This overlay district shall encompass the corridor
of River Road, including the three areas outlined above, extending
from the border between the Town and the City of Tonawanda to the
northern boundary of the Huntley Power Station. The overlay district
shall extend into all properties on the waterfront side of River Road
to a depth of 500 feet from the western right-of-way of River Road
or to the Niagara River, whichever is less. It shall also extend into
all parcels on the inland side of River Road to a depth of 500 feet
from the eastern right-of-way of River Road.
The special regulations contained herein, which
govern all proposed development and redevelopment within the boundaries
of the River Road Overlay District, shall be founded upon the following
objectives.
A. Business transitional area.
(1)
Being a transitional area between the Town and
the City of Tonawanda, care shall be taken to minimize impacts to
the city's resources.
(2)
The intent of this area of the overlay is to
provide for a higher quality of development, focusing on a Class A
office image and public parkland. All buildings that are visible from
River Road should present a high-quality image. Architectural designs
should complement land uses in the area, particularly Isle View Park,
and provide for a positive image in the area. Appropriate facade designs
and building materials that complement and improve the character of
the area shall be required.
(3)
To promote more efficient traffic flow and traffic
safety, every effort shall be made to provide shared means of ingress
and egress to developed and developing properties. Where applicable,
reference should be made to the New York State Department of Transportation
Access Management Guidelines and regulations.
(4)
Landscaping, setback, signage and lighting standards
shall be implemented to improve the visual quality of the area and
buffer development and redevelopment from adjoining sensitive land
uses. Emphasis should be placed on preserving existing vegetation
and important natural resources to the extent feasible in site design.
Designs shall take into consideration the views of the river, as well
as the views from River Road.
(5)
The Town shall encourage and assist with economic
development efforts, including promotion and marketing, in this area.
B. Thruway impact area.
(1)
This is an area of mixed-use developments, and
attention should be given to the compatibility of proposed projects
with adjoining uses when reviewing project proposals. While more intensive
uses are allowed in this area, development should provide for a positive
image.
(2)
This area services the traveling public. Access
to the Thruway and the management of traffic on River Road are a primary
concern. At the same time, provisions for pedestrian and bicyclist
access should be accommodated in site design.
(3)
Architectural designs should complement surrounding
land uses and provide for an improved and positive image of the area.
Appropriate facade designs that complement and improve the character
of the area shall be required. Views from River Road shall be of primary
concern.
(4)
Landscaping and setback standards should be
utilized to improve visual characteristics and buffer development
and redevelopment from adjoining sensitive land uses.
C. Light industrial corridor area.
(1)
This is an area of mixed commercial, light industrial
and heavier industrial uses, and redeveloping parcels. While heavier
industrial uses may be allowed, it is important to minimize the visual
impacts, particularly from River Road and from the Niagara River.
(2)
Water-dependent or water-enhanced uses are the
preferred uses for property along the Niagara River.
(3)
Landscaping, building and setback standards
should improve the visual quality of the area and buffer heavier industrial
uses from River Road and from the Niagara River.
(4)
Emphasis shall be placed upon redevelopment
of existing properties and the infill development of available vacant
parcels.
(5)
As redevelopment takes place, emphasis should
be placed on improving the aesthetics of the region, especially as
it relates to the views from River Road and the Niagara River.