The boundaries of the Commercial District shall be shown on
the Official Zoning Map[1] of the Town of North Greenbush, as amended.
[1]
Editor's Note: The Zoning Map is on file in the office of
the Township Clerk.
This District encompasses developable lands in the area of the intersection of Routes 4 and 43, both major travel corridors in the Town. The purpose of this District is to provide for integrated, large-scale commercial and office development of these parcels. Development of these parcels shall be governed by design guidelines contained in Chapter 155 of the Town Code (Site Plan Review) and design requirements located in this Zoning Law, the intent of both being to govern the form, appearance and impact of development. It is the intent of this District that necessary traffic improvements be constructed concurrent with new development in order to provide adequate capacity on area roadways.
The permitted uses in this District shall be set forth in Zoning
Law Table 1, "Schedule of Use Regulations."[1]
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
A.
Minimum lot size: five acres.
B.
Minimum width at setback: 400 feet.
C.
Minimum front setback: 50 feet.
D.
Minimum side setback: 50 feet.
E.
Minimum rear setback: 50 feet.
F.
Maximum lot coverage: 75%.
G.
Minimum greenspace: 25% (inclusive of interior and exterior parking
lot landscaping).
H.
Maximum building height: three stories/45 feet.
The parking requirements in this District shall be set forth
in Zoning Law Table 3, "Schedule of Parking and Loading Regulations."[1]
[1]
Editor's Note: Table 3 is included as an attachment to this chapter.
Development within the District is subject to both objective
and subjective requirements. The objective requirements are those
that are readily measurable or quantifiable. These requirements are
located in this Zoning Ordinance and are denominated "design requirements."
The subjective requirements, known as "design guidelines" are those
that regulate nonmeasurable matters and are located in the Site Plan
Review Ordinance[1] and are to be applied by the Planning Board during the
site plan review process.
A.
District characterization. This District is located astride two busy
state highways with steadily growing traffic volumes. It is a desirable
area for commercial or office development. Residential neighborhoods
adjoin the District primarily to the east. These neighborhoods are
affected by increasing traffic volumes and could, in the future, be
affected by other aspects of retail or office development. The District
presently lacks cohesion and architectural focus. Existing new commercial
development is characterized by large parking lots located in front
of big box stores. Presently there are few internal connections between
developments. There are no sidewalks, and the District presently is
unfriendly to pedestrians.
B.
District objectives.
(1)
Provide a landscaped edge and pedestrian accessibility to both
sides of the Route 4 and 43 corridor, restoring the highway as a desirable
and attractive feature.
(2)
Provide for a unity of architectural expression at the Route
4/43 intersection in order to create a focal point and a hamlet center.
(3)
Provide adequate buffering and other protection for adjoining
residential uses.
(4)
Provide for connection between parcels wherever practical.
(5)
Reduce signage clutter.
(6)
Minimize the adverse impacts of parking.
C.
The design requirements are as follows:
(1)
Street edge. Provide a landscaped street edge along Route 4
and 43. Provide street trees of at least 2.5-inch caliper (as that
term is defined by the American Association of Nurserymen) 35 feet
on center.
(2)
Interior parking lot landscaping.[2] Interior parking areas shall be landscaped in addition
to the required landscaped street edge, Trees must be provided in
each parking lot at a minimum average density of one shade tree (2.5-inch
caliper) for each 15 parking spaces, or any fraction thereof. Additionally,
interior parking lot landscaping shall be provided in accordance with
the following table:
|
Total Parking Area
(square feet)
|
Interior Landscaped Area
|
|---|---|
|
Less than 24,999
|
5%
|
|
25,000 to 49,999
|
8%
|
|
50,000 or larger
|
10%
|
[2]
Editor's Note: The greenspace requirements of § 197-113C(1) through (4) are part of the overall greenspace requirement of 25% set forth in § 197-111G and not in addition to § 197-111G.
(3)
Exterior parking lot landscaping.[3] A landscaped strip shall be provided around the perimeter of the site exclusive of driveways. The landscaped strip shall be a minimum of five-feet-wide for sites 10,000 square feet or greater and three-feet-wide for sites less than 10,000 square feet, except for any area abutting Route 4 or 43, in which case the requirements of Subsection C(1) (Street edge) above shall apply. Within the perimeter landscaped strip, one shade tree (2.5-inch caliper minimum) shall be provided per every 250 square feet, or any portion thereof, of landscaped strip.
[3]
Editor's Note: The greenspace requirements of § 197-113C(1) through (4) are part of the overall greenspace requirement of 25% set forth in § 197-111G and not in addition to § 197-111G.
(4)
Parking lot landscaping requirements.[4]
(a)
To calculate the total parking area and the subsequent percentage
of required interior lot landscaping, total the square footage of
parking spaces, planting islands, curbed areas, and all interior driveways
and aisles, except those with no parking spaces located on either
side. Landscaped areas located outside the parking lot may not be
used to meet the interior landscape requirement.
(b)
All landscaped areas, including permeable areas and drip lines
around trees and planting beds used for visual screening, which abut
any parking lot or vehicular travel area shall be protected with curbs,
parking blocks, or similar barriers sufficient to protect them from
vehicular intrusion. Such areas shall have a minimum pervious area
of 60% if they are for the purpose of housing landscaping including
trees and 25% if they house landscaping other than trees. Landscaped
islands will be a minimum five feet in dimension and must be a minimum
of nine feet wide when adjacent to parking spaces where a car door
would open into the island.
[4]
Editor's Note: The greenspace requirements of § 197-113C(1) through (4) are part of the overall greenspace requirement of 25% set forth in § 197-111G and not in addition to § 97-111G.
(5)
Pedestrian walkways. Pedestrian walkways are to be provided
from parking lots in excess of 100 cars to all buildings. Such walkways
shall be a minimum of five feet in width and must be landscaped for
their entire length. Crosswalks are to be marked by a change in materials
distinguished by color or materials.
(6)
Parking orientation. Parking of cars shall be oriented such
that vehicles are parallel to buildings so that pedestrians move down
rather than across rows of vehicles.
(7)
Buffers. All parcels shall maintain an undisturbed buffer of
100 feet from any adjoining parcel that is zoned residential and improved
with a residence. Subject to review by the Planning Board, access
roadways, landscaping, screening, berms and stormwater management
facilities may be located in this buffer, but parking lots and structures
may not.
(8)
Lighting. Parking lot lights may not exceed 20 feet in height.
All lights, whether pole or building mounted, shall be shielded such
that light is directed downwards.
(9)
Focal points. Buildings in excess of 40,000 square feet shall
have a focal point. A focal point may be:
(10)
Public amenities. Public amenities shall be provided for all
parcels in excess of 10,000 square feet at a ratio of two square feet
per parking space. A public amenity, in the discretion of the Planning
Board, may qualify as a focal point. A public amenity shall be accessible
to pedestrians from both streets and parking lots. A public amenity
is:
