[Added 9-20-2003 by L.L. No. 3-2003]
A.
High-density/mixed-use neighborhoods accommodate a
wide variety of residential and nonresidential uses, building types,
and lot sizes. High-density/mixed-use zones must incorporate residential
use, business use, create a public realm conducive to pedestrian activity,
and provide linkages to adjacent neighborhoods. Ground floor retail,
including sales, service, restaurant, and offices with walk-in clientele,
is recommended along key frontages in the zone. Civic uses and public
open spaces are also important elements of high-density/mixed-use
zones. This Zone is designed to foster a vital "Main Street" for adjacent
neighborhoods through its lively mix of uses with shopfronts, sidewalk
cafes, and other commercial uses at street level overlooked by canopy
shade trees, upper-story residences and offices.
B.
The High-Density/Mixed-Use Overlay District was enacted
to establish design parameters for new development or expansion of
existing uses for the following purposes:
(1)
To preserve and reinforce the natural, historic
and architectural features of Owego.
(2)
To establish and promote aesthetic and architectural
compatibility within the downtown area.
(3)
To attract commercial and residential development
and redevelopment by establishing conditions that create an aesthetic
and pleasant living and working environment in the community.
(4)
To stabilize and reinforce property values and
protect private and public investment.
As used in this chapter:
The following terms are defined as follows for
the purpose of the High-density/Mixed-use Overlay District of the
Zoning Ordinance. Certain terms in this article are used in very specific
ways, sometimes excluding some of the meanings of common usage.
The one-way public right-of-way for vehicles and pedestrians
within a block that provides access to the rear of buildings, vehicle
parking (e.g., garages), utility meters, and recycling and garbage
bins.
The total area within the property lines, excluding external
streets.
A cantilevered, projected or suspended cover over the sidewalk
portion of the street; also, rooflike coverings of canvas, often adjustable,
placed over sidewalks, windows and doors to provide protection from
sun and rain.
An exterior platform attached to the rear of a building.
Balconies, where required in the building standards, must be roofed
and enclosed by railings and posts that extend up to the roof. Balconies
aligned vertically on adjacent floors may post up to one another and
share a single roof element.
An increment of land comprised of lots, alleys, and tracts
circumscribed and not traversed by streets. Blocks shall be measured
at the frontage lot lines.
Community uses, including meeting halls; libraries; schools;
police and fire stations; post offices (carrier and retail units only,
no processing and distribution facilities or distribution centers
allowed); places of worship; museums; cultural, visual, and performing
arts centers; transit centers; government functions and other uses
open to the public.
Those buildings that house civic uses located on sites within
the District.
Lot lines shared by adjacent private lots.
Small roofed ancillary structures with windows providing
light and air to occupiable space within the roof. Dormers are permitted
and do not constitute a story so long as they do not break the primary
eaves line and are individually less than 15 feet wide.
A masonry wall defining a building line or delineating a
private area and which shall be set back not more than eight inches
from the property line.
The first level of "Main Street" and live-work site buildings.
The next story above the ground floor is the second floor.
A structure that is specifically built to accommodate commercial
(retail or office) uses on the ground floor and residential uses on
the upper floors. Both the lower and upper levels may be occupied
by the same user, however, it is not a requirement for this designation.
A designated parcel, tract, or area of land having its principal
frontage upon a street or a place permitted under the Subdivision
Ordinance.[1]
A lot abutting upon two or more streets at their intersection
or upon two parts of the same street forming an interior angle.
Where used to limit building height in the Code, parapet
height shall be measured at the top of the parapet, including any
coping. An additional three feet in height by 12 feet in width is
permitted for a section of the parapet emphasizing the buildings.
Additionally, where a roof is utilized for open space and has pedestrian
access, additional parapet height may be allowed in order to provide
safety.
A roofed-over structure projecting from the side or rear
wall of a building.
A facade aligned close to the frontage line with the ground
story elevated from the sidewalk, securing privacy for the windows.
This type is suitable for ground-floor residential uses at short setbacks
with rowhouses and apartment buildings. An easement may be necessary
to accommodate the encroaching stoop. This type may be interspersed
with the shopfront.
Includes all public space (streets, squares, pathways, civic
greens), including any transit service operator passenger platforms,
but not garage entrys or alleys.
A luminaire installed on both sides of the streets along
the street tree alignment line, unless otherwise designated, at intervals
of no more than 60 feet, measured parallel to the street.
Improvements to a property, including paving, tree and/or
other decorative plantings, and lighting.
A deciduous canopy shade tree as required in this document.
