[HISTORY: Adopted by the Board of Trustees of the Village
of Ellenville as indicated in article histories. Amendments noted
where applicable.]
[Adopted 5-26-2009 by L.L. No. 4-2009]
A.
Design guidelines for any urban core area are created to protect
and enhance our main streets and historic downtowns. These downtown
cores represent the historic past in their architecture, street layout
and public spaces. They also represent a major economic investment,
and they provide opportunities for introduction of new buildings and
the rehabilitation of existing structures. Downtown cores present
opportunities for stability, growth and development because they contain
within a compact area the services, goods, entertainment, employment,
education, personal care, safety, information, and community services
necessary for an enhanced quality of life. At a time when most of
us have become dependent on the automobile and have turned our communities
into pavement grids for our vehicles, these urban centers can renew
our pride in our towns, villages and cities by establishing a sense
of place. These special areas allow us to park our vehicles and walk
the streets, to reconnect with our neighbors and our community.
B.
These guidelines were prepared to provide a basis for property owners,
architects, engineers, landscape architects, developers, Planning
Board members, residents and Village officials to address site development
issues within the core downtown area of Ellenville. This guidance
provides approaches and criteria for design to assist developers and
the Village as they design and review the architecture, site development,
vehicular, bicycle and pedestrian circulation, parking, streetscape
improvements, signage and lighting of proposed development. More specifically,
these guidelines are intended to:
(1)
Provide clarification of the Village's objectives in concert
with existing zoning laws and to add consistency and predictability
to the permit review process.
(2)
Stimulate improvements to existing structures and encourage new development
within the downtown core area of the Village.
(3)
Improve the visual appearance of downtown to renew interest and viability
to the hub of activity for the area.
(4)
Provide a consistent methodology for review of proposed projects.
(5)
Inspire creativity and quality in the design of all structures and
in site development.
(6)
Foster an exchange of ideas among developers, Village officials and
residents in an effort to improve the quality of design in all projects,
both public and private.
C.
These guidelines are intended to supplement the existing Village
of Ellenville Zoning Law[1] and to help clarify the current interpretation of those
regulations. These guidelines do not address every aspect of design
relative to any project, but they do convey information on major issues
to be considered. A review of the guidelines by project owners, developers
and review boards should enable all parties to determine when additional,
specialized, professional design assistance may be required for appropriate
decisionmaking to progress and/or secure the requisite permits and
approvals.
A.
Design district boundary. These design guidelines apply to the actions set forth in Subsection B below within the following zoning districts: B-1, B-2, B-3 and R/O.
B.
Types of actions. The following actions are governed by these design
guidelines:
(1)
Actions requiring site plan approval by the Village Planning Board.
(2)
Actions requiring approval of a special use permit by the Village
Planning Board.
(3)
Actions in addition to the above which require a building permit
and which will alter the exterior of a building that is visible from
a public street, parking lot or other public place.
C.
Administration.
(1)
Actions subject to approval by the Planning Board. These guidelines will be applied by the Village Planning Board during its review of the actions set forth in Subsection B(1) and (2) above with the assistance of the Code Enforcement Officer. Scheduling a design review early is important for the process to work efficiently, and appointments should be made by owners or their representatives (architects, engineers, landscape architects, etc.) early in the planning process. These informal review sessions can be used as a sounding board to test ideas and concepts before detailed, time-consuming and expensive architectural and site plan designs are developed. Plan changes can be made before the formal application process is initiated. This procedure should assist in saving time and effort, while preserving the context and character of the Village's business districts and adjacent areas.
(2)
Other actions.
(a)
Actions which alter the exterior of a building and require a
building permit but do not require approval by the Planning Board
shall be subject to review by the Code Enforcement Officer who shall
determine compliance with the design standards.
(b)
An applicant for a building permit who believes that the determination
of compliance by the Code Enforcement Officer is incorrect may submit
an appeal to the Zoning Board of Appeals. The Zoning Board of Appeals
shall consider such appeal and issue its findings in a timely manner.
D.
Submission requirements.
(1)
In addition to any required application submissions, new site development
plans are required to submit the following:
(a)
Site plan which specifies all proposed demolition and construction
work and includes existing structures and pedestrianways on adjacent
properties that are within 50 feet of all property lines.
