A.
These design standards shall apply to all land use and development
as defined in this code and consistent with the requirements of this
chapter, except that only the Downtown District E architectural standards
and the Historic District architectural standards of this article
shall apply to uses for which only a building permit is required pursuant
to Schedule 1, Allowed Uses.[1]
[1]
Editor's Note: Schedule 1 is included as an attachment to this chapter.
B.
No person shall undertake any land use or development covered by these design standards without first obtaining administrative approval pursuant to Part 1, § 106-10; site plan approval pursuant to Part 2, Article XI; or approval of a special use permit pursuant to Part 2, Article XII. Any such land use or development requiring administrative approval which does not comply with these design standards shall not be undertaken except pursuant to site plan review.
[Amended 10-15-2019 by L.L. No. 4-2019]
A.
Objective. The design objective for the access, parking and circulation
standards is to:
(1)
Emphasize the importance of site accessibility from a variety of
modes of transportation wherever appropriate, including pedestrians,
bicycles, automobiles, and any current or potential future transit
service;
(2)
Provide the optimal amount of vehicle parking for individual sites,
recognizing that both too little parking and too much parking create
negative impacts;
(3)
Ensure the appropriate site location and design features that mitigate
the impact of parking lots on other land uses and urban design goals
for surrounding districts;
(4)
Create the least visible impact of parking on adjacent private and
public property;
(5)
Promote parking designs that minimize runoff and incorporate infiltration
of stormwater into the ground; and
(6)
Reduce the need to dedicate areas of individual, adjacent sites to
underutilized or redundant vehicle parking.
B.
Site access and circulation.
(1)
Rights-of-way. To the extent practicable, the width of the ROW shall
be limited to the current dimension, and additional purchases of property
should be avoided.
C.
Street design.
(1)
Travel lane width shall be minimized to calm the flow of traffic
through the district and to allow to the maximum extent practicable
shared space for other modes of transportation (i.e., bicycles and
pedestrians) within the width of the existing public ROW.
(2)
Roadways shall be curbed. Acceptable materials for curbing include
concrete and granite. Asphalt curbing is not permitted.
(3)
Bicycle facility design.
(a)
Intersecting points with regional bikeways and local pathways
shall be accommodated.
(b)
Accessory and ancillary facilities (i.e., bicycle racks, signage,
striping, and designation of crossing points) shall be provided at
regular intervals.
(c)
Development proposals shall provide for secure, integrated bicycle
parking at the rate of one bicycle rack with the capacity to secure
a minimum of one bicycle for every five vehicle parking spaces.
(d)
Incorporation of improvements and connections with other modes
of transportation (pedestrian, vehicular and trails) as called for
in the Village's 2012 Bicycle, Pedestrian and Trail Master Plan.
(4)
Pedestrian facility design.
(a)
Development proposals shall incorporate sidewalks and pedestrian
pathways that, to the maximum extent practicable, comply with Americans
with Disabilities Act standards.
(b)
Continuous internal pedestrian walkways or sidewalks, no less
than five feet in width, shall be provided from the public sidewalk
or ROW to the principal customer entrance of all commercial buildings
on the site. Curbed walkways are preferred.
(c)
Continuous internal pedestrian walkways or sidewalks, no less
than five feet in width, shall be provided between the principal customer
entrance of all commercial buildings on the site and off-street parking
areas.
(d)
Sidewalks at least five feet in width shall be provided along
all sides of the lot that abut a public street in accordance with
the Village of Saranac Lake Sidewalk Plan, as amended. Sidewalks shall
be constructed in accordance with specifications set forth by the
Village of Saranac Lake.
(e)
At a minimum, walkways or sidewalks shall connect focal points
of pedestrian activity such as, but not limited to, transit stops,
adjoining properties and buildings, street crossings, building and
store entry points.
(f)
All internal walkways, sidewalks and crosswalks shall be distinguished
from vehicular surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks, stamped concrete, scored
concrete or properly maintained surface treatment to enhance pedestrian
safety as well as the attractiveness of the walkway or sidewalk.
(g)
Developments shall provide for exterior pedestrian furniture
in appropriate locations at the rate of one seat for every 20,000
square feet of gross floor area.
(h)
Intersecting points with regional trails and local walkways
shall be accommodated.
(i)
Accessory and ancillary facilities (i.e., crossing signage,
striping, and designation of crossing points) shall be provided at
regular intervals.
(j)
Separate and dedicated interconnecting walkways shall be provided
between parcels containing commercial uses.
(k)
Waiver of interconnection requirements when necessary for public
safety. The Development Board may omit required interconnecting walkways
when deemed to be necessary, for reasons of public safety.
D.
Parking and loading.
(1)
Off-street parking design.
(a)
Off-street parking spaces shall be located in the side or rear
yard, except:
[1]
Single-family and two-family dwellings may have two front yard parking
stalls per dwelling unit or a parking area with a maximum coverage
area not to exceed 30% of the front yard.
(b)
Off-street parking areas should be set back a minimum of five
feet from any property line.
(c)
All off-street parking spaces and drive aisles must comply with
the minimum dimensional standards shown in the Parking Stall and Drive
Aisle Dimensions Table below:
|
Parking Stall and Drive Aisle Dimensions Table
| ||||||
|---|---|---|---|---|---|---|
|
Mini- mum
|
Mini- mum
|
Mini- mum
|
Mini- mum
|
Mini- mum
|
Mini- mum
| |
|
Stall Angle
|
Stall Width (A)
|
Stall Depth (B)
|
Skew Width (C)
|
Drive Aisle Width, 1-Way (D)
|
Drive Aisle, 2-Way (E)
|
Vertical Clear- ance
|
|
0° (parallel)
|
8'
|
18'
|
—
|
11'
|
22'
|
7'6"
|
|
30°
|
8'6"
|
15'
|
16'6"
|
11'
|
—
|
7'6"
|
|
45°
|
8'6"
|
17'9"
|
11'8"
|
11'10"
|
—
|
7'6"
|
|
60°
|
8'6"
|
19'
|
9'6"
|
13'6"
|
—
|
7'6"
|
|
90° (head-in)
|
8'6"
|
18'
|
—
|
—
|
23'
|
7'6"
|
 | ||||||
(d)
Six-inch-tall curbing with a ninety-degree vertical angle shall
be used when creating islands for vegetation or lighting.