Street trees shall be a proven hardy and drought-tolerant species,
large enough to form a canopy with sufficient clear trunk to allow
traffic to pass under unimpeded. Street trees shall be planted and
spaced 25 to 30 feet on center. Where necessary, spacing allowances
may be made to accommodate curb cuts, fire hydrants and other infrastructure
elements. At no time may spacing exceed 45 feet on center.
A line along which street trees are to be planted. The street
tree alignment line is parallel with the street or square right-of-way
and, unless otherwise noted, is four feet from the back of the curb.
(Existing trees are not required to be relocated by this requirement.)
A masonry wall set back (or forward) no more than eight inches
from the front property line or adjacent building.
[Amended 5-21-2007 by L.L. No. 4-2007]
In HD/MU Districts, the regulations in this
article shall apply. The regulations established herein are not intended
as a substitute for other district provisions but are additional standards
to be met by the applicant or developer, prior to project approval.
If there should be a conflict between the provisions of this section
and other provisions of the Zoning Code, the HD/MU provisions shall
apply.
[Amended 5-21-2007 by L.L. No. 4-2007]
In HD/MU Districts, all new development projects
and expansions must submit a site plan showing compliance with regulations
stated in the Code. The Village's Planning Board is granted the authority
to administer the intent of this district.
A.
In an HD/MU District, no building or premises shall
be used, and no building or part of a building shall be erected, which
is arranged, intended, or designed to be used, in whole or in part,
for any purpose except the following: residential units of 10 or more
an acre; primary retail uses; secondary retail uses; hotel and motel;
indoor recreation; professional health services; civic uses.
(1)
Primary retail uses (generally, uses that provide
entertainment or leisure activities, promote high walk-in customer
counts, or are shopping destinations):
(a)
Art or antique shop.
(b)
Book, stationary, or card store.
(c)
Coffee shop.
(d)
Home furnishings or appliances.
(e)
Florist or gift shop.
(f)
Hardware or paint store.
(g)
Ice cream or confectionary store.
(h)
Interior decorating.
(i)
Leather goods/luggage.
(j)
Newsstand.
(k)
Optical store.
(l)
Secondhand or consignment.
(m)
Specialty food store (bread, wine).
(n)
DVD/videotape or record store.
(o)
Electronics store (with special exception use
permit).
(p)
Bowling alley.
(q)
Bakery.
(r)
Clothing shop.
(s)
Delicatessen.
(t)
Drugstore.
(u)
Grocery.
(v)
Hobby or handcraft store.
(w)
Indoor theaters.
(x)
Jewelry store.
(y)
Meat or fish market.
(z)
Nursery, flower, or plant store.
(aa)
Restaurant.
(bb)
Shoe store.
(cc)
Sporting goods store.
(dd)
Day spa.
(ee)
Nightclubs and restaurants with entertainment.
(2)
Secondary retail uses. (generally, uses that
provide personal or business services):
(a)
Bank or financial institution.
(b)
Barbershop or beauty salon.
(c)
Business college.
(d)
Clothes cleaning or laundry service.
(e)
Employment agency.
(f)
Insurance sales.
(g)
Medical or dental offices.
(h)
Office (such as real estate).
(i)
Printing.
(j)
Tax service (with special exception use permit).
(k)
Massage parlor.
(l)
Trade or commercial school.
(m)
Photo copy service.
(n)
Catering establishment.
(o)
Dance studio.
(p)
Health club.
(q)
Locksmith.
(r)
Music conservatory or music instruction.
(s)
Photo studio.
(t)
Tailor or dressmaker.
(u)
Mortuary or funeral home.
[Amended 5-21-2007 by L.L. No. 4-2007]
The intent of the building standard is to shape
a vital public space in the Village of Owego through placement and
controls on private buildings. The building standards aim for the
minimum level of control necessary to meet the goal.
A.
All lots shall have frontage on a street.
B.
Buildings shall be a maximum of 70 feet in height,
with a two-story, twenty-five-foot minimum.
C.
Common wall buildings containing a residential use
of 20,000 square feet or more are required to include civic space
in the development plan.
D.
Rear doors, loading docks, and service entries shall
be prohibited along street frontages.
E.
One principal building and one outbuilding may be
built on each lot.
F.
Overhead garage doors shall be fronted on alleys.
G.
All new construction shall have building frontage
to lot lines or shall be constructed at the same distance as adjacent
buildings, whichever is closer to the street.
A.
Surface parking shall be in the rear of the building.
B.
Private parking ratios. (These requirements may be
met on the site, or on other sites by evidencing appropriate documentation
of agreements.)
(1)
Residential uses: minimum one space per 1,000
square feet of gross floor area (or one per unit, whichever is less)
and a maximum of two spaces per 1,000 square feet of gross floor area
(or three per unit, whichever is less).
(2)
Other uses: for sites under 20,000 square feet
in land area, no on-site minimum parking requirements, and a maximum
of one space per 500 square feet of development.