(b)
Building elevations at a minimum scale of 1/8 inch equals one
foot of all facades, which specify all proposed demolition and construction
work and include:
(c)
Samples of any new proposed facade, roofing and sign materials.
(d)
Site plan indicating exterior lighting photometrics, spread
and intensity.
(e)
A perspective color rendering illustrating how the proposal
would look if viewed from the street as a pedestrian.
(f)
Photographs of the site and surrounding area, including all
existing elements required to be shown on the site plans and existing
buildings within 50 feet of the proposed project site.
(2)
Facade alteration or renovation proposals are required to submit
the following:
(a)
Building elevations at a minimum of scale of 1/8 inch equals
one foot of all facades, which specify all proposed demolition and
construction work and include:
(b)
Samples of any new proposed facade, roofing and sign materials.
(c)
Photographs of the site and existing buildings within 50 feet
of the proposed project site.
(3)
Signage or exterior lighting proposals are required to submit the
following:
(a)
Drawings of the proposed sign or copy change at a minimum scale
of one inch equals one foot for all signs or lettering, which include
some context of the building facade where it is proposed to be mounted.
(b)
Other sign information regarding illumination methods, hours
of illumination and mounting method.
(c)
Photographs of the site or building which include the proposed
sign or lighting mounting location and any existing signs or lighting.
(d)
Documentation, such as cut-sheets from the manufacturer, of
any proposed lighting or light fixture which includes photos, illustrations
and performance data of the lamp.
A.
General standards.
(1)
Site design is the physical articulation of all elements within the
project boundaries. Elements include the land, water features, open
space, buffers, buildings, artworks, recreational areas, streets,
sidewalks, trails, parking areas, alleys, views, shading patterns,
trees, street furniture, pavement materials, screening and more. These
elements fit together to form the fabric of a business area.
(2)
Site design has an effect on defining spaces, providing or screening
views, highlighting architectural features, buffering winds, reducing
glare, providing shade, accentuating entrances, preventing erosion,
regulating circulation, enhancing property values, beautifying the
site and in general influencing man's interaction with the natural
and built environment.
(3)
In Ellenville's downtown core or Central Business District (CBD)
some of the early buildings have been in place for over 150 years.
Some of the natural features that also contribute to the views and
setting of Ellenville, like the mountains, streams, and valleys, that
surround the Village have not been greatly changed by human intervention.
(4)
More
recent development on streets leading to the business core, North
and South Main Street, Canal Street and Center Street, is of a somewhat
different character but also affects site design.
B.
Specific standards.
(1)
New construction must align the front facade of the building at,
or as close as possible to, the front facade of an existing building
on an adjacent property. In the case of a discrepancy of setbacks,
the new building should align with at least one of the neighboring
buildings.
(2)
New construction should attempt to work with any preexisting building
patterns found in adjacent or nearby buildings with regards to massing,
height, scale and form.
(3)
New construction should place as much of the building width at the
front of the lot as possible to maximize front facade exposure and
maintain the street wall. The front facade should be kept parallel
to the street.
(4)
The use of landscaping methods, such as low walls, hedges and tree
rows, should be used to help maintain and reinforce a consistent street
wall in areas where there are no building facades to define it.
(5)
The primary entry on all new construction should be easily identifiable,
scaled appropriately to the size of the building and should always
face the street. In cases where the primary building entry should
also be visible from an on-site parking area adjacent to the building,
the entry may be placed at the corner of the structure so that it
is may be visible from both the street and the parking area.
(6)
New construction located at corner intersections should place a majority
of the building mass at the corner and/or wrap the corner by continuing
facade elements, such as the cornice, on all street elevations.
(7)
All required off-street parking areas should be located at the side
or rear of the building where practical and in conformity with adjacent
parcels.
(8)
All on-site parking, vehicle loading or service areas located within
sight of the street must be screened from view using appropriate architectural
or landscaping methods.
(9)
On-site parking areas, vehicle loading or service areas should connect
to any existing service alleys or adjacent parking areas, if available,
to allow alternate means of egress.
(10)
Proposed on-site parking areas should be located next to any
adjacent existing parking lots if possible to provide shared parking
opportunities which can serve neighboring buildings simultaneously.