(e)
Parking areas of more than 50 spaces, or in other cases as deemed
appropriate by the Development Board, should be segmented with the
use of landscaped islands or medians that are at least 10 feet in
width.
(f)
Curb cuts should only be as wide as necessary to accommodate
needed lanes. The number of curb cuts and curb radiuses should be
kept to a minimum.
(g)
Parking areas should be designed so that cars may exit and enter
without backing onto the right-of-way.
(h)
Secondary access points from side roads should be employed when
warranted.
(i)
Adjacent parking areas should be connected by pedestrian pathways
whenever possible.
(j)
Where transit stops occur in the public right-of-way, pedestrian
walkways should provide a direct and clear connection from the building's
main entrance to the transit stop.
(k)
Shared parking areas serving two or more uses are encouraged
and may be required.
(l)
Parking area design should accommodate adequate provisions for
snow removal and storage.
(m)
All parking areas should be designed to properly drain and not
create a nuisance on adjacent properties and shall be constructed
of concrete, asphalt, brick pavers or gravel surface. The use of pervious
materials to reduce stormwater runoff is encouraged and may be required.
(2)
Parking area landscaping and screening.
(a)
Parking areas, except for single-family and two-family dwelling uses, shall be landscaped and screened from roadways and adjacent properties by a wall, fence, thick hedge or berm. Such screening should not be less than three nor more than eight feet in height. Such planting and fencing shall be designed and installed in a manner consistent with the standards set forth in § 106-82, Landscape standards.
(b)
Walls, fencing, and architectural details in parking areas should
complement the materials used in adjacent architectural styles.
(3)
Parking area lighting.
(a)
Parking area lighting levels and design should comply with the
Illuminating Engineering Society of North America's Recommended Practices
and Design Guidelines, latest editions. Energy-efficient lighting
sources are recommended and may be required at the discretion of the
Development Board. The Development Board shall have the right to impose
time limitations on lighting, including the requirement of photocells,
timers, and hours of operation, along with maximum illumination levels.
(b)
A lighting plan demonstrating conformance to applicable IESNA
Design Guidelines may be required for review. Such plan should be
developed using the Guidelines for Good Exterior Lighting Plans, prepared
by the Dark Sky Society.
(http://www.darkskysociety.org/handouts/LightingPlanGuidelines.pdf).
(c)
Parking area light fixtures should be designed with a concealed
or recessed light source that shields light downward to confine light
spread and shall not exceed a maximum of 24 feet in height. When within
50 feet of residential properties, fixtures shall not exceed 18 feet
in height.
(d)
Poles should be located in medians and buffer areas. Concrete
bases for poles should be no higher than six inches above grade.
(4)
Loading areas. Off-street loading areas (open or enclosed berths)
shall be provided for each commercial or industrial building or use
constructed, established or expanded so as to require a building permit
and/or site plan review and having a gross floor area in excess of
1,500 square feet, in accord with the following:
(a)
The Development Board shall determine the required off-street
loading area, if any, in each particular situation.
(b)
Off-street loading shall not interfere with pedestrian or vehicular
traffic.
(c)
All loading areas shall be on the same lot as the use to which
they are accessory, except that adjacent establishments may provide
joint facilities.
A.
The design objective for the landscape standards is to:
(1)
Ensure appropriate landscape design that promotes both aesthetic
and functional purposes;
(2)
Ensure that new development and redevelopment projects in the Village
respond to the existing natural landscape and preserve woodlands and
healthy areas of vegetation; and
(3)
Retain and reinforce scenic quality and aesthetic values important
to the Village.
B.
General considerations.
(1)
Design techniques should be employed to stabilize slopes, provide
low-maintenance alternatives to lawn areas, reduce erosion, include
stormwater controls, and reinforce pedestrian circulation routes.
(2)
The overall landscape plan should be designed to be aesthetically
pleasing throughout the seasons.
(3)
The use of trees for wind and snow control is encouraged.
(4)
Street trees and planting patterns should be used to provide sufficient
shading and an aesthetically pleasing environment for pedestrians,
reduce impervious surfaces, mitigate the effects of automobile exhaust
and other adverse urban conditions, and provide screening between
dissimilar or incompatible uses.
C.
Preservation of existing vegetation.
(1)
Existing vegetation shall be preserved to the extent practicable.
(2)
Healthy trees over six inches in diameter at breast height should
be protected to the greatest extent possible. All such trees to be
saved should be noted on the site plans, and appropriate measures
should be outlined to protect the trees from damage during construction.
The retention and protection of historic specimen trees or stands
of such trees is encouraged and may be required. Tree wells of adequate
diameter may be required to protect individual specimens.
(3)
Existing mature woodland areas and existing mature trees shall be
retained in sufficient clusters and numbers to allow for the long-term
health and maintenance of such vegetation. Retention of single isolated
tall trees shall be avoided along with the limbing up of such trees
that will result in increased susceptibility to sun scald and wind
throw. It is recommended that clusters of existing trees contain a
minimum of five trees and that the location of small clusters be considered
with regard to the potential for avoiding exposure to high winds or
root compaction in the vicinity of such clusters.
(4)
A minimum setback for undisturbed areas around retained clusters
of existing trees should be five feet outside of the canopy drip lines
of the trees.
D.
Species selection.
(1)
The use of species native to the Adirondack region or other naturalized
species with proven performance and hardiness is encouraged. (See
Native Plant List for the Adirondack Park, published by the Adirondack
Park Agency.) Native plants should be hardy and, where adjacent to
roads, drives or public walks, resistant to salt and other pollutants.
(2)
No plant material may be installed that is listed by the New York
Invasive Species Council as an invasive species, defined by New York
State statute to be any species that is non-native to the ecosystem
under consideration, whose introduction causes or is likely to cause
economic or environmental harm or harm to human health, and whose
harm significantly outweighs any benefits.
(3)
Plant material used in landscaping should reflect existing site conditions.
Suitable soil depth and planting bed width shall be provided. Soil
quality shall be sufficient for the type(s) of plant material used.
(4)
If trees are to be planted under power lines, specific varieties
should be selected which do not exceed the height of the lowest line
when full grown.
(5)
Wildflowers, low massing of shrubs and other groundcovers are encouraged
to serve as an attractive and low-maintenance substitute for a lawn.
Natural or naturalized grass species that do not require watering
except under unusual drought conditions should be used. Species should
be alternated to avoid a monoculture susceptible to disease or damage
from pests and harsh climate conditions.
(6)
Plant materials shall be selected and placed to avoid blocking sight
lines at intersections and curb cuts.
(7)
A mix of deciduous and evergreen trees and shrubs is encouraged.
E.
Landscape design.
(1)
Landscaping is encouraged to break up expanses of paving, to provide shade and to screen parking areas from adjacent public and private rights-of-way and properties. (See § 106-81D(2), Parking area landscaping and screening.) Evergreen trees should be planted to mitigate the effects of wind and control snow drifts.
(2)
The amount and scale of on-site landscaping should effectively correspond with the proposed land use and be reflected in the landscaping plan as required in the submission requirements set forth in Article XI.
(3)
Planting around buildings should be of suitable numbers and sizes
to create pedestrian scale, maintain landscape continuity, and enhance
visual appearance.
(4)
Landscape buffers between dissimilar or incompatible land uses are
encouraged and may be required to screen views or serve as noise buffers.
(5)
New development with internal streets or fronting on public streets
should provide street tree plantings with trees having a minimum caliper
of 2.5 to 3.0 inches, the locations and numbers of which shall be
determined by the Development Board.
(6)
Landscaping should be provided along all building facades facing
a parking lot or street.
(7)
Plantings within the public right-of-way are subject to the approval
of the affected or involved governmental agency.
(8)
Adequate areas (minimum width of five feet) should be provided for
snowplowing and storage at edges of roads, drainages, parking lots
and within treebelts, if necessary.
(9)
The minimum width for tree planting along roads should be 10 feet.
The planting area should include cobble, mulch or other suitable ground
cover.
(10)
Plantings in islands or streetside treebelts should avoid placement
atop underground utilities wherever possible or provide provisions
such as root barriers to protect both trees and utilities.
(11)
Transformers, dumpsters and other site utilities should incorporate
landscape elements to screen them from view. Two options include:
(a)
Incorporating the screening element into the architectural design
of the building or utility buildings on the site (e.g., employing
wing walls).
(b)
Setting the transformer or other such utility within a proposed
planting bed. Creating a rectilinear planting around the transformer
specifically designed to screen it is discouraged.
F.
Installation and maintenance.
(1)
All landscaping shall be installed prior to the issuance of a certificate
of occupancy; however, an exception may be granted by the Director
to install the landscape at a later date. To obtain a certificate
of occupancy without installed landscaping, future landscape installation
shall be secured with an acceptable form of surety for 125% of the
value of the landscape, prior to the issuance of a certificate of
occupancy. An acceptable form of surety may include an irrevocable
letter of credit, bond or cash.
(2)
Owners and developers shall be responsible for maintaining the landscaping
and associated elements in good condition. The numbers and types of
healthy plants and plant replacements as specified in the landscape
plan shall be retained.
A.
The design objective for the external lighting requirements is to:
(1)
Protect night skies and surrounding neighborhoods from light pollution
and light trespass;
(2)
Emphasize pedestrian environments using fixtures designed to a pedestrian
scale;
(3)
Allow for creative use of lighting to highlight pedestrian, building
design and landscape amenities;
(4)
Encourage energy conservation; and
(5)
Encourage a safe and productive environment.
B.
Lighting design standards.
(1)
Lighting levels and design should comply with the Illuminating Engineering
Society of North America's Recommended Practices and Design Guidelines,
latest edition(s). Energy-efficient lighting sources are recommended
and may be required.
(2)
When required, A lighting plan should developed using the Guidelines
for Good Exterior Lighting Plans, prepared by the Dark Sky Society.
(http://www.darkskysociety.org/handouts/LightingPlanGuidelines .pdf
(3)
No glare, lights, or reflection shall be permitted which could impair
the vision of a driver of any motor vehicle or which is detrimental
to public health, safety, and welfare.
(4)
All lighting, except for floodlights, should be glare-free and shielded from the sky either through the use of exterior shields or optics within the fixture. Lighting shall be directed so as not to cause excessive illumination on adjacent roadways or result in direct illumination of neighboring properties per above standards and guidelines referenced in § 106-83B(1) and (2).
(5)
Fixtures installed under canopies, awnings and overhangs shall be
fully recessed;
(6)
Floodlights, except where otherwise permitted by this code, must
be hooded and angled towards the ground. No light may escape from
above the horizontal plane, and the light source shall not be visible.
(7)
Fixtures on buildings shall not be located above the eave line or
above the top of the parapet wall.
(8)
High-pressure sodium luminaires shall not be employed unless demonstrated
to have appropriate color correction technology.
(9)
Lighting fixtures on private parcels and the public ROW should be
of similar style and appearance.
(10)
Lighting schemes highlighting pedestrian, landscape or building
design amenities or features may be considered and approved by the
Director on a case-by-case basis, provided the proposed design meets
the intent of these regulations.
(11)
The Development Board, in cases where it has jurisdiction, shall
be empowered to determine whether lights are being used in such a
way that their direction or intensity is harmful to those in the vicinity
who are engaged in the lawful use of land.
A.
The design objective for the architectural design standards is to:
(1)
Encourage diverse commercial development within certain defined parameters;
(2)
Encourage high-quality architecture that complements adjacent and
nearby structures, improves the appearance of the neighborhood, and
does not intrude upon or overwhelm the natural environment;
(3)
Utilize appropriate scale, massing, proportion, fenestration, materials
and color to facilitate the construction of appropriate new buildings;
(4)
To preserve and enhance the character and appearance of Downtown
and other historic neighborhoods and establish community character
and improve the appearance of commercial areas;
(5)
Discourage "strip development" strung out in linear fashion along
a highway with limited pedestrian access, usually connected to a highway
with a private drive and separated from the highway by a large parking
area; and
(6)
Encourage the construction of buildings that promote walkability
and reinforce the Village's historical pedestrian-scaled design and
layout.
B.
General architectural design.
(1)
New construction and/or renovations. New construction and/or renovations
shall be compatible with local building traditions. Architecture must
be compatible with existing commercial building styles and types.
Local representative traditions/styles, which include most of the
typical late 19th and early 20th Century styles such as Victorian,
Neoclassical, shingle and bungalow styles as well as Adirondack architecture,
are allowed.
(2)
Through the conversion of residential buildings to commercial uses,
certain residential styles have become representative of commercial
buildings. Commercial structures/uses may continue to utilize this
type and style. Representative residential to commercial conversions
consist of one- or two-story buildings characterized by pitched roofs
with wood siding, typically double hung with exterior wood casings.
Representative commercial buildings are multistory structures with
gabled, hipped, or semi-flat roofs. Exterior materials consist of
coursed wood such as clapboards and shingles, brick, stucco, or stone,
which does not include preengineered vertical sheets such as T-111.
(3)
Building colors. Building colors shall blend with the natural landscape
so that development does not take a visual prominence. Brilliant,
luminescent or daylight fluorescent colors are prohibited. The colors
found in the natural landscape of the Village of Saranac Lake area,
the white of the snow, the browns and greens of the forests, the gray-green
of the mountains and lakes, relate to the historic architecture of
the buildings.
(4)
New construction shall be compatible with traditional architecture
without copying it directly. Elements which are characteristic of
traditional architecture may be incorporated into a contemporary design,
or a contemporary design may be an original interpretation of a traditional
style.
(5)
Historical or cultural styles that do not have a connection or association
with the region or the community are not permitted, as well as architectural
gimmicks that attempt to disguise inappropriate architecture by applying
gratuitous ornamental features to nonrepresentative building types
or styles. Since the faking of historic buildings undermines the value
of the original and creates a theme-park atmosphere, new construction
shall not attempt to literally replicate historic sites.
(7)
Scale. Scale is size relative to surroundings and to other buildings
of similar type. Transition should be made from small-scale elements
to large-scale elements. Any structure greater than 25,000 square
feet shall be broken down into architectural components of not more
than 25,000 square feet, thus producing an appearance of clustering
which will reduce the perceived scale of the structure and the impact
on smaller buildings.
(8)
Facade. Facade lengths shall be varied. The objective of this requirement
is to ensure that buildings do not become overpowering. A change in
the planes of walls, changing the direction or providing some variety
in the roof form gives diversity and visual interest.
(9)
Structures greater than 60 feet but less than 120 feet in length
must exhibit a prominent shift in the facade of the structure so that
no greater than 75% of the length of the building facade appears unbroken.
Each shift shall be in the form of either a ten-foot change in building
facade alignment or a ten-foot change in roofline height, or a combined
change in facade and roofline totaling 10 feet.
(10)
Structures which exceed 120 feet in length on any facade shall
provide a prominent shift in the mass of a structure at each ninety-foot
interval, or less. The shift shall be in the form of a fifteen-foot
change in building facade alignment or a fifteen-foot change in total
change in roofline.
(11)
A combination of both the roofline and facade change is encouraged.
To that end, if the combined change occurs at the same location of
the building plane a fifteen-foot total change will be considered
as full compliance.
(12)
Massing. Massing is the arrangement of forms, elements, or individual
components of a building design. Building components may be multistoried
and interconnected by intersecting roofs, by porches, or by covered
or uncovered walkways. Box-like massing shall not be allowed.
(13)
Roofs. Simple roof types are encouraged on small buildings,
and roofs of larger buildings shall be more complex and shall continue
a main roof with a lower, intersecting secondary roof type rather
than use only a single-type roof.
(14)
Gabled and hip roof pitches are encouraged. Roof overhangs,
where feasible, should be 12 inches to 24 inches.
(15)
Visible roofing materials should be asphalt or composite shingle,
slate, cedar shake or standing seam metal. Colors shall be neutral
to dark. Untreated "galvanized" roofing and highly reflective roofing
shall not be allowed.
(16)
Fenestration. Doors and windows should be balanced in their
placement on building facades. Though symmetry is not necessary, a
general balance between facade elements is harmonious to the eye.
Glass areas per floor should be greater at ground floors than at upper
level floors.
(17)
The window style should be consistent across the entire exterior
of a building. Double hung and casements with permanent muntins are
encouraged. Replacement windows should be in keeping with original
style.
(18)
Windows should be vertical, in proportion ranging from 1:2 to
3:5 ratio of width to height. Horizontal windows are acceptable when
grounded with vertical side windows. Transoms are encouraged both
on storefronts and second-story windows. Window frames should appear
as substantial building elements. Picture windows combined with triangular,
curved, and sloped windows are discouraged, as are too many decorative
windows. Windows should be consistent with the architectural style
of the building.
(19)
Doors should be at least fifty-percent glazed. Replacement doors
should fit the original opening(s).
(20)
Exterior materials. Exterior material shall be horizontally
coursed wood such as clapboards and wood shingles, brick, stone, or
other natural-looking materials.
(21)
Vertical plywood siding such as T-111 and asphalt shingles are
prohibited although board and batten, board and gap and vertical half-log
siding may be approved by the Development Board if it is compatible
with the overall style of the building and surrounding buildings.
The use of vinyl siding for the rehabilitation of existing buildings
is discouraged unless it can match the historic material in size,
profile and finish so that there is no change in the character of
the building. Vinyl siding for new construction is discouraged unless
it can match the size, profile and finish of traditional building
materials typically found in the Village.
(22)
Development that incorporates the principles of universal access
and design is encouraged but not required.
C.
Downtown District E architectural design standards. Land use and
development located in Zoning District E is subject to the following
additional architectural standards:
(1)
Massing and proportions. Buildings in Zoning District E shall have
facades that have traditional three-part configuration of base, body
and cornice. Proportions of individual parts to each other shall be
such that the body element of the facade is the greatest and the cornice
element is the least. The facade shall have the appearance of being
taller than wide. Architecture must be compatible with existing commercial
building styles and types. Local representative traditions/style which
include most of the late 19th and early 20th Century styles such as
Victorian, Neoclassical, shingle and bungalow styles are allowed.
This can be accomplished in wider buildings by sectioning or creating
components. The facade on single lots must be proportioned so that
the height is at least 1.2 the width, up to the current height restrictions
from the sidewalk.
(2)
Gable or flat roofs are preferred above traditional facades. Hipped
roofs, hipped gables, gabled hips and gambrels with intersecting rooflines
are acceptable as deemed by the Development Board.
(3)
Storefronts shall also have the traditional three-part configuration
of base, body and cornice, with the proportions of the individual
parts, such as the body of the storefront, as the greatest and the
cornice the least.
(4)
Fenestration. The ground floor of the storefront shall be at least
55% glass. No less than 12% shall be employed on the upper front facade
or body of a building. No more than 35% glass area shall be employed
on nonstorefront facades.
(5)
Main Street: The height of the facades shall be interrupted with
architectural features at every two-story interval, at a minimum.
These features include porches, railings, windows, horizontal trims,
vertical columns, changes in material and textures, etc. Roofs shall
be architecturally detailed. Flat roofs need a cornice or parapet.
Gable roofs need overhangs and gable trim.
(6)
When repainting, restaining or replacing existing exterior siding,
trim and other major exterior building components, colors shall be
chosen from a historic color palette approved by the Director and
developed by the National Historic Trust, reputable paint manufacturers,
or other qualified professionals. The palette shall be appropriate
for the historic architecture and character of the building and the
district.
A.
Land use and development involving a historic structure is subject
to the following architectural standards.
B.
The design objective for the historic structure architectural standards
is to:
(1)
Recognize that there are established State and/or Federal Historic
Register-listed historic districts within the Village;
(2)
Set forth guidelines for the Village's historic districts that are
intended to preserve and enhance the features among existing buildings
and structures, taking into consideration economic and technical feasibility;
(3)
Provide flexibility in design that expands opportunities for development
to occur in a manner that improves an individual project and enhances
the overall neighborhood in which the project is located. Therefore,
guidelines are specified for project designers to follow and the Development
Board to consider to insure compatibility with guidelines during site
plan review or prior to issuance of a special use permit; and
(4)
Encourage development of new buildings or restoration of existing
buildings that complements rather than overwhelms traditional areas
in the Village, while encouraging diversity in the community tax base
through appropriate flexibility in land use and land use development.
C.
Consideration of standards.
(1)
No building or structure should be erected, enlarged, altered, or
relocated, nor should any existing lot size be changed or new lot
created within a historic district, except in accordance with the
Schedule of Dimensional Standards.[1]
[1]
Editor's Note: See Schedule 2, Dimensional Standards, included as an attachment to this chapter.
(2)
No exterior of an existing historic structure should be altered or
renovated except in accordance with the following guidelines:
(a)
Distinctive features, finishes and construction techniques or
examples of craftsmanship that characterize a historic structure should
be preserved to the extent practicable.
(b)
The surface cleaning of structures, if appropriate, should be
undertaken using the gentlest effective methods available.
(c)
To the extent practical, new building additions or exterior
alterations visible to the public should not destroy historic materials
that characterize the structure. Consideration should be given so
that the new work is differentiated from the old and is compatible
with the massing, size, scale and architectural features to protect
the historic integrity of the structure.
(d)
When repainting, restaining or replacing existing exterior siding,
trim and other major exterior building components of historic buildings
and buildings in historic districts colors shall be chosen from a
historic color palette approved by the Director and developed by the
National Historic Trust, reputable paint manufacturers, or other qualified
professionals. The palette shall be appropriate for the historic architecture
of the building and surrounding Historic District.
(3)
Waiver of standards. These standards should be applied to projects
in a reasonable manner, taking into consideration economic and technical
feasibility. The Development Board shall have the authority to waive
one or more standards if they are not practical or are shown to be
overly burdensome to the applicant.
D.
Demolition of historic structures. An owner that wants to demolish
a historic strucuture shall submit a completed demolition permit application
to the Village Code Enforcement Officer.
(1)
Unsafe structures. An owner that wants to demolish a historic structure
that is structurally unsound or unsafe or that could pose a threat
to human health and safety shall submit with its completed demolition
permit application documentation, prepared by either a qualified professional
(engineer, architect, etc.) or the Village Code Enforcement Officer,
demonstrating that the building is unsound or unsafe or poses a threat
to human health and safety. Upon receipt of a completed permit application
and documentation of unsound or unsafe or a threat to human health
and safety structural conditions, the Village shall issue the demolition
permit.
(2)
Other structures. Prior to demolishing an historic strucuture a demolition
permit is required. For a historic structure that is not structurally
unsound, unsafe or posing a threat to human health and safety, the
property owner shall submit a completed demolition permit application
to the Village Code Enforcement Officer. After the application is
received by the Village, a ninety-day waiting period will commence
during which the structure shall not be demolished. At the start of
the ninety-day waiting period the Village will require the owner to
have a public notice published in a newspaper having local circulation,
stating that the building is being proposed for demolition. At the
conclusion of the ninety-day waiting period the Village shall issue
the demolition permit.
A.
Objectives.
(1)
The design objective for the signage design standards is to:
(a)
Promote and protect the public health, welfare and safety by
regulating existing and proposed outdoor signs of all types on public
and private property;
(b)
Protect property values, create a more attractive economic and
business climate, enhance and protect the physical appearance of the
community, preserve the scenic and natural beauty, and provide a more
enjoyable and pleasing community;
(c)
Reduce sign or advertising distractions and obstructions that
may contribute to traffic accidents, provide more visual open space
and curb the deterioration of the community's appearance and attractiveness;
and
(d)
Promote attractive signs which clearly present the visual message
in a manner that is compatible with its surroundings.
(2)
The appearance, character and quality of a community are affected
by the location, size, construction and graphic design of its signs.
Therefore, such signs should convey their messages clearly and simply
to enhance their surroundings.
B.
Construction standards. The construction of all signs shall be subject
to the provisions of the New York State Uniform Fire Prevention and
Building Code. In addition to the building permit requirements, signage
shall comply with the standards of this section.
C.
Approval required.
(1)
No sign shall be constructed, erected or installed in the Village
without administrative approval.
(2)
Exemptions. Signs of the following types shall be exempt from administrative
approval, but such signs must otherwise comply with this section:
(a)
Real estate signs not exceeding eight square feet in area which
advertise the sale, rental or lease of the premises upon which said
signs are located and are temporary in nature;
(b)
Professional nameplates not exceeding two square feet in area;
(c)
Signs denoting the architect, engineer or contractor when placed
upon work under construction during such period of construction and
not exceeding 32 square feet in area;
(d)
Occupational sign denoting only the name or profession of an
occupant in a commercial building, public institution, building or
dwelling house and not exceeding two square feet in area;
(e)
Memorial signs or tablets, names of buildings and date of erection
when cut into a masonry surface or when constructed of bronze or other
incombustible materials;
(f)
Traffic or other municipal signs, legal notices, railroad crossing
signs, danger and such temporary, emergency or nonadvertising signs;
(g)
Displays of automotive maintenance merchandise by gasoline stations,
located between the principal building and a gasoline pump on the
premises;
(h)
Signs integral to gasoline pumps and racks for the display of
automotive maintenance merchandise. The display of automotive fuel
prices upon signs other than those integral to fuel pumps shall be
considered as signs; and
(i)
Names on a building or building complex which are permanently
placed on a building.
D.
Application contents. Applications shall be made on forms provided
by the Director and shall include:
(1)
Name, address and telephone number of the applicant;
(2)
Location of the building, structure or lot to which or upon which
the sign is to be attached or erected;
(3)
Position of the sign or advertising structure in relation to nearby
buildings or structures;
(4)
A scaled drawing showing the lettering, images, graphics, etc., composing
the sign, its plans, specifications, materials and method of illumination,
its size and height above any sidewalk or public thoroughfare and
the setback distance from the curbline;
(5)
Name of the person, firm, corporation or association erecting the
structure;
(6)
Written consent of the owner of the building, structure or land to
which or on which the structure is to be erected; and
(7)
Such other information as the Director shall require to determine
compliance with this section.
E.
Signage design standards.
(1)
Unsafe and unlawful signs. If the Director shall find that any sign
or other advertising structure regulated herein is unsafe or insecure,
is a menace to the public, has been maintained or constructed in violation
of the provisions of this section or in violation of any provision
under this section, the Director shall give written notice, either
in person or by certified mail, return receipt requested, to the owner/lessee
of such sign, as well as to the owner of the property upon which the
sign is located, such persons hereinafter referred to as the "responsible
person," advising that such sign should be either removed or altered.
If such responsible person fails to remove or alter such sign so as
to comply with the standards and requirements of this section within
10 days after receipt of such notice, such sign or other advertising
structure shall be removed or altered by the Director or anyone so
designated by the Board of Trustees, at the expense of the responsible
person. The Director shall refuse to issue a building permit to any
responsible person who fails or refuses to pay costs which were incurred
by the Village in the removal or alteration of a sign. The Director
may cause any sign or other advertising structure which is an immediate
peril to persons or property to be immediately removed without notice;
and such costs shall be charged to the responsible person or persons.
(2)
Obsolete signs.
(a)
An obsolete sign must be taken down and removed by the owner,
agent or person having the beneficial use of the building or structure
upon which such sign may be found within 12 months after the sign
has become obsolete.
(b)
Upon identification of an obsolete sign, the Director shall
prepare a written notification to the owner of the sign that it is
obsolete and removal is required within 15 days after the date of
such notification. Upon failure to comply with such notice ordering
the removal of such sign, the Director is hereby authorized to cause
the removal of such sign, including any supportive structures and
other appurtenances, and any expense incident thereto shall be paid
by the owner of such building or structure to which such sign is attached.
(c)
Assessment of costs. Any costs, including legal fees, shall
be a lien upon the real property on which such sign or advertising
structure was located and may be assessed against said property.
(3)
Prohibited signs. The following signs are prohibited unless permitted
by the Director as a temporary use sign:
(a)
Signs erected on or located on any street or public ROW, curb,
curbstone, hydrant, lamp post, trash receptacle, tree, barricade,
telephone, telegraph or electrical light pole, or other utility pole,
public fence or a fixture of a fire alarm or police system, except
public directory and information signs;
(b)
Signs illuminated with revolving, rotating or oscillating light;
(c)
Rotating signs, except barber poles advertising an existing
barbershop;
(d)
Internally lighted or neon signs except for "vacancy" or "no
vacancy" signs and window signs;
(e)
Signs placed upon a structure in any manner so as to disfigure
or conceal any window, door or fire escape;
(f)
One-way vision signs; and
(g)
Private signs on publicly owned property, except for temporary
use signs pursuant to a permit issued by the Director.
(4)
Transferal of permits. A sign permit granted under the regulations
of this section may be transferred, providing the sign remains unchanged.
Alterations to sign components as regulated by this section will require
review and an approval of an amendment of the sign permit.
(5)
Safety and maintenance. The regulations relating to the safety and
maintenance of signs are as follows:
(a)
No sign shall be erected, relocated or maintained so as to prevent
free ingress to or egress from any door, window or fire escape. No
sign shall be attached to a standpipe or fire escape;
(b)
No sign or other advertising structure, as regulated by this
section, shall be erected at the intersection of any street in such
a manner as to obstruct free and clear vision; or at any location
where, by reason of the position, shape, color or illumination, it
may interfere with, obstruct the view of or be confused with any authorized
traffic sign, signal or device; or which makes use of the words "stop,"
"look," "danger" or any word, phrase, symbol or character in such
manner as to interfere with, mislead or confuse traffic; and
(c)
Reflectors and lights shall be permitted on ground signs, projecting
signs and wall signs; provided, however, that the reflectors shall
be provided with proper glass lenses concentrating the illumination
upon the area of the sign so as to prevent glare upon the street or
adjacent property. It shall be unlawful for any person to maintain
any sign using gooseneck reflectors, spotlights and floodlights which
interfere with the safe operation of motor vehicles.
(6)
Materials in sign composition. All principal and supplemental use
signs shall be constructed of wood or metal or a composite material
of similar texture, appearance and durability. The lettering shall
be restricted to raised, painted, indented or carved characters or
designs on the sign.
(7)
Number of signs.
(a)
Two principal use signs, (e.g., wall, ground or projecting)
shall be permitted for each business, profession, and trade or service
establishment. No more than one of each type (wall, ground or projecting)
principal use sign is permitted. Where an establishment fronts on
more than one street or publicly owned or municipally leased walkway
providing public access, two principal use signs for each such access
shall be permitted as long as there is no more than one of each type
of principal sign for each access;
(b)
If there is more than one business, profession, trade or service
establishment located on the same property, a sign which identifies
the name of such property, building or complex and which is otherwise
in compliance with this code shall be permitted and shall not affect
the number of principal use signs which are otherwise permissible.
A permit must also be obtained for such multiple use sign; and
(c)
There is no quantity restriction on supplemental public information
signs limited to "entrance," "exit," "no parking," "parking" or "parking
for customers only" which are of a maximum size of two square feet.
(8)
Allowed temporary use signs. Temporary use signs such as banners,
pennants, streamers, and feather signs are permitted to be displayed
for a period not to exceed 30 days. Such signs may not obstruct pedestrian
or vehicular traffic. Temporary signs are subject to the following
regulations:
(a)
A temporary use sign may not exceed the maximum size limitation
for the type of sign it would be treated were it considered a principal
use sign. A temporary use sign is subject to any lighting restrictions
contained in this section;
(b)
A person or entity wishing to erect or maintain a temporary
use sign must obtain a temporary sign permit, with the exception of
signs used during promotions and events initiated by the Board of
Trustees, the Saranac Lake Chamber of Commerce, or Village advisory
boards. The Director must be provided with the following information
in advance of the granting of administrative approval for a temporary
sign:
(c)
No person may erect more than one temporary use sign in a calendar
year unless such temporary use signs advertise or promote different
events, businesses, services, trades, professions or other content.
(9)
Temporary movable signs. Portable folding, a-frame and similar movable
signs that advertise the activities, products or services of a business
are permitted to be displayed subject to the following regulations:
(a)
A movable sign must be displayed on the same premises as the
business it is promoting or in the public ROW directly adjacent to
the business.
(b)
Movable signs may only be displayed during the regular hours
of operation for the business. Movable signs must be removed when
the business is closed.
(c)
Businesses are limited to one movable sign.
(d)
Movable signs shall not exceed eight square feet.
(e)
Movable signs shall not encroach on the clear path width of any public sidewalk, as defined in § 106-101, or in any way obstruct or limit village operations. Movable signs that encroach on the clear path width or which obstruct or limit village operations may be removed by any authorized public official without notice.
(10)
Roof signs. Roof signs are subject to the following regulations:
(a)
Roof signs shall require a special use permit to be administered
by the Development Board;
(b)
Issuance of the permit shall be subject to the review and approval
of the Development Board;
(c)
The historic significance of any roof sign made nonconforming
by the adoption of this section shall also be considered by the Development
Board; and
(d)
A roof sign shall not exceed a maximum surface area of two square
feet per linear foot of frontage of such business or profession which
it advertises and upon which premises it is located. It shall not
extend beyond the ends of the roof to which it is attached.
(11)
Ground signs.
(a)
It shall be unlawful to erect any ground sign with a total height
greater than 16 feet above the level of the street on which the sign
faces or above the adjoining ground level, if such ground level is
above the street level;
(b)
The surface area of such ground sign shall not exceed 50 square
feet, except that ground signs identifying a shopping center or complex
may have an additional 10 square feet per business for use as a directional
sign, with a maximum of a total of 70 square feet for the complex
or center;
(c)
No part of a ground sign shall be located on the public ROW;
and
(d)
When positioned along a state highway, ground signs shall comply
with required setbacks.
(12)
Wall signs.
(a)
No wall sign shall cover wholly or partially any wall opening
or extend beyond the ends of the wall to which it is attached;
(b)
A wall sign shall not exceed a maximum surface area of two square
feet per linear foot of frontage of such business or profession which
it advertises and upon which premises it is located;
(c)
A wall sign shall not project more than six inches beyond the
face of the wall or extend above the second-floor windowsill line;
and
(d)
No wall sign shall be attached to a wall at a height of less
than 10 feet above the sidewalk or ground.
(13)
Projecting signs.
(a)
A projecting sign shall not exceed eight square feet in area
and shall not extend more than four feet from the building and shall
not extend above the windowsill line of the second floor;
(b)
Every projecting sign shall be placed at least 10 feet above
the public sidewalk over which it is erected;
(c)
Every projecting sign erected over public driveways, alleyways
and thoroughfares shall be placed not less than 15 feet above the
same; and
(d)
Projecting signs shall be set back from the curbline or curb
a minimum of 18 inches.
(14)
Window signs.
(a)
Window signs may be internally illuminated; however, blinking,
flashing and chasing light sources are not allowed;
(b)
Window signs are only allowed on ground-story windows and doors;
(c)
Window signs may be affixed to or painted on the interior or
exterior of the exterior glazed surfaces of the building, provided
the signs do not obstruct more than 30% of the total area or more
than 30% of a single pane of glazing; and
(d)
The area of a window sign shall be measured by multiplying the
height by the width of a rectangle drawn around all of the window
sign components (e.g., lettering, diagrams, and images).
(15)
Off-premises signs.
(a)
Off-premises signs shall be limited to the name of the establishment,
directional arrow and informational symbol;
(b)
Off-premises signs shall not exceed six square feet;
(c)
Each establishment shall be limited to one off-premises sign;
(d)
Off-premises signs shall not be illuminated by a light source
connected with or facing upon the sign; and
(e)
Off-premises signs shall not be located on a public ROW.
F.
Nonconforming signs.
(1)
Subject to the following provisions, any sign lawfully existing and
maintained at the time of adoption of this section, but made nonconforming
by the provisions hereof, may be so continued and maintained:
(a)
For a period of three years from the effective date of this
section;
(b)
Until the copy displayed thereon is no longer representative
of the active use of the premises on which it is displayed, but not
beyond the three-year period; or
(c)
Until the application submitted within the three-year period
is decided for any required permit or certification to erect, alter
or enlarge either the subject nonconforming sign or any building on
the premises on which the nonconforming sign is being displayed.
(2)
In the event of a change of ownership of the premises identified
by a nonconforming sign, the nonconforming sign may be continued by
the new owner for the remainder of the amortized period as set forth
above;
(3)
The nonconforming sign must be removed by the owner whenever any
of the conditions as described above exist; and
(4)
Nonconforming signs which are determined by the Director to be a
contributing feature to an historic building, structure or site may
continue in their current configuration and location and are exempt
from these standards.
G.
Expiration. If the erection, relocation or alteration of the sign
has not been completed within six months of the date of issuance of
the sign permit, such permit shall be null and void.
Two-family dwellings are subject to the following standards:
A.
The site shall have safe pedestrian and vehicular access and circulation;
B.
There shall be a suitable location, arrangement, size, and general
site compatibility of buildings and lighting that enhances the streetscape
and which is compatible and appropriate for the neighborhood;
C.
Stormwater and drainage facilities shall prevent flooding, erosion,
and improper obstruction of drainageways, the public right-of-way
and adjoining properties;
D.
Tress, shrubs and other landscaping shall be retained to the maximum
extent possible;
E.
Adjacent or neighboring properties shall be protected against noise,
glare, unsightliness or other objectionable features; and
F.
There shall be adequate arrangement and appearance of exterior storage
and parking and loading areas.
A.
Underground installation of electrical and communications lines and
facilities.
(1)
Applicability. These standards shall apply to all electric facilities
and to all communications facilities, including but not limited to
telephone, telegraph, cable television, fiber optics and electrical
communications facilities, with the following exceptions:
(a)
Electric utility substations, pad-mounted transformers and switching
facilities not located on the public right-of-way where site screening
is or will be provided;
(b)
Electric transmission systems (including poles and wires) of
a voltage of more than 35,000 volts;
(c)
Telephone pedestals, wireless telecommunication antennas and
other equivalent communications facilities;
[Amended 6-8-2020 by L.L. No. 5-2020]
(d)
Police and fire sirens, or any similar Village, county or state
emergency services equipment, including traffic-control equipment.
(2)
REBUILDS
RELOCATIONS
SERVICES
Definitions. The following terms, when used in this section, shall
have the following definitions:
A placement of overhead facilities for a distance of three
or more spans (four poles) or 500 feet exclusive of replacements due
to casualty damage.
Removal of existing facilities with subsequent reinstallation
at an adjacent location, generally necessitated by roadway improvements
or widening projects.
Facilities located on private property and/or for the specific
purpose of servicing one customer.
(3)
General requirements. All extensions, relocations, or rebuilds of
existing overhead electric and communications facilities within the
B1, B2, B3, B4, E1, E2, E3 and G Zoning Districts shall be installed
underground.
B.
Underground installation of electrical and communications services.
(1)
All new electric or communications services from an overhead or underground
facility to serve all buildings and structures shall be installed
underground. All rebuilt or relocated electric or communications service
from an overhead or underground facility to serve all buildings and
structures shall be installed underground, except:
(2)
Proposed new development shall provide for the undergrounding of
utility facilities (e.g., cable television, data network, electrical,
telephone, and similar distribution lines providing direct service
to the site) in compliance with the following requirements:
(a)
Nonresidential development. All utility facilities shall be
installed underground within the site.
(b)
New single-family dwelling, two-family dwelling and manufactured
home development. All utility facilities on a site being developed
with a new detached dwelling unit shall be installed underground within
the property lines of the site.
[1]
Risers on poles and structures are allowed and shall be provided
by the developer or owner from the pole that provides services to
the property.
[2]
Where no developed underground system exists, utility service
poles may be placed on the rear of the property to be developed only
to terminate underground facilities.
[3]
The developer or owner is responsible for complying with the
requirements of this section and shall make the necessary arrangements
with the affected utility providers for the installation of the facilities.
[4]
The requirements of this subsection shall not apply when the
cost of placing the services underground exceeds 50% of the cost of
construction of the new dwelling unit or the new construction.
(c)
Exemptions. A development located outside of the B1, B2, B3,
B4, E1, E2, E3, and G Zoning Districts shall not be subject to the
requirements of these standards if, as of the date of filing of a
building permit application, the utility lines serving the site are
located aboveground and there are no underground facilities within
100 feet of the site.
C.
Wireless
telecommunications facilities.
[Added 6-8-2020 by L.L. No. 5-2020]
(1)
Wireless
facilities must be located in accordance with the following order
of priority:
(a)
Co-location on a site with existing wireless telecommunication facilities;
(b)
Co-location on existing utility poles, or other wireless telecommunication
facility support structures on lands owned or controlled by the Village,
not including the public rights-of-way;
(c)
On nonresidential-zoned properties;
(d)
On other lands owned or controlled by the Village, including but
not limited to the Village public right-of-way;
(e)
Co-location on existing utility poles or other support structures
in the public rights-of-way.
(f)
No wireless facilities shall be allowed on ornamental streetlighting
poles.
(2)
Wireless
facilities shall incorporate concealment elements to minimize visual
impacts:
(a)
All equipment shall be the smallest and least visibly intrusive feasible;
(b)
Antennas located at the top of support structures shall be incorporated
into the structure, or placed within shrouds of a size such that the
antenna appears to be part of the support structure;
(c)
Antennas placed elsewhere on a support structure shall be integrated
into the structure, or be designed and placed to minimize visual impacts;
(d)
Ground-mounted or pole-mounted equipment is prohibited in zoning
districts requiring underground installation;
(e)
Wiring and cabling shall be neat and concealed within conduit flush
to the support structure.
(3)
In
addition to applicable wireless facility provisions listed in this
section, any application to deploy within a public right-of-way owned
or controlled by the Village must comply with the following requirements.
(a)
License. An applicant must obtain a license agreement from the Board
of Trustees, which costs shall be adopted by the Village Board and
included in the Village's schedule of fees;
(b)
To the extent permitted by law, the permittee, the owner(s) and operator(s),
jointly and severally, at its/their sole cost and expense, shall defend,
indemnify, protect and hold the Village and its elected and appointed
officials, board members, agents, consultants, employees and volunteers
harmless from and against all claims, suits, demands, actions, settlement
costs (including, but not limited to, attorney's fees, interest and
expert witness fees) or award of damages, whether compensatory or
punitive, which might arise out of, or are caused by, the placement,
construction, erection, modification, location, product performance,
use, operation, maintenance, repair, installation, replacement, removal,
or restoration of said facility; excepting, however, any portion of
such claims, suits, demands, causes of action or award of damages
as may be attributable to the negligent or intentional acts or omissions
of the Village or its servants or agents;
(c)
Radio frequency emissions. A wireless facility shall not, by itself
or in conjunction with other wireless facilities, generate radio frequency
emissions in excess of the standards and regulations of the FCC. When
a small wireless facility is complete, as-built readings will be taken
and submitted to the Village Development Code Administrator.