(3)
For sites over 20,000 square feet in land area:
a minimum parking requirement of one space per 1,000 square feet of
gross floor area, and a maximum parking requirement of one space per
500 square feet.
C.
Alleys shall provide access to the rear of all lots.
Alley construction is required as part of the redevelopment project,
unless an alley already exists.
D.
On sites with no alley access, there shall be a twenty-five-foot
setback from the rear lot line. This area shall be maintained at a
minimum by sodding and providing routine landscape maintenance and
kept clear of debris, stored materials, and vehicles.
E.
Vehicle access to parking and service areas shall
be through the alley side only, including corner lots.
F.
Curb cuts shall be limited to no more than one per
200 feet of street frontage.
G.
Wherever feasible, shared parking or the use of public
parking lots is encouraged.
H.
For residential buildings, one bicycle parking space
shall be provided for every five residential units.
I.
All bicycle parking facilities which are provided
should be highly visible to intended users and protected from rain
and snow within a structure. The bicycle parking facilities shall
not encroach on any area in the public right-of-way intended for use
by pedestrians.
J.
For every parking structure constructed, an area of
10 feet by 20 feet shall be used for bicycle parking.
K.
Parking structures shall be built to lot lines and
may feature retail stores on the at-grade level. Such total structures
shall be no less than three stories.
L.
Parking structures shall have an architecturally furnished
facade complementary of adjacent buildings.
M.
Facades of parking structures shall be designed so
that parked vehicles are reasonably obscured from view. Facades shall
camouflage the incline of interior levels from public view.
The purpose of the streetscape standards is
to ensure coherent streets and to assist builders and owners with
understanding the relationship between public space and their own
building. These standards set the parameters for planting trees and/or
other amenities on or near each building site.
A.
Street trees shall be planted at the time of development
and spaced 25 to 30 feet on center. Where necessary, spacing allowances
may be made to accommodate curb cuts, fire hydrants and other infrastructure
elements.
B.
Streetlights shall be installed on both sides of streets,
along the street tree alignment line, unless otherwise designated,
at no more than sixty-foot intervals measured parallel to the street.
At the time of development, the developer is only responsible for
the installation of streetlights on the side(s) of the street being
developed.
C.
Street trees are part of an overall streetscape plan
designed to give special character to each street and coherence to
each area.
D.
The desired aesthetic shall be achieved through the
use of native/proven hardy adapted species, where reasonable.
E.
Building facades are the public face of every building.
Owners are encourages to place planters and window boxes with flowering
plants and/or climbing vines along the area in front of their buildings.
F.
Any unpaved ground area fronting the lots (to the
curbs) shall be planted with groundcover or flowering vegetation.
G.
Sidewalks are a minimum six feet wide and shall be
constructed to meet all Village specifications.
H.
Consistency of paving materials within a project and
within a block is required.
I.
Developer/property owner is required to construct
and maintain all streetscape improvements as part of the redevelopment
project, including:
(1)
Installing or replacing sidewalks, to include
curbs and gutters; and
(2)
Undergrounding utilities;
(3)
Constructing other public spaces, such as greens
and squares or alleys, where indicated on the development plan;
(4)
Dedicating public access easements;
(5)
Installing street furniture (benches, trash
receptacles, bicycle racks, etc.); and
(6)
Installing street trees and streetlights as
prescribed herein.
The following list contains all species approved
for use in an HD/MU District. It contains native and acceptable adapted
species. Other species may be used for planting within a lot. Invasive
exotic species may not be used anywhere on lots or other areas within
the district. Modifications to this list may be made at a future date.
|
Botanical Name
|
Common Name
|
|---|---|
|
Acer campestre
|
Hedge maple
|
|
Acer nigrum
|
Black maple
|
|
Acer platanoides
|
Norway maple
|
|
Acer rubrum
|
Red maple
|
|
Celtis laevigata
|
Sugar hackberry
|
|
Fraxinus Americana
|
White ash
|
|
Fraxinus pennsylvanica
|
Green ash
|
|
Ginkgo biloba
|
Ginkgo (male only)
|
|
Liguidambar styracifolia
|
Sweetgum
|
|
Nyssa sylvatica
|
Tupelo black gum
|
|
Quercus rubra
|
Red oak
|
|
Quercus velutina
|
Black oak
|
|
Tilla tomentosa
|
Silver linden
|
|
Tilla American
|
Basswood
|
|
Ulmus Americana
|
American elm
|
|
Zelkova serrata
|
Japanese zelkova
|
|
Carya ovata
|
Shagbark hickory
|
|
Platanus occidentalis
|
Sycamore
|
A.