A.
General standards.
(1)
Orientation. The manner in which a new building relates to the street
is an important consideration in terms of compatibility with its surroundings.
Traditional siting patterns should be respected. As such, buildings
in Ellenville's downtown should be oriented parallel to their
lot lines with the primary entrances of the buildings oriented toward
the sidewalk or street. Corner lot entrances can sometimes be enhanced
or made more functional and dramatic if angled at the corner.
(2)
Mass and scale. An important component of the Village landscape is
the architectural form and character of the buildings, the way they
relate to spaces and streetscapes and their visual appearance. The
mass and scale of buildings are key considerations that effect compatibility.
The height, width and depth of any new buildings or improvements to
existing buildings should be compatible with that of the adjacent
existing buildings to enhance the Village's downtown character.
(3)
Building height. Building heights should be in keeping with the existing
one-, two- and three-story buildings which form the core of the downtown
area. Adjacent buildings should restore or recreate the historic alignment
of architectural features, including overall heights and roofs using
these lines to unify the street visually. Structures with similar
geometry and ratios of width and height when repeated begin to tie
individual structures into the whole. This contributes to the character
of the area and establishes visual continuity. Building height is
defined not only by overall dimension, but also by architectural features
that reinforce alignments of the top and bottom of first floor display
windows, sign bands, window sills on upper floors, parapet and cornice
lines and the roof lines.
B.
Specific standards.
(1)
Two-story minimum building height is required on front facades facing
Canal Street, Center Street, South Main Street and North Main Street
in the B-1 and B-2 Districts unless it is deemed inappropriate or
where it may create an undue financial burden on the applicant. In
the B-3 and R/O Districts, building height shall conform as much as
possible to the height of other nearby buildings.
(2)
The majority of the building mass should be placed at the front of
the site to maximize front facade exposure and maintain the street
wall; however, the building height may step down to lower levels in
the rear. Corner lots should place a majority of the building mass
or height at the corner to visually anchor the block.
(3)
The height of new buildings should attempt to coordinate common heights
and facade lines with immediately adjacent buildings.
(4)
Structures with sloping roof designs should align the gable end of
the facade to face the street to maximize facade exposure.
(5)
For the purposes of determining effective facade height on buildings
with sloping roofs, the height of structures with gable ends facing
the street should be measured by the vertical distance from the ground
to the midpoint of the roof. Structures which have their roof ridge
running parallel to the street should be measured by the vertical
distance from the ground to the vertical distance from the ground
to the lowest part of the roof.
(6)
Parapet height should not exceed four feet unless otherwise required
by state or federal codes.
(7)
No portion of the roofline may extend more than 50 feet in length
horizontally without a roofline transition. A roofline transition
is defined as a change in the height of the roofline where it steps
(up or down) at least 24 inches. Such transitions should not occur
more than once in a four-foot span along the facade.
(8)
Facade and roofline transitions should be used to highlight important
areas of the facade, such as a building entry, the center of the facade
or the symmetrical ends.
(9)
New facade designs should be in keeping with the scale of adjacent
buildings. The use of an overall facade composition which breaks the
building down into smaller and regular portions, such as bays defined
by groups of windows, helps to achieve this.
(11)
Areas of blank wall larger than an eight-foot diameter circle
are not permitted on the front facades of new or renovated construction.
Such "blank wall" is defined as an area of facade which does not contain
any decorative articulation of materials which measure at least two
inches in depth, or openings such as windows and doors.
A.
General standards. Flat roofs with parapets and gable roofs are historically
the most common roof forms found within the core business district,
and new construction should be compatible with that framework. Mansard
roofs, shed roofs, fake roof fronts, built-out roof frames which are
hung from the facade and similar applied designs are unacceptable
as primary roof types.
B.
Specific standards.
(1)
New construction with a flat roof is required to be capped by an
architectural cornice design that is a sculptural expression of the
primary facade material, wood or simulated wood design, at the top
of the front facade(s). The articulated parapet or cornice design
must be at least 12 inches tall on one-story facades and at least
24 inches tall on facades of two or more stories. The size, depth
and relief of any proposed cornice should be compatible with those
found on nearby buildings of the same height and include suitable
depth to create noticeable shadows. Parapet height shall not exceed
four feet unless otherwise required by state or federal codes.
(2)
New construction with a sloped roof must have a minimum roof pitch
of no less that 5:12 on primary roof areas (not including dormers,
entry canopies or similar secondary roof elements) or a maximum pitch
of 12:12. The tallest portion of the roof must be orientated to place
at least one gable-end facing the street.
(3)
New roof construction must be designed so as to divert the fall of
rain and snow away from pedestrian areas such as walkways and doors.
(4)
Air handling units, condensers, satellite dishes and other equipment
placed on the roof must be located and screened from view so as not
to be readily visible from the street or waterway. Roof-mounted equipment
shall be visually minimized with painted colors and finish complementary
to the overall building design.
A.
General standards.
(1)
The facade facing the street is normally the most architecturally
detailed side of a building and contains a pattern of windows, bays,
columns, cornices and architectural detail. Preservation of storefronts
will help maintain a unique historic character for the downtown. Side
or rear facades which are visible from the street or public parking
lots also contribute to the visual character of the streetscape. Facade
elements should be preserved to create patterns along the business
blocks which help retain the overall design integrity. Elements to
be saved, rehabilitated, or recreated include:
(a)
Kick plates as a base to building fronts.
(b)
Recessed entrances or angled entrances on corners.
(c)
First floor display windows.
(d)
Transoms over entrance doors.
(e)
Clerestory windows above display windows.
(f)
Sign bands.
(g)
Parapet walls with caps or cornices.
(h)
Vertical window patterns on upper floors with window sills.
(i)
Pilasters and decorative brick or stone.
(2)
Buildings outside the Central Business District are of more varied
age and architecture and it is recognized that a more flexible approach
to design is appropriate.
(3)
"Building fenestration" is an architectural term that refers to the
design, frequency and depth of openings, recessed areas or projecting
elements that form the overall architectural composition of a building.
The fenestration of a building may reflect the architectural rhythm
of the facade. When approaching the rehabilitation of a facade or
the design of a new building, the facade should be in keeping with
the rhythm and proportions of adjacent buildings. The overall pattern
should be simple, but can be broken down into smaller elements for
added interest and architectural detail.
(4)
Upper-story windows of existing buildings should be uncovered and
reopened where possible to maintain historic character. Maintaining
the original spacing, pattern, size, materials, and operating system
of the originals is important. Altered dimensions and the use of unfinished
or shiny metals is inappropriate.
B.
Specific standards.
(1)
The front facades of new flat roof construction should be organized
in a general base — middle — top configuration.
(a)
The "base" level consists of the most open and sculptural facade
expression at the first floor. The amount of door and window openings
should be the greatest here, typically between 75% and 90% of the
facade, in this ground floor area.
[1]
Individual window openings in the base level should not exceed
12 feet in width, and must be separated from each other by at least
18 inches of facade. Window glass area cannot exceed five feet in
width without being separated by at least six inches of mullion.
[2]
Window frames must be recessed. Flush or curtain wall window
designs are not permitted.
[3]
The primary entry doorway to the street must be recessed between
12 to 48 inches back from the plane of the facade to express the greatest
amount of facade depth.
[4]
The base level should be crowned by an entablature element or
other transition having a change in depth, materials and color which
differentiates it from the upper levels. The entablature element should
be designed to accommodate facade lettering or signs for the property.
(b)
The "middle" level consists of the upper floors, and has a lower
fenestration level than the first floor. The amount of facade articulation
and openings should be less here that that found at the ground floor,
typically between 25% and 50% of the facade in this area.
[1]
Individual window openings in the facade at this level should
not exceed six feet in width, and must be separated from each other
by at least 24 inches of facade. Window glass area at this level cannot
exceed three feet in width without being separated by at least four
inches of mullion.
[2]
Window frames must be recessed from the plane of the facade.
(c)
The "top" level consists of an articulated cornice of design
and materials that complement other elements of the facade.
(2)
The front facades of new or renovated construction with masonry exteriors
must visually express the structural lintels over windows, doors,
archways and similar openings.
(3)
The rhythm of facade elements across the front facade must be arranged
in an easily recognizable pattern, such as a repeating or symmetrical
layout. Breaks or fluctuations to the facade pattern should be reserved
to highlight areas of special interest, such as entry points to the
building. New construction directly adjacent to or added to existing
structures should be compatible with the rhythm of facade elements
of the existing building.
(4)
The proportions of facade elements, such as windows, window divisions
and bays, must have a vertical orientation (taller than they are wide)
of a least x wide to 1.5x tall. The proportions of individual elements
should be used consistently throughout the design, such that all windows
and their divisions are generally of the same proportion. New construction
directly adjacent to or added to existing structures should be compatible
with the proportion of facade elements of the existing building.
A.
General standards.
(1)
Work on existing structures must preserve, protect and maintain the
use of original exterior materials of historic structures whenever
possible. If replacement is necessary, replace with like materials
which have the same basic forms and proportions.
(2)
Any renovations or alterations to an existing facade should include
reasonable attempts to remove any modern day cladding, panels, signboards
or similar additions which are concealing the original building design
underneath.
(3)
Original facade materials and designs should be repaired and preserved
whenever possible in lieu of replacement or covering with new materials.
The removal or covering of original exterior materials with new materials
is prohibited unless it can be demonstrated that repairing the original
construction would be creating undue financial hardship.
(4)
New construction should utilize materials and colors that are compatible
with those in existing buildings and avoid garish colors and highly
reflective materials.
B.
Specific standards. (See Table 1.)
(1)
When using more than one material on the exterior facade, one material
must be used as the primary theme with others used only sparingly
to complement or accent the design. The use of a variety of design
styles or materials across the facades of the same building is prohibited.
(2)
When making a transition from one material to the next. the change
must occur at hard-edge or depth transition in the facade which creates
a surface for one material to terminate into before the next one begins.
(3)
Special designs or decorative patterns created in the exterior materials
are encouraged.
(4)
All exterior colors must be of natural, earth tone or muted shades.
Brighter, more vibrant colors, if used, must be reserved for minor
accents and highlights only.
(5)
When using more than one color on the exterior facade, one color
must be used as the primary theme with others used only sparingly
to complement or accent the design.
(6)
When making a transition from one color to the next, the change must
occur at hard-edge or change in depth in the facade which creates
a surface for one color to terminate into before the next one begins.
|
Table 1
| |||
|---|---|---|---|
|
Materials List
| |||
|
Recommended Materials
|
Prohibited Materials
| ||
|
Common red brick
|
Multi-colored/multi-toned brick
| ||
|
Bare, multi-colored/multi-tone (approved color)
|
Imitation brick siding, asphalt siding
| ||
|
Painted (approved color)
| |||
|
Special masonry units (CMU)
|
Plain CMU (bare or painted)
| ||
|
Textured CMU
|
Unfinished, lumber grade wood
| ||
|
Colored (dyed) CMU
|
Metal, aluminum or vinyl siding
| ||
|
Split-faced CMU
|
Mirrored or highly reflective siding or panels
| ||
|
Natural stone
|
Imitation stone (except approved cultured stone)
| ||
|
Wood clapboard or shingle
|
Wood paneling
| ||
|
Finished grade (painted or stained approved color)
|
Plywood T-111
| ||
|
Composite, MDO/MDF board, synthetic wood
|
Composite, MDO/MDF board
| ||
|
PVC (approved color)
| |||
|
Fibre reinforced cement siding/hardi-plank
|
EIFS/stucco (except approved)
| ||
|
Anodized aluminum frame/storefront
|
Bare aluminum
| ||
|
Approved color
|
Reflective flashing
| ||
|
Wood, vinyl clad, PVC frame
| |||
|
Approved color
| |||
|
Clear, etched, tinted, frosted or stained glass
|
Mirrored, colored or dark tinted glass below 70% VLT*
| ||
|
Expressed intels over openings
| |||
|
Brick, limestone, colored or bare concrete
| |||
|
Asphalt shingle (approved color)
|
Light or reflective materials
| ||
|
Imitation slate
| |||
|
Natural slate
| |||
|
Standing seam metal
| |||
|
Small seam width, approved color
| |||
|
Dark, non-reflective PVC, modified bitumen
| |||
|
Aluminum eave guard
| |||
|
Parapet and chimney caps
| |||
|
Stone, limestone or precast concrete
| |||
|
Metal flashing (approved color)
| |||
|
Canvas awning
|
Plastic, vinyl or other synthetic awnings
| ||
|
3-color maximum; approved colors
|
Reflective flashing
| ||
|
Concrete, brick, paver or stone sidewalks
|
Asphalt sidewalks/walkways
| ||
|
Stamped concrete
| |||
|
Wood/synthetic wood porches, boardwalks, ramps
| |||
A.
General standards.
(1)
Signs should be an integral part of a building's facade. Where
possible, business signage should be placed within the traditional
sign band area just above the storefront windows and clerestory. Usage
of the sign band area provides a unified visual appearance for the
urban core area while allowing diversity in individual signs. The
size, shape, style, colors and materials of each sign should conform
to the building's architecture and should not cover or conflict
with any prominent architectural features.
(2)
Sign mounting and orientation should be appropriate for the particular
building for which it is intended and for its setting in the business
district. The color and type (font) of lettering are more important
to comprehension than size. Shingle signs or those that use familiar
icons like a barberpole or a pair of eyeglasses can be particularly
effective without having to be large. Signs applied to or incorporated
on awnings or canopies or hung independently from them can work effectively.
(3)
Lighting for signs should be from above, below or from the sides
but not from within. Lighting should not distract or disturb passing
vehicles or neighboring uses. Indirect lighting can provide supplemental
light to the pedestrian walkway area. Neon lighting may be appropriate
if it meets other sign requirements and also fits the visual setting
of its surroundings.
(4)
The use of color for signage should be in keeping with the natural
tones of brick, tile, stone, and stained or painted woods within the
adjacent streetscape. Bright, bold, primary or metallic reflective
colors should be used sparingly as trim or accents to the main body
of the sign. Color use should be complementary to the building and
fit with its color scheme and be in balance with the natural earthen
tones within the Village. Most signs are very effective using a three-color
format. One dark color should be used for a background color, a contrasting
color for lettering, and the third color for borders, shading or trim.
B.
Specific standards.
(1)
Design and mounting.
(a)
Commercial properties with multiple tenants must coordinate
the size, placement and design of signs and street numbers so as to
present a consistent appearance.
(b)
Surface applied facade lettering which is framed by the architectural
features of the facade is preferred to signboards and should be utilized
whenever appropriate.
(c)
Installing new signs which cover or obscure architectural features
of existing structures is prohibited. Installing new signs which are
incompatible with the architectural style, scale, location, materials
or color of an existing facade is prohibited.
(d)
New commercial construction must design the front facade specifically
to accommodate an area or areas for applied facade lettering or surface-mounted
signs. The applied facade lettering or signboard should be framed
by the architecture of the facade itself whenever possible.
(e)
Signs or lettering which are mounted on the vertical, horizontal
or sloped surfaces of a building roof or on roof fascias are not permitted.
(f)
All signs should be clear and legible. The lettering used should
contrast well with the background color and have a width-to-height
ratio which is roughly square. Stretched fonts and multicolored text
are prohibited unless expressly part of the business logo design.
(2)
Sign lighting.
(a)
External sign lighting must be provided only from shielded lamps
which direct light only around the immediate sign surface. Bare bulbs
must not be readily visible from the public way. Illumination levels
on the surface of the sign face should generally not be overly bright
or distracting.
(b)
Illuminated neon signs may be permitted, provided that the neon
tubes comprise the sign lettering only.
(c)
Illuminated signs are encouraged to utilize light-colored lettering
on a dark background to reduce glare.
(d)
All lighting must be generally white or of a muted color with
a diffused, nonintermittent light source. All lighting shall not interfere
with the comfort and safety of the general and nearby residences.
A.
General standards. Handicapped ramps are necessary to provide equal
access to commercial buildings for all persons. They should be designed
and located so as to be compatible with building design to the maximum
extent practical.
B.
Specific standards.
(1)
Where feasible, handicapped ramps should be integrated into the design
of facades or entranceways and not appear as appendages or add-ons.
(2)
The materials, design elements and colors of handicapped ramps should
be the same as those of the building facade.
(3)
Where feasible, the angle of the handicapped ramp should be shielded
so as not to disrupt the basic horizontal and vertical elements of
the facade.
