[Added 3-16-2015 by L.L. No. 4-2015]
The Clifton Park Town Center Plan.
In 2011, the Town of Clifton Park sought to develop a consensus vision for the look, feel and function of a future "Town Center" in its existing Exit 9 commercial area. Funding for this effort was provided by the Capital District Transportation Committee (CDTC).
Town officials, with the assistance of planning consultants, worked to imagine how this neighborhood could evolve over time with redevelopment into a more-attractive mixed-use commercial center of activity. The goal was to create a rich atmosphere which was pedestrian and bicycle friendly and the "heart" of the community.
Two public workshops were held to invite local residents, business owners and landowners to discuss what they would like to see. The result of these dialogs was used to shape a guidance document titled "The Clifton Park Town Center Plan," which was adopted in April of 2012.
How and why this code was created.
It was understood that in order to realize the ideas and visions outlined in the Clifton Park Town Center Plan, the existing zoning for this area of town would need to be reconstructed, and consensus built among local residents and property owners about how it should work. A form-based zoning approach was chosen because it utilizes graphics to explain what the desired form and appearance of development should be with an eye toward creating beautiful places and a streamlined development review process which encourages revitalization. With the assistance of additional funding by the CDTC, the follow-up work was commenced in 2013 to develop a new form-based zoning code which would allow and encourage the type of redevelopment outlined in the Town Center Plan.
Two additional public workshops were held to discuss the specific ideas and approaches to this form-based zoning. The input received from the public, Town officials, landowners and business owners was used to shape this new zoning code.
It is our hope that this work will, over time, help the Clifton Park Town Center to evolve into a vibrant, attractive, mixed-use shopping destination for all to enjoy.
Regulating Plan interpretation.
The Regulating Plan is intended as a general guide to the desired future development patterns within the Town Center. To provide for design creativity and flexibility, some elements of the plan are intended only as a suggested outcome and should not be interpreted literally or strictly required. These include:
Other elements of the Regulating Plan, however, are intended to be maintained as shown, as follows:
The Clifton Park Town Center Zoning hereby establishes the following development zones, as shown on the Regulating Plan and the Town of Clifton Park Zoning Map, as amended herein:
TC6 - Boulevard. The Boulevard Zone is intended to define the character of the primary boulevard through the Town Center. This boulevard is designed to showcase the large lawns, shade trees, planted medians and a multi-use path as a "parklike" setting, fronted on either side by continuous shopfronts, sidewalks and outdoor patios. Bisecting Route 146 with gateway median designs and architectural tower elements, it seeks to attract visitors into the Town Center neighborhood. Mixed-use buildings up to five stories, with residential dwelling units only permitted above commercial space.
TC5 - Neighborhood. The Town Center Neighborhood Zone is intended to be the core pedestrian shopping area and mixed-use neighborhood. A network of side streets with wide sidewalks, street trees and commercial shopfronts served by on-street parking, hidden parking lots and garages tucked within the center of the blocks. Three-story mixed-use buildings, with residential dwelling units only permitted above commercial space. Provides incentives to permit up to five-story buildings in return for providing structured parking.
TC4 - Transition. The Transition Zone is intended to create a transitional zone to outlying areas of the Town Center and neighboring residential areas. Three-story buildings with primarily commercial office uses, with some limited retail and residential uses.
TC3 - General. The General Zone is intended to allow for more suburban lot configurations of commercial and office uses along the Route 146 corridor which would not be suitable for the central neighborhood portions. Three-story buildings.
TC2 - Edge. The Edge Zone is intended to create a transitional zone between the central commercial districts and the outlying residential areas with lower-intensity development and shorter building heights. Three-story buildings, primarily residential in nature, but does allow for some limited supporting commercial uses as part of the development.
TC1 - Highway. The Highway Zone is intended to allow for more suburban lot configurations of commercial and office uses along the Northway corridor which would not be suitable for the central neighborhood portions. Emphasis is placed on providing attractive architecture which will be viewed from both the front and the back, with increased tree buffers, landscaping and architectural standards along the Northway frontage to maintain an attractive presence along the highway.
OS - Open Space. The Open Space Zone represents the goal of providing attractive landscaped or natural areas with trees, landscaping and buffers where possible which will enhance the overall visual appeal of the Town Center for the benefit of everyone. This zone is intended to suggest and promote areas for small parks, trails, open lawns, watershed management and recreational areas for the future use and enjoyment of shoppers and residents. This zone is not intended to require any specific property to be set aside as open space. Green lawns, shade trees, playgrounds, picnic areas, multi-use paths and attractive landscaping are to be considered as goals and determined on a project basis during development review. Once designated on an approved plan, no commercial or residential uses are permitted. The Open Space Zone boundaries are representational of the amount and general location of open space, buffer or amenity area to be set aside from a Master Plan perspective. The actual location, extent, design, level of improvement and management (public, private, nonprofit) shall be determined as part of the design development review for the parcel(s).
DO - Design Overlay. The Design Overlay is an overlay district to address areas outside of the original Town Center Master Plan that are logical extensions of the Town Center area but which have not been master-planned. Development projects in this area are required to go through the full design development review process in order to ensure proper development. A collaborative design development review process under the Design Overlay shall include the property owner(s)/contract vendee, the Town Technical Advisory Committee, the Town-designated engineer, and the Town-designated design professional to determine how to best advance the recommendations of the Clifton Park Town Center Master Plan and the project development plan. The permitted uses of the underlying zoning districts may be modified through the planned development district process pursuant to the objectives of Article XI, Planned Development Districts. This collaborative process shall include consideration for connecting Moe Road to Maxwell Road Extension, multi-use pathway connections to Moe Road, Collins Park and to the Clifton Park-Halfmoon Library and set aside of approximately 30% of the property as public open or civic space, which may include multipurpose paths, connector roads, green infrastructure/stormwater management areas, and pocket parks and greens. The underlying zone designation per the Regulating Plan will not become effective until conclusion of the full design development review process.
[Amended 11-9-2015 by L.L. No. 12-2015]
Boulevard Zone Overview
The primary intent of this zone is to create an attractive entrance and boulevard route into and through the Town Center neighborhood, as a transition from the larger Route 146 to the smaller side streets.
Along Clifton Country Road, a revitalized streetscape of trees, decorative lighting, landscaped multi-use path and sidewalks will be framed by inviting and attractive architecture. Existing front parking lots will gradually be transformed into attractive community and economic amenities, from outdoor patios and cafes to well-designed and interesting facades, where each building offers an attractive and inviting view of the ground-floor activities within. From storefront window displays, to outdoor dining areas amidst beautiful landscaping, as one travels from building to building and business to business, there is a continual offering of design elements to engage one's interest.
Buildings in new construction shall generally conform with the basic building types set forth in this section and illustrated on the following pages.
The building types defined in this section should be used as a general guide to the desired form and function of new buildings within the Clifton Park Town Center. The illustrations and photographs provided are for illustrative purposes only and should not be interpreted literally, especially with regard to architectural styles.
Building types set forth in this section include: Commercial Block, Liner Building, Civic Building, Townhouse/Rowhouse, Duplex/Triplex/Fourplex, Live-Work Units, and Ancillary Buildings.
Building frontages in new construction shall generally conform with the basic frontage types set forth in this section and illustrated on the following pages.
The frontage types defined in this section should be used as a general guide to the desired public spaces within the Clifton Park Town Center. The illustrations and photographs provided are for illustrative purposes only and should not be interpreted literally, especially with regard to architectural styles.
Frontage types set forth in this section include: Shopfront, Gallery, Forecourt, Stoop, and Porch.
Building appurtenances, such as porches, awnings or balconies, may encroach into setback areas follows, except as may be limited by district-specific maximums for front-, side- or rear-facing facades:
Awnings. Awnings may extend into a required setback. Awnings may extend into a public right-of-way, provided they extend no closer than three feet from the edge of the street or road.
All awnings shall provide a minimum clearance underneath of at least eight feet and shall be a minimum depth of four feet.
Balconies. Balconies may extend into a required setback, provided they extend no closer than four feet from a lot line. Balconies may extend into a public right-of-way, provided they extend no closer than three feet from the edge of the street or road.
All balconies shall provide a minimum clearance above the sidewalk of at least 10 feet and shall be a minimum depth of four feet.
Galleries. Galleries may extend into a required setback. Galleries may extend into a public right-of-way, provided they extend no closer than three feet from the edge of the street or road.
Porches. Porches on a front facade shall be a minimum of six feet in depth clear from the face of the facade to the railing and shall extend no less than 50% of the width of the facade.
Stoops. Stoops may extend into a required setback, provided they extend no closer than four feet from a lot line. Stoops may not extend into a public right-of-way.
Building eaves, cornices, roof overhangs and light shelves may encroach up to two feet into setback areas, provided they are no closer than five feet from any property line.
Bay windows, chimneys and entry vestibules or columns may encroach up to three feet into setback areas, provided the area is no wider than eight feet and no closer than five feet from any property line.
Outdoor dining and patio areas may encroach into setback areas, provided they are at grade or within two feet of grade level.
For Agritourism, Eco-tourism, and Heritage Tourism Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
Agricultural Uses are not permitted in the C1 Sub-area.
For Residential Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Commercial Retail Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Business and Personal Services Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Recreation Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
Commercial Wholesale Uses are not permitted in the C-1 Sub-area.
For Motor Vehicle and Related Services Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Industrial Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Institutional Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
For Unclassified Uses permitted in the C1 Sub-area, see Section 6-12.07 of the Solomons Town Center Zoning Ordinance.
The Broadway Corridor is characterized by a wide street with shopfront-type buildings fronting on the lot line. Current form encourages pedestrian activity and serves as the central commercial corridor in the City.
Purpose and intent.
Within this district, the preferred form for new development is the shopfront form, also known as the "Main Street form." This form generally features ground-floor retail with residential or commercial uses on the upper floors. Buildings with residential use only are allowed, but must follow the design guidelines for the district.
A transit-oriented development is planned for the western end of the district. The area is bound by Broadway to the north and West Street and Lake Street to the west and east. This subdistrict will feature the same general form as the rest of the corridor, but will allow slightly higher and more dense new development that will capitalize on transit investments made by the City and county.
Building and site enhancement standards.
Building and sign types. Buildings within the Broadway Corridor District must be of the shopfront or civic building type as defined in § 300-151. Midrise buildings are also allowed in certain areas of the district. The table below illustrates the allowable sign types, as defined and regulated in § 300-153, for each building type.
Dimensional standards in residential districts. All principal and accessory structures in residential zoning districts are subject to the dimensional standards in Section 3-200A (residential uses) and Table 3-200A (all other uses). All rules of measurements and exceptions to the rules of measurement are set forth in Section 3-300.