Intent. Materials and equipment chosen for lighting
fixtures should be durable and weather well.
B.
Appropriate lighting is desirable for nighttime visibility,
crime deterrence, and decoration. However, lighting that is too bright
or intense creates glare, hinders night vision, and creates light
pollution.
(1)
Streetlights. The "King" luminaire, or other
streetlights as the Village specifies, shall be used in the HD/MU
District.
(2)
Streetlight fixtures shall be between nine and
12 feet in height and have a maximum average spacing of 60 feet.
(3)
At the front of the building, exterior lights
shall be mounted between six feet and 14 feet above adjacent grade.
(4)
Lighting elements shall be incandescent, metal
halide, or halogen only. No fluorescent lights (except compact fluorescent
bulbs, which screw into standard sockets) may be used on the exterior
of buildings.
(5)
Floodlights or directional lights may be used
to illuminate alleys, parking garages, and working (maintenance) areas
but must be shielded or aimed in such a way that they do not shine
into other lots.
(6)
Floodlighting shall not be used to illuminate
building walls.
(7)
Site lighting shall be of a design and height
and shall be located so as to illuminate only the lot. Exterior lighting
must be approved with the site plan.
(8)
All external light sources shall be designed
to direct glare away from adjacent streets, properties and the sky.
(9)
No flashing, traveling, animated, or intermittent
lighting shall be visible from the exterior of any building, whether
such lighting is of temporary or long-term duration.
(10)
Mechanical and electrical equipment including
but not limited to air compressors, pumps, exterior water heaters,
water softeners, private garbage cans (not including public sidewalk
waste bins), and storage tanks may not be stored or located within
any street.
(11)
Roof-mounted equipment shall be placed away
from the building line and be screened from the view of the street.
The goal of the architectural standards and
guidelines is a coherent and pleasing architectural character that
is complementary to the best local traditions. The architectural standards
govern a building's architectural elements and set the parameters
for allowable materials, configurations, and construction techniques.
A.
All architectural openings, including windows, doorways,
arches and porch framing, shall be constructed with their height equal
to or greater than their width and framed by appropriately scaled
lintel or arch at the top and sill at the bottom.
B.
Mechanical systems proposed for rooftops may exceed
the maximum height requirements, provided they are architecturally
screened and set back from the building facade.
C.
The rhythm and proportions of architectural openings
shall complement that of adjacent buildings and concentrate windows
and openings at the street level.
D.
Recommended facade materials include common red brick,
special masonry units, natural stone, or wood. Facade materials such
as beige, multitone or imitation brick siding, bare masonry units,
metal, asphalt and exterior insulation furnish systems (EFIS) shall
be prohibited.
E.
Recommended trim materials include finished grade,
painted, or stained wood. Trim materials such as bare lumber grade
wood or plywood shall be prohibited.
F.
Canvas awnings should be incorporated into the facade
and used. Plastic awnings shall be prohibited.
G.
Buildings situated at corners shall wrap the corner
by continuing facade elements, such as the cornice or other horizontal
features on all street elevations.
H.
A building permit shall be required for the installation
of all yard fences that exceed 42 inches in height. All yard fences
shall be erected with the finished facade of the fence facing the
outside perimeter of the area to be fenced and shall comply with all
other relevant rules, regulations and laws not inconsistent with this
provision.
[Amended 6-16-2009 by L.L. No. 3-2009]
A.
Intent. Roofs and parapets should demonstrate a common-sense
recognition of the climate by utilizing appropriate pitch, drainage,
and materials in order to provide visual coherence to the Village
of Owego.
B.
Recommended roof materials include clay or concrete
(faux clay), tile, slate, metal and dimensional asphalt shingles,
and cornices and soffits may be a combination of wood, vinyl, and/or
metal.
C.
The primary ridge beam shall run parallel to the street.
A.
Intent. Windows shall hold the surface of the facade,
rather than appearing like a "hole" in the wall, an effect that can
be produced by a large single sheet of glass.
B.
Materials:
(1)
Windows shall be of anodized aluminum, wood,
clad wood, vinyl, or steel.
(2)
Window glass shall be clear, with light transmission
of at least 90% on the ground floor and 75% for the upper stories.
Specialty windows may utilize stained, opalescent glass.
(3)
Screen frames shall match window frame material
or be darkened anodized.
(4)
Doors shall be of wood, clad wood, or steel.
(5)
Exterior shutters, if applied, shall be sized
and mounted appropriately for the window (1/2 the width), even if
inoperable.
(6)
Awnings must be a minimum clear height of 10
feet above the sidewalk and a minimum depth of five feet out from
the building facade.
(7)
Awnings shall have no internal illumination.
(8)
Awnings must be the same shape as the windows
and should cover no more than the upper third of the window.
