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.
[1]
Editor's Note: This ordinance also repealed former Subsection A(3)(e), which immediately followed this section, and renumbered subsequent sections as necessary.
(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.
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(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.
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(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.
(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:
(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.
 Roof examples |
(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.
(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.
