of contrasting materials.
(f)
Entry drives to multifamily housing should be
designed to create a positive identity for the project. Landscape
and site design should frame and distinguish entry drives.
(g)
Parking shall be screened by landscaping or
buildings.
(h)
Parking should be unobtrusive and not disrupt
the quality of common spaces and pedestrian environments of multifamily
development.
(i)
Visible long and unbroken rows of parked cars
or garage doors should not be permitted. Garage door width facing
the street shall not exceed 50% of the width of the building. Parking
should be distributed throughout the site in courts and garages.
[Amended 6-28-2007 by L.L. No. 10-2007]
(j)
In no event shall the garage extend beyond the
habitable area of the house.
(k)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(l)
Services for multifamily development should
not be visible from public areas. Trash bins, utility meters, transformers
and other service elements shall be enclosed or otherwise concealed
from view.
(2) Architectural design. The design of new multifamily
projects should demonstrate a commitment to lasting and durable design.
(a)
Multifamily projects should utilize a unifying
theme and possess a common vocabulary of forms and architectural elements.
(b)
Building forms should be articulated by varying
roof heights and wall planes. Long unbroken volumes and large unarticulated
wall and roof planes shall not be permitted.
(c)
Facades should have three-dimensional elements,
such as chimneys, balconies, bay windows or dormers, to break up large
wall and roof surfaces.
(d)
Every facade should be well composed and articulated,
with consistent treatment on all facades.
(e)
Stairways, fences, trash enclosures and other
accessory elements should be designed as integral parts of the architecture.
Manufactured components attached to the outside of buildings, such
as stairways and sheds, shall be prohibited.
(f)
Architecture within each multifamily project
should use a palette of materials which conveys an image of quality
and durability.
(g)
All the facades should employ the same vocabulary
of materials.
(h)
Painted surfaces should use colors that reinforce
architectural concepts and are compatible with natural materials,
such as brick or stone.
(3) Lighting. Lighting should be an integral part of the
planning and design of multifamily projects and not treated as an
afterthought.
(a)
Lighting in projects should be designed for
specific tasks (i.e., illuminating common areas, parking, streets,
paths and entryways).
(b)
Light fixtures shall be no higher from the finished grade than
10 to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(c)
To provide optimum color rendition, lamps are
preferred in the following order: high-pressure sodium, metal halide,
low-pressure sodium. A mixture of lamp types on the same site should
be avoided.
(d)
Fixtures and posts should be consistent throughout
the project.
(e)
Fixtures should incorporate cutoffs to screen
the view of light sources from residences.
(4) Landscaping. Landscaping for multifamily projects
should integrate the projects with the neighborhood and coherently
support site and architectural concepts.
(a)
All site areas not covered by structures, walkways,
driveways or parking spaces should be landscaped.
(b)
Landscaping should support the distinction and
transition between private, common and public spaces.
(c)
Landscape materials should be live plants.
(d)
Natural features and existing trees should be
incorporated into the landscape plan.
(e)
Plazas and common areas subject to pedestrian
traffic may be surfaced with a combination of landscape and decorative
pavers or textured concrete.
(f)
Parking lots should be generously landscaped
to provide shade, reduce glare and provide visual interest.
(g)
At least 15% of shared parking lots shall be
landscaped. Lots shall be screened from view with architectural walls,
berms or shrubs.
[Amended 6-28-2007 by L.L. No. 10-2007]
Design and development standards for multifamily
residential districts have been created to develop housing in a way
that conserves the desirable characteristics of established neighborhoods,
while creating new livable neighborhoods that are well integrated
into the existing community. In general, the standards reflect recommended
or encouraged design elements that are intended to promote the goals
of the district and should be implemented to the fullest extent practical.
Where a standard includes the word "shall" or "must," it is integral
to the goals of the district and is mandatory. However, the Planning
Board may waive these standards to the extent it deems necessary in
order to secure a reasonable development of the site. In such case,
the applicant must establish that there are no practical alternatives
to the proposed waiver that would conform to the standard, and the
Planning Board shall issue a written finding stating the extent of
and justification for the waiver.
A. Site planning. New multifamily projects should be
an integral part of the neighborhood and the community that create
a comfortable and social living environment for residents.
(1) Buildings should frame neighborhood gateways and define
community and common open spaces.
(2) Public, communal and private spaces should be clearly
distinguishable.
(3) Ground-floor units should have direct access from
streets and common spaces.
(4) Units should provide "eyes-on-the-street" security
by orienting towards streets and common areas.
(5) Site entries should distinguish themselves with added
texture or use of contrasting materials.
(6) Entry drives to multifamily housing should be designed
to create a positive identity for the project. Landscape and site
design should frame and distinguish entry drives.
(7) Parking shall be screened by landscaping or buildings.
(8) Parking should be unobtrusive and not disrupt the
quality of common spaces and pedestrian environments of multifamily
development.
(9) Visible long and unbroken rows of parked cars or garage
doors should not be permitted. Garage door width facing the street
shall not exceed 50% of the width of the building. Parking should
be distributed throughout the site in courts and garages.
(10)
In no event shall the garage extend beyond the
habitable area of the house.
(11)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(12)
Services for multifamily development should
not be visible from public areas. Trash bins, utility meters, transformers
and other service elements shall be enclosed or otherwise concealed
from view.
(13)
Surface stormwater management basins should
not be placed within front yards.
B. Architectural design. The design of new multifamily
projects should demonstrate a commitment to lasting and durable design.
(1) Multifamily projects should utilize a unifying theme
and possess a common vocabulary of forms and architectural elements.
(2) Building forms should be articulated by varying roof
heights and wall planes. Long unbroken volumes and large unarticulated
wall and roof planes shall not be permitted.
(3) Facades should have three-dimensional elements, such
as chimneys, balconies, bay windows or dormers, to break up large
wall and roof surfaces.
(4) Every facade should be well composed and articulated,
with consistent treatment on all facades.
(5) Stairways, fences, trash enclosures and other accessory
elements should be designed as integral parts of the architecture.
Manufactured components attached to the outside of buildings, such
as stairways and sheds, shall be prohibited.
(6) Architecture within each multifamily project should
use a palette of materials which conveys an image of quality and durability.
(7) All the facades should employ the same vocabulary
of materials.
(8) Painted surfaces should use colors that reinforce
architectural concepts and are compatible with natural materials,
such as brick or stone.
C. Lighting. Lighting should be an integral part of the
planning and design of multifamily projects and not treated as an
afterthought.
(1) Lighting in projects should be designed for specific
tasks (i.e., illuminating common areas, parking, streets, paths, and
entryways).
(2) Light fixtures shall be no higher from the finished grade than 10
to 12 feet for pedestrian-scaled lighting, and no higher than the
greater of 18 feet, the existing height of area lighting already on
the premises, or the building height for the area lighting.
[Amended 11-20-2014 by L.L. No. 17-2014]
(3) To provide optimum color rendition, lamps are preferred
in the following order: high-pressure sodium, metal halide, low-pressure
sodium. A mixture of lamp types on the same site should be avoided.
(4) Fixtures and posts should be consistent throughout
the project.
(5) Fixtures should incorporate cutoffs to screen the
view of light sources from residences.
D. Landscaping. Landscaping for multifamily projects
should integrate the projects with the neighborhood and coherently
support site and architectural concepts.
(1) All site areas not covered by structures, walkways,
driveways or parking spaces should be landscaped.
(2) Landscaping should support the distinction and transition
between private, common and public spaces.
(3) Landscape materials should be live plants.
(4) Natural features and existing trees should be incorporated
into the landscape plan.
(5) Plazas and common areas subject to pedestrian traffic
may be surfaced with a combination of landscape and decorative pavers
or textured concrete.
(6) Parking lots should be generously landscaped to provide
shade, reduce glare and provide visual interest.
(7) At least 15% of shared parking lots shall be landscaped.
Lots shall be screened from view with architectural walls, berms or
shrubs.
Design and development standards for single-family
residential development located in PDD zones, conservation development
design overlays and multifamily residential districts have been created
to develop housing in a way that conserves the desirable characteristics
of established neighborhoods while creating new livable neighborhoods
that are well integrated into the existing community. In general,
the standards reflect recommended or encouraged design elements that
are intended to promote the goals of the district, and should be implemented
to the fullest extent practical. Where a standard includes the word
"shall" or "must," it is integral to the goals of the district and
is mandatory. However, the Planning Board may waive these standards
to the extent it deems necessary in order to secure a reasonable development
of the site. In such case, the applicant must establish that there
are no practical alternatives to the proposed waiver that would conform
to the standard, and the Planning Board shall issue a written finding
stating the extent of and justification for the waiver.
A. Architectural design. The design of new residential
subdivision projects should provide a variety of styles and high quality
architecture.
(1) Front porches are strongly encouraged.
(2) Each block face should include a variety of one- and
two-story elements.
(3) Larger wall and roof planes should include three-dimensional
design features, such as chimneys, balconies, bay windows or dormers.
(4) All facades of a home, including side and rear elevations,
should have the same vocabulary of forms, detail and materials.
(5) Architecture within each multifamily project should
use a palette of materials which conveys an image of quality and durability.
B. Site planning. Site planning for new housing should
result in housing that relates well to the streetscape and integrates
well into the adjacent neighborhoods.
(1) Garages:
(a)
In no event shall the garage extend beyond the
habitable area of the house.
(b)
Garages should not dominate the front elevation
of the house. To that end, garage door width facing the street shall
not exceed 50% of the width of the home.
(c)
In the event of rear yard alleys, no setback
from the lot line along the alley shall be required for detached garages.
(2) Driveways. Driveways should not dominate the front
yard landscape with excessively wide pavement. Minimizing driveway
width and impervious surfaces in the front yard setback will reduce
stormwater runoff. To achieve these design and environmental goals,
the maximum driveway width for two-car garages shall be 16 feet within
the required front yard setback.
The provisions of this article shall be primarily
administered and enforced by the Planning and Economic Development
Department, which shall have the power to make necessary inspections